Land use management and zoning

Land use management and zoning


What is Land Use Management?


Land Use Management is the system of legal requirements and regulations ensuring that land and property in is used only according to its permitted land-use or zoning rights, District offices consider applications for non existing developments by property owners and developers to change permitted land use or restrictions. Permitted land-use and zoning rights and their accompanying restrictions are specified in a zoning scheme. This responsibility fits in with the country’s commitment to sustainable and equitable land development.

The typical land-use or zoning categories are:


  • Residential zone (eg single residential dwellings, group housing schemes or block of flats)
  • Open space zone (eg public open spaces, parks, sports fields, cemeteries or private open space)
  • Business commercial zone (eg shops or office blocks)
  • community use facility zone (eg schools, clinics or place of worship)
  • Industrial zone (eg factories, motor repair garages or warehouses)
  • Utility zone (eg electricity substation or water treatment plant)
  • Transport zone (eg public roads, railway lines and public transport interchange)

Property zoning is set out in the applicable Town Planning Scheme, which determines such aspects as possible land use, floor area, coverage, building lines, parking provisions etc.

Different Town Planning Schemes apply to different areas of the country as well as different areas within towns and cities. It is important to establish which scheme applies to which area, as the specific requirements of the schemes differ.

In addition to the zoning regulations, conditions regarding development are also included in the Title Deed of each property, and can restrict the way in which that property may be developed.

Other pieces of legislation that regulate development include the National Building Regulations and Building Standards Act (Act 103 of 1977), the Public Health Bylaws and various other Municipal Bylaws.

Any development of land that does not abide by this legislation and its various sets of regulations can result in prosecution in terms of the applicable legislation.