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REPORT TO: MUNICIPAL PLANNING TRIBUNAL

ITEM NO MPTNW 55/7/20

WARD 107: SUBDIVION AND APPROVAL IN TERMS OF THE KOEBERG

RESTRICTION AREA OVERLAY ZONE IN TERMS OF THE MUNICIPAL PLANNING BY-
LAW, 2015: ERF 6145, 63 TRINITY STREET PARKLANDS

Case ID 70457312
Case Officer Keaton Jacobie
Case Officer phone number 021 444 0568
District Blaauwberg
Ward 107
Ward Councillor Nicky Rheeder
Report date 13/03/2020

1. EXECUTIVE SUMMARY

Property description Erf 6145, Parklands

Property address 63 Trinity Street, Parklands
Application components / 1. Subdivision into two portions:
description  Portion 1: 331m²
 Portion 2: 291m²
2. City approval for development within the
Koeberg Restriction Overlay Zone
Site extent 629.96m2
Current zoning Single Residential Conventional Housing Zoning 1 (SR1)
Current land use Dwelling house
Overlay zone applicable Koeberg Overlay Zone (5-16km)
PHRA or SAHRA heritage None
Public participation outcome Notice to Ward Councillor, civic organization and to all
summary surrounding properties. Objection from Parklands
Home Owners Association
Recommended decision
Approval in part &
Approval  Refusal
Refusal in part

2. BACKGROUND FACTS

2.1. The subject property falls within Parklands Phase 14C. The development parameters
for single residential properties within Parklands are guided by the Parklands Design

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Guidelines (PDG). The main factor determining the housing typology applicable to
the various single residential erven within the area, is the plot size and dimensions.
2.2. It should be noted that the applicable design guidelines do not oppose the
subdivision of any given erf. The guidelines were drawn up to support the Parklands
Township establishment, which was approved in terms of section 42(1) of the Land
Use Planning Ordinance, 15 of 1985.
2.3. The subject erf sizes and site dimensions proposed after subdivision would determine
the residential style of the newly created erven.
2.4. There are no restrictive title conditions preventing the proposed application.
2.5. There is an existing approved building plan for a main and second dwelling built semi-
detached (refer annexure D).

3. SUMMARY OF APPLICANT’S MOTIVATION

3.1. The applicant’s motivation of the proposed development (see Annexure D) may be
summarised as follows:

- The property is located within the established Parklands residential area;

- The property is fully developed and accompanied by approved building
plans;
- No further changes to structure are proposed;
- The surrounding properties are all developed with structures of a similar size;
- Trinity Street easily joins other major transport routes in Parklands;
- As a new developed area the existing infrastructure have adequate capacity
to support the proposed development;
- The subdivision of this property into two, independent, residential, free
standing erven, is both realistic and recommended;
- The subdivision will create a boundary through the building as a party wall
servitude, as on the approved building plans;
- This application fully complies with the Parklands Design Guidelines (PDG) and
the Municipal Planning By-Law Section 99 (1 & 2);
- The proposed promotes densification and adds housing variety in the area;
- The dwelling structure aesthetically comes across as one main dwelling and
conforms to the “Village Style” Residential development type (average erf
extent of ±325m²) in terms of PDG;
- Trinity Street was designed for the current traffic volumes, which includes the
improvements on this erf, therefore access onto the street poses no
problematic visibility issues, as there is nothing to obscure oncoming traffic;
- The densification in the areas is already ascertained and implemented
according to the Zoning Regulations which together with the Parklands Home
Owners Association Guidelines, allow for subdivision into this sought “Village
Style” Residential Development. The road infrastructure is modern and
accommodates the required evacuation, to the satisfaction of the Koeberg
Nuclear Emergency Plan;

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4. PUBLIC PARTICIPATION
Applicable Dates / Comments
Notice in the media (s81)
13/08/2019 (closing date 26
Notice to a person (s82) 
September 2019)
13/08/2019 (closing date 26
Notice to Community organization (s83) 
September 2019)
Advertising

13/08/2019 (closing date 26

Notice to Ward Councillor (s83) 
September 2019)
Notice of no objection (s84)
Notice to Provincial Government (s86)
13/08/2019 (closing date 14
Notice to an Organ of State (s87) 
October 2019)
Public meeting
On-site display
Two (2) objections received.
Objections  1. PHOA
2. Transport Department
Outcome

Objection petition
Support / No objection
Comments
No comment submitted within
Ward Councillor response x
allotted timeframe

Summary of objections / comments/ support received

4.1. Objections / comments received in respect of the application (see Annexure F) may
be summarised as follows:

 Objection received from Parklands Home Owners Association (HOA)

- Reducing this standard single residential erf into smaller erven will have a
negative impact on the surrounding standard single residential properties.

 Comment from ward councillor

- No comment received

4.2. Departmental comments received with respect to the application (see annexure F)

4.2.1 Summary of comments (of significance) from internal departments (see Annexure G)

- Transport Planning Department: Objection

- The CWCs do not meet the minimum spacing required in the
Development Management Scheme (DMS).
- The subdivision plan CWC does not coincide with the building plan.

- Environmental Management: No objection

- Water and Sanitation: Supported with conditions
- Solid Waste Management: Supported with conditions
- GIS Department: Supported with conditions
- Roads Infrastructure & Management: Supported with conditions

4.2.2 External Department comments received with respect to the application:

- Eskom: No objection, requirement (annexure G)

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Summary of applicant’s response to public participation

4.3 The applicant’s response to objections received may be summarised as follows:

 Transport Directorate:
- The proposed condition should be relaxed as it would be awkward to enter
the proposed portion two through a combined driveway for two separate
erven.
- One entrance would also minimize off-street parking for portion two.
- The kerbs in the area are all lowered.

 Parklands HOA:
- The building plans have been approved and the units have been completed.
The subdivision is only allowing individual ownership and will thus have no
further impact or change issues that are raised by the Parklands HOA.

5 BACKGROUND TO PROPOSAL

Background

5.1 None in addition to paragraph 2.1 of this report.

Description of the area / surrounding land uses

5.2 The specific portion of Parklands surrounding the subject property is mainly residential
in nature. A General Business (GB1) zoned properties is situated further North on Tryall
Road and Trinity Street (erf 6075).

The bulk of the properties surrounding the proposal are developed with dwelling
houses being used for residential purposes.

Property description

5.3 The property is currently developed with an existing main and second dwelling semi-
detached units. The subject property is situated along Trinity Street.

The subject property is easily accessible to the surrounding area as Trinity Street links
Oakland Hills with Tryall Road. Tryall Road intersects with the R27 (West Coast Road),
M14 (Otto du Plessis Drive) and M120.

The subject property is located outside of the demarcated Public Transport (PT)
Zones.

Proposed development

5.4 The application is made for:

5.4.1 subdivision into two portions measuring 331m² (Portion 1) and 291m² (Portion 2)
in extent, as per annexure C.
5.4.2 City approval to permit development in the Koeberg Density Overlay Zone (5-
16km).

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6 PROPOSAL ASSESSMENT

Criteria for deciding application

6.1 Consideration of criteria in terms of Section 99(1)

6.1.1 Compliance with the requirements of the MPBL

- All the required applications have been made;

- The application complies with the basic requirements of the MPBL;
- All the processes and procedures have been correctly undertaken;
- The public participation was correctly undertaken;
- The application is referred to the Municipal Planning Tribunal (MPT)for a decision
due to the objections received;
- No application for an administrative penalty is triggered.

6.1.2 Compliance or consistence with the municipal spatial development framework.

The application complies with the Municipal Spatial Development Framework (MSDF)
as the subject property falls within an area that is identified as the incremental growth
and consolidation areas.

6.1.3 Consideration in terms of Section 99(3) of the desirability of the following criteria:

a. socio-economic impact
- Positive socio-economic impact as the proposed will bring along
additional employment opportunities during the subdivision registration
process and the implementation of the service department conditions,
such as the installation of separate water and electricity metres etc.

b. compatibility with surrounding uses

- The proposal is considered to be compatible with the surrounding land
uses as discussed in 6.2.4 b of the report.

c. impact on the external engineering services

- There is no negative impact on external engineering services. The
proposal was circulated to the various services departments. All
departments have commented in support of the proposal subject to
conditions and development contributions being paid.

d. impact on safety, health and wellbeing of the surrounding community

- The proposed use will not have a detrimental impact on the safety, health
and wellbeing of the surrounding community as discussed in 6.2.4 d of the
report.

e. impact on heritage
- None

f. impact on the biophysical environment

- None

g. traffic impacts, parking, access and other transport related

considerations; and
- The proposed subdivision would not have a negative impact on traffic.
The objection from Transport department, argues towards the CWC not
meeting the minimum spacing required as intended by the DMS.

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However, this requirement only comes into effect upon assessing a

singular erf in terms of section 140 (b) of the DMS, where “no two carriage
way crossings are closer than 12m to each other”. Nowhere in the DMS
does it make reference for two single CWC’s of neighbouring properties,
not be located next to one another, as is the case with the subdivision.
- The reference to the approved building plan not coinciding with the
proposed subdivision is noted. However, the building plan was approved
for a second dwelling, as it was proposed on one single erf, approved
and assessed as such.

h. Conditions that can mitigate an adverse impact of the proposed land use.
- No adverse impacts are expected. The use remains residential. Conditions
have been imposed to mitigate the proposed subdivision (refer annexure A).

6.1.4 Would approval of the application have the effect of granting the property the
development rules of the next subzone within a zone? No.

I am satisfied that the decision making criteria in Section 99(1) have been complied with.

I am satisfied that the considerations in Section 99(3) have been assessed and that the
proposed land use is desirable.

6.2 Consideration of criteria in terms of Section 99(2)

6.2.1 Any applicable spatial development framework

- The Cape Town Spatial Development Framework (CTSDF) property falls within
an area that is identified as the Incremental Growth and Consolidation Areas.

- As a result of the scale of the CTSDF it is not site specific therefore the
Blaauwberg District Plan will be the principle spatial planning document used
in the evaluation of the application. Nevertheless, the following is pointed
out in respect of the CTSDF:

o Incremental Growth and Consolidation Areas are areas where the City is
committed to servicing existing communities and where new
development will be subject to infrastructure capacity.

Section 4.1 addresses the key principle of the Incremental Growth and
Consolidation Areas, which is aimed at servicing existing communities. With the
desired outcomes being to create and address:

- Current social infrastructure backlogs, operational deficiencies.

- Diversification of mono-use residential patterns.
- Incremental intensification (density and diversity)
- Maintenance of existing infrastructure and development according to
infrastructure capacity and associated capex / lifecycle costs.

The proposal therefore complies with the broader vision and goals of the MSDF
inasmuch as it will allow for improved urban efficiency (through densification) and
accommodating a range of lifestyles by providing a choice of housing types and
tenure options. The proposed increase in densification will lead to better access
to opportunities, the provision of a quality urban environment and a more
compact urban form that will enhance resources efficiency.

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- The Blaauwberg District Plan BDP (2012) categorizes the area for ‘urban
development’, which is the prevailing nature of the area.

The BDP envisages “Urban Development” and includes incremental

densification over time where appropriate. This should be guided by available
infrastructure capacity, neighbourhood density and character, proximity to
job opportunities and social facilities, and access to public transport.

6.2.2 Applicable policy or strategy approved by the City to guide decision making

a) Densification Policy dated February 2012

The Densification Policy advocates more efficient utilization of land that will
ultimately contribute to more compact urban environments. Among its key
principles to achieve its goals of densification are:

- Reducing the consumption of valuable resources such as agricultural

land, areas of mineral potential etc.
- Providing a mix of residential densities which ensures diversification and
choice of housing types and tenure options.

The Densification policy, subdivision of land and redevelopment at higher

densities, as well as higher density infill on vacant and under-utilized land
throughout the built area of the city are seen as mechanisms in order to
achieve the goal of densification.

b) 2017 – 2022 Integrated Development Plan (IDP)

The proposal supports the City’s vision of an inclusive city by contributing
toward building communities which is informed by densification which seeks
to bring people close to economic and social activities. Thereby striving
toward the objective of dense and transit-orientated growth and
development.

c) Economic Growth Strategy, 2013 (EGS)

The proposal will have a positive economic impact in that it would generate
income and will create job opportunities for individuals on-site during the
registration of the subdivision and the implementation of the conditions of
approval.

d) Social Development Strategy, 2013 (SDS)

The intent of the SDS is to promote and maximise social development. It
encourages the overall improvement and enhancement in the quality of life
of all people. The proposal ensures the maximisation of residential
opportunity on-site as well as providing employment. The proposal is
considered to be in line with the aims of the social development strategy.

6.2.3 Relevant criteria contemplated in the Development Management Scheme (DMS)

The proposal is not in conflict with the criteria contemplated in the DMS related to
SRI zoned properties. The SR1 zoning provides for predominantly single-family
dwelling houses and additional use rights in low to medium-density residential
neighbourhoods, whether these incorporate small or large erven.

Furthermore, as explained earlier in this report, the single residential erven in

Parklands are controlled by the Parklands Design Guideline (PDG). The proposed
erven are capable of being developed in terms of the applicable design guidelines
(Village Style Residence) according to the PDG. Two separate residential units will
thus be created that is still considered contextually appropriate.

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The typical dimensions of a Village Style erf are 13m x 25m with a typical erf size of
approximately 325m2 and less. The Village Style erf can be developed with free
standing or semi-detached residential units. The proposed dimension and erf sizes of
the proposed subdivided erven will be generally in accordance with the Village Style
housing units and in accordance with the Parklands Single Residential Design
Guidelines.

6.2.4 Consideration in terms of Section 99(3) of the extent of desirability of the following
criteria:

a. socio -economic impact

- The proposal will have a positive socio-economic impact by providing
employment opportunities.

b. compatibility with surrounding uses

- The intended use of the property is residential and is compatible with the
surrounding uses which are residential in nature. The proposal to create
an additional single residential erf is thus considered to be compatible
with the surrounding uses.

- The proposal is to subdivide the subject property into two portions

measuring 331m2 (Portion 1) and 291m2 (Portion 2), respectively. A variety
of erf sizes exist in the immediate area of the subject property, averaging
between 160m² and 1000m². The proposed erf sizes are clearly
compatible and reasonable within the context of the area. This proposal
is thus considered compatible with the surrounding built form.

- No change will be effected on the ground except the potential for a

party wall and common boundary wall between the two portions. The
character will thus remain unchanged in view of the structure already
being built.

c. impact on the external engineering services

- No negative impact on external engineering services are foreseen as a
result of the use remaining SR1 in nature.

d. impact on safety, health and wellbeing of the surrounding community

- As to the nature of the application, the continued residential use of the
properties does not negatively impact on the health, safety and
wellbeing of the surrounding community. It is noted that none of the
adjacent properties owners objected to this proposal.

e. impact on heritage
- None

f. impact on the biophysical environment

- None

g. traffic impacts, parking, access and other transport related considerations

- No issue with access to and from the site is expected as explained in
6.1.3g of this report.
- Sufficient on-site parking, in line with the DMS requirements, are provided.

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h. conditions that can mitigate an adverse impact of the proposed land use
- No change in land use is proposed, proposed to remain as SR1 and hence
no adverse impacts are expected. Standard conditions are proposed as
per annexure A.

6.2.5 impact on existing rights (other than the right to be protected against trade
competition)

The potential impact on existing infrastructure is considered insignificant, as all

services departments have offered support for the proposed application.

The impact on the existing rights are negligible, if any. The objector’s main concern
was that by reducing the standard single residential plot into smaller plots such will
have a negative impact on the surrounding Standard Single Residential properties.
The abovementioned reason is in contrast with City policies such as the Densification
Policy that motivates for appropriate densification as well as a variety of erf and
dwelling sizes that should be promoted within any one area. It should also be noted
that a variety of erf sizes are already visible within the immediate area of the subject
property. This further establishes that the proposed erf sizes after subdivision will be in
line with the surrounding erven and the greater Parklands suburb.

Should the subdivision of erf 6145 be approved, it will be a Village Style residence, a
category catered for in the Parklands Single Residential Design Guidelines. The
subdivision of this standard Parklands single residential plot into two smaller plots will
not have a negative impact on the surrounding standard single residential properties.
Smaller erven in the immediate vicinity of the subject property already exists. This
proposal is there for supported by this department.

I am satisfied that the decision making criteria in Section 99(2) have been complied with.

7 REASONS FOR DECISION

7.1 Reasons for the recommended decision for approval relating to the application for
the subdivision and City approval for development in an overlay zone may be
summarised as follows:

7.1.1 The proposal complies with sections 99(1) and 99(3) of the MPBL as elaborated on
in section 6 of this report.

7.1.2 The proposed increase in density is considered appropriate in the context and
contributes positively to a more compact urban environment and is therefore in
line with the City’s Densification Policy.

7.1.3 The nature and scale of the proposed development is considered compatible with
the character of the surrounding area given its residential nature.

7.1.4 The disaster management infrastructure necessary to ensure effective

implementation of the approved traffic evacuation model is considered
adequate.

7.1.5 Adequate services capacity exists in the area to support the marginal increase in
density.

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8 RECOMMENDATION

In view of the above, it is recommended that:

8.1 The subdivision of erf 6145, Parklands into two portions be approved in terms of section
98(b)(iii) of the Municipal Planning By-Law, 2015, subject to the conditions contained
in Annexure A.

8.2 City approval to permit development within the Koeberg Restriction Area Overlay
Zoning on erf 6145, Parklands, be granted in terms of section 98 (b) of the Municipal
Planning By-Law, 2015, subject to the conditions contained in Annexure A.

ANNEXURES

Annexure A Application details and conditions imposed

Annexure B Locality plan
Annexure C Subdivision plan
Annexure D Approved Building plan
Annexure E Applicant’s motivation
Annexure F Objections/comments/support received
Annexure G Internal departmental comments of significance
Annexure H Applicant’s response to objections /comments/support received

__________________________________________________

Section Head District Manager

Name: Elmari Marais Linah Dube

Tel no: 021 444 0562 021 444 0561

Date: 23.03.2020 Date: 23.03.2020

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ANNEXURE A
In this annexure:
“City” means the City of Cape Town
“The owner” means the registered owner of the property
“The property” means ERF 6145, 63 TRINITY STREET, PARKLANDS
“Bylaw” and “Development Management Scheme” has the meaning assigned thereto by the City of Cape Town
Municipal Planning Bylaw, 2015 (as amended)
“Item” refers to the relevant section in the Development Management Scheme (DMS)
“Dir: DM” means Director: Development Management or his/her delegatee.

CASE ID: 70457312

1. APPLICATIONS GRANTED IN TERMS OF SECTION 98 (b) OF THE BY-LAW

1.1. Subdivision into Portion 1 (±331m2) and Portion 2 (±291m²);

1.2. City approval to permit a development application in the Koeberg Restriction Area
Overlay Zone as per item 158(3) of the DMS.

2. CONDITIONS OF APPROVAL IMPOSED IN TERMS OF SECTION 100 OF THE BY-

LAW

DEVELOPMENT MANAGEMENT

2.1. The subdivision shall be in accordance with drawing number VP PARK003/vp, dated
10 April/July 2019, reference SG N/S M3189, attached as per annexure C.

ROADS AND INFRASTRUCTURE MANAGEMENT

2.2. In terms of Section 8.1 of the Development Charges (DC) Policy for engineering
Services for the City of Cape Town (approved policy C41/05/14-29 May 2014)
development charges apply to this application.

2.3. A previous application was made for a 2nd dwelling for which the DC will be
discounted from the current application. The total amount payable for the
proposed subdivision into two portions in accordance with the DC calculation is
R14 510.60. It must be noted that the amount due will be escalated annually on 1
July with the Construction Price Adjustable Formula using the industry indices of
StatsSA.

2.4. DC’s to be paid prior to transfer clearance being granted;

2.5. That the subdivided portions shall be provided with individual services connection
for which Engineers Drawings shall be submitted and installed before the issuing of
transfer clearance.

2.6. The subdivided portions shall be serviced through the existing private combined
sewer over which a servitude shall be registered, prior to transfer clearance, in
favour of the adjacent portion being Portion 1;

2.7. The access to the subdivided portions shall be limited to the access positions
indicated on the subdivision diagram (Annexure C);

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2.8. Stormwater run-off from the individual portion shall be piped to the road edge and
shall not cross the cadastral boundary of the individual portions.

WATER AND SANITATION

2.9. All subdivided erven to have separate water and sewer connections;

2.10. Detailed Civil Engineering services plans be submitted to the Engineer for approval,
showing the proposed new sewer and water connections and all services comply
with the "Minimum Standards of Civil Engineering Services in Townships (as
amended) document".

2.11. Before commencement of construction, all way leave applications should be in

place and approved.

2.12. All new service connections to be constructed and inspected by Council on

completion before transfer clearance will be approved.

2.13. All internal services are private and will not be taken over by The City of Cape Town.

SOLID WASTE MANAGEMENT

2.14. Should the owner/s make alterations or additions to the Residential Property or
Subdivide the Property into 2 or more portions for Residential Purposes and require
additional refuse containers / bins, the owner/s must liaise with the corporate call
centre for Solid Waste Management enquiries on 086 010 3089 to make the
necessary arrangements. The owner/tenants are required to place the refuse bin/s
on their nearest access road – the kerbside (sidewalk) of a public street on the
scheduled day of refuse collection.

GEOGRAPHICAL INFORMATION SYSTEMS

2.15. Portion 1 is allocated a physical street address of 63A Trinity Street.

2.16. Portion 2 is allocated a physical street address of: 63 Trinity Street.

2.17. That the approved and signed SG diagram for the subdivision be sent to GIS in order
to update the cadastre prior to transfer clearance.

GENERAL:
- The standard conditions as per annexure 1 to be noted.

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ANNEXURE 1

GENERAL ADMINISTRATIVE REQUIREMENTS / STANDARD SUBDIVISION REQUIREMENTS

IMPORTANT INFORMATION AND STANDARD ADMINISTRATIVE REQUIREMENTS IN RESPECT OF

SUBDIVISION APPROVAL, ESSENTIAL TO EFFECT REGISTRATION AND / OR TRANSFER OF
SUBDIVIDED PORTIONS

In addition to the conditions of approval listed in Annexure A, the following further processes and
standard administrative requirements are to be noted and complied with in full timeously and where
applicable.

Further processes in the case of subdivision (or consolidation) approval

1. Generally, the further processes following subdivision / consolidation approval involve the
following sequence of events:

 Actual site surveying and preparation of a survey diagram or General Plan by the owner I
applicant's appointed land surveyor
 Submission to and approval by the Surveyor General (SG) of the diagram or General Plan
 Once services infrastructure has been installed and all conditions of subdivision have been
complied with, upon application, transfer clearance certification issued by City in terms of
Section 137(3) of the City of Cape Town Municipal Planning By-law, 2015 (MPBL)
 Once Section 137(3) transfer clearance is issued, upon application, rates clearance
certification issued by the Chief Financial Officer in terms of Section 118 of the Municipal
Systems Act, No 32 of 2000
 Supported by the above clearances, conveyancer application to the Registrar of Deeds for
separate registration and/or transfer of newly subdivided portions
 Upon individual registration, building plan approval, followed by construction, subsequent
building completion certification by the City and eventual occupation

2. Kindly note, the subdivision approval in the accompanying decision letter will lapse unless
separate registration of at least one land unit is effected in the Deed's office within 5 years of
the date of the City's final notification letter of this approval (which letter will follow in due
course), unless extension of the validity thereof has been granted in terms of Section 107 of the
MPBL prior to such lapsing.

3. After final notification of this subdivision / consolidation approval, the SG will require
preparation of a diagram or General Plan (illustrating any servitudes where applicable) of the
newly created land unit(s) for its approval. Such diagram or General Plan is to be prepared by
a land surveyor appointed by the owner / applicant. The owner / applicant or their surveyor is
required to liaise directly with the SG in this regard. Upon approval thereof, the SG will indicate
by means of an endorsement the date and reference number of this subdivision/consolidation
approval on the back of the diagram(s) of the newly created erven or on the front of the
General Plan, whichever are applicable.

4. Once the diagram(s) or a General Plan has been approved by the SG an electronic copy
thereof must be e-mailed to the GIS technician for the district Planning office where the
approval was issued at the relevant address reflected below as well as the Cadastral unit at
[email protected]. Proof of such e-mail transmission must accompany
any transfer clearance application or building plan submission to the Development
Management Department, whichever may occur first.

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District e-mail address

Table Bay [email protected]
Blaauwberg [email protected]
Northern [email protected]
Tygerberg [email protected]
Helderberg [email protected]
Mitchell’s Plain / Khayelitsha [email protected]
Cape Flats [email protected]
Southern [email protected]

5. Once the diagram(s) or a General Plan has been approved by the SG and all the conditions of
subdivision have been met by the developer, application may be made by the owner (or his
appointed conveyancing attorney) to the Director: Development Management at your
nearest district Planning office for transfer clearance certification in terms of Section 137 of the
(MPBL). Such application must be accompanied by the following:

 Completed and signed application form

 Information sheet (partially completed)
 Draft Power of Attorney (where necessary)
 SG approved General Plan I diagram(s) (original)
 Copy of original approval letter (including conditions of approval and approved plan of
subdivision)
 Application fee / payment receipt
 Proof of e-mail transmission of electronic copy of General Plan I diagram to the district GIS
technician
 Any other supporting evidence necessary to substantiate condition compliance

Where servitudes are to be created as part of the subdivision / consolidation or there is a requirement
for an owners' association to be established, of which new owners are required to be members, a copy
of the draft power of attorney to pass registration / transfer must be submitted to the Director:
Development Management as part of the above application.

6. Required to effect registration and/or transfer, a rates clearance certificate in terms of Section
118 of the Municipal Systems Act, No. 32 of 2000 may only be applied for to the Chief Financial
Officer once the Director: Development Management has certified that all conditions of
subdivision have been complied with to its satisfaction, as per the foregoing paragraphs. Such
applications for rates clearance certificates must therefore be accompanied by the above
subdivision clearance (condition compliance) certificate in terms of Section 137 of the (MPBL).

7. The Registrar of Deeds will not permit registration of individual portion(s) or servitude area(s)
and/or transfer of such new land unit(s) unless the Chief Financial Officer has issued the above
rates clearance certificate in terms of Section 118 of the Municipal Systems Act, No 32 of 2000
in respect of such land unit(s).

Geographic Information System (GIS) Data Standards

8. The General Plan / Diagram of the approved subdivision / consolidation in PDF format must
include the following information:

 property boundaries
 co-ordinates
 parent erf number(s)
 newly allocated erf number(s)
 extent of all erven
 approved street name(s), including whether public or private

9. The following is to be noted in respect of all public roads and places resulting from the
subdivision:

 All newly created public roads (including road splays where relevant) and places to vest in the
City in terms of Section 58(1) of the MPBL must be clearly defined, be provided with separate

Erf 6145 Parklands, MPT Report – March 2020 Page 14 of 16

 4362

portion / erf numbers (and not indicated as remainders) and be indicated as such on the SG
approved diagram or General Plan.
 All such public roads and places are to be registered as individual portions and transferred to
the City upon transfer of the first unit / erf in the subdivision or phase concerned, the cost of
surveying, registration and transfer of which shall be borne by the applicant.

10. The above electronic data must be delivered (preferably by e-mail to the address supplied
above) to the GIS technician for the district Planning office where the subdivision /
consolidation approval was issued in standard PDF format.

Building plan applications

11. Kindly note, building plan applications will not be accepted by the Development
Management Department (Building Control office) if the above electronic data has not been
submitted to the SG office and such office approved the new or amended diagrams. The
City's cadastre layer is only updated after the SG office approved the diagram and provided if
to the City.

12. Except where construction of buildings on unregistered land units for good reason are
specifically provided for in the conditions of approval, it is to be noted that building plan
applications will not be approved before:

 a Site Development Plan (SDP) if required, was approved,

 all applicable conditions of approval have been complied with in full prior to subdivision
clearance,
 an electronic copy of the approved diagram or General Plan has been submitted to the GIS
Technician for the relevant district Planning office and
 the transfer attorney I owner has submitted proof that the subdivision concerned has been
confirmed (in that the first erf / unit in the subdivision has been registered and/or transferred)
and the relevant subject premises has been registered in the Deed's office.

13. Notwithstanding the above and upon proper motivation, application may be made in terms of
Section 55(4)(b) of the MPBL to the Director : Development Management for the
commencement of construction on unregistered subdivided portions prior to confirmation of a
subdivision or registration of individual portions (e.g. development of show units), if the
conditions of approval made specific allowance for this (but subject to submission of an
approved SG diagram or General Plan in the case of show units).

General standard requirements

14. Your attention is drawn to Section 59 of the MPBL, which provides for a general servitude over
property in respect of services arising from a subdivision and which requires that the person
who at any time is the owner of any land unit resulting from such subdivision, without
compensation

 allow any service relating to the approval of the subdivision to be conveyed across or installed
on the land unit in the manner and position that the City or organs of state from time to time
reasonably requires. The services include gas mains, electricity infrastructure, telephone cables,
television cables, internet cables, other electronic infrastructure, main and other water pipes,
sewers, stormwater pipes, ditches and channels, and surface installations such as mini
substations, meter kiosks and service pillars; and
 allow access to the works and infrastructure contemplated above on the land unit at any
reasonable time including for the purpose of constructing, altering, repairing, maintaining,
removing or inspecting the works; and
 receive such material or permit such excavation on the land unit as may be required to allow
use of the full width of an abutting street and provide a safe and proper slope to its bank
necessitated by differences between the level of the street as finally constructed and the level
of the land unit unless the owner elects to build retaining walls to the satisfaction of and within
a period determined by the City.

15. Where the City of Cape Town is not the electricity service provider, it remains the duty of the
developer / owner to timeously liaise directly with the relevant service provider for connection
to the power grid.

Erf 6145 Parklands, MPT Report – March 2020 Page 15 of 16

 4363

16. Should it be required, provision and installation of telecommunication services to individual

units is to be arranged timeously by the developer / owner with a relevant service provider at
his/her own expense.

Erf 6145 Parklands, MPT Report – March 2020 Page 16 of 16

 4364MANAGEMENT
PLANNING AND BUILDING DEVELOPMENT
LOCALITY MAP
ANNEXURE : B1

Overview Erf: District:

Allotment: Suburb:

Ward: Sub Council:

Notices Served  Support

Received

1:9 600
Petition
Signatory
 Objections
Received

Generated by:

Date: Tuesday, 19 May 2020

File Reference:
 4365MANAGEMENT
PLANNING AND BUILDING DEVELOPMENT
LOCALITY MAP
ANNEXURE : B2

Overview Erf: District:

Allotment: Suburb:

Ward: Sub Council:

Notices Served  Support

Received

1:2 400
Petition
Signatory
 Objections
Received

Generated by:

Date: Tuesday, 19 May 2020

File Reference:
 4366

ZONING MAP
Planning and Building Development Management
ANNEXURE : B3

Zoning Legend
Erf: Allotment:

Single Residential 1 : Conventional Housing SR1

District: Suburb:
General Residential 2 GR2

Transport 2 : Public Road and Public Parking TR2

Ward: Sub Council:
Limited Use Zone LU

Agricultural AG Disclaimer: The City of Cape Town makes no

warranties as to the correctness of the
Mixed Use 3 MU3 information supplied. Persons relying on this
information do so entirely at their own risk.
The City of Cape Town will not be liable for
any claims whatsoever, whether for damages
or otherwise, which may arise as a result of
inaccuracies in the information supplied.
1:600

Generated by:

Date: Tuesday, 19 May 2020

File Reference:
 4367
PLAN OF PROPOSED SUBDIVISION ANNEXURE C:
OF ERF 6145 PARKLANDS Subdivision Plan
SITUATE IN THE CITY OF CAPE TOWN, ADMINISTRATIVE DISTRICT OF THE CAPE

ERF 6144
S
B

5,15

T R IN IT Y
#63A wm S
30,09 C
A
y

7,28
1 d r iv e w a

ST R E E T
ERF 6133 Portion
331 Sq m
9,43

T N
3 0 ,3 5

1 3m
wm

9,60
Portion
2 d r iv e w a y
9,60

291 Sq m #63B
ERF 6132 D
3 0 ,2 4
E
SCALE 1:500

ERF 6146

LEGEND

S
SEWER MANHOLE
ELECTRIC LIGHT POLE
ELECTRICITY CONNECTION
CATCHPIT
wm WATER METER

N o t e s:
1. The figure A B C D E represents Erf 6145 Parklands, situate in the City of Cape Town, Administrative
District of the Cape, Province of the Western Cape, as represented on General Plan SG No. 285/2012
2. OWNER : PINKIE ANGEL KHOLONG
3. Title Deed No. T 64846/2015
4. All measurements are in metres
5. All distances are approximate and are subject to final survey
6. represents a party wall
CAPE GEOMATICS
Professional Land Surveyors
Precise Engineering Surveyors
High Density Laser Scanning Specialists
P.O. Box 334, Parow, 7499
Tel: 0833 257 257 Fax: 0866 206 546
e-mail: v alen [email protected]
Date: 10 April 2019/ July 2019

REFER Roll: SG N/S M3189 PAGE 1 OF 1

TO V.PAPANICOLAOU PLS0891D
SURVEYOR
CASE NO 70457312 Professional Land Surveyor

PROP REF CHECKED VP File Ref: PARK003/vp

FILE REC
MEMO
 4368
ANNEXURE D: NOTES:
110Ø Soil Vent Pipe 110Ø Soil Vent Pipe
wc whb b sh wc whb b sh
Double roman cement tiles in

Approved building plan

All work to be carried out in strict accordance with local authority regulations and bye-laws.
charcoal colour @ 17,5° pitch Contractor must check all levels and dimensions on site before the commencement of any work. Any
IBR roof sheeting @ such oversight resulting in errors in levels or dimensions will be the responsibility of the contractor.
TOC

17.50°
3° pitch Written dimensions should be used in preferrence to scaling the drawings. All work to be carried out

230
re1 in strict accordance with the drawings. Any discrepancies or incorrect information detected on the
NGL to municipal IBR roof sheeting

Boundary Line
drawing should be reported to the Architect prior to construction. Should any portion of the drawing

Boundary Line
150Ø uPVC soilpipe connection 300 @ 3° pitch be unclear or contain insufficient information for construction it should be reported to the Architect
ie2 MH
ie3 immediately. Drainage connection point and levels to be verified by the plumbing contractor before

17.50°
17.50°
Backyard Backyard commencement of any work.
COVER 10 000 10 000 9 925
Plastered & painted Roof Construction (house):
INVERT 9 550 9 380 8 925 1,8m high Double roman profile cement tiles in charcoal colour at 17.5° pitch on underlay on 38x38mm battens
pc walling at 320mm centers with headlap, on trusses at 760mm centers, on 114x38mm timber wallplate. All
DEPTH 450 620 1 000 17.50° 17.50° GARAGE GARAGE roofing to be designed by roofing specialist and to be tied down with galvanized hoop-iron strapping

2700
DIST. 5 900 15 000

2600
1 2 at 300mm deep into the brickwork. Aluminium gutters and downpipes to discharge to storm water

2400

2400
W2 D2 pipes and taken to on-site soakaways as shown on plan. 300mm Overhang. All roofing to be
FALL 1:33 Screed W1 Screed

1800
waterproofed by specialist.
10150 10150
DRAINAGE SECTION 1 NGL 10000 10000 10000 Roof construction (garage):
IBR long span single length roof sheeting in grey colour at 3° pitch on 228x50mm rafters at
Specified floor finish on 25mm screed on NGL 600mm centers with head wall side wall and side lap flashing. All waterproofing to be

17.50°
City of Cape Town Stamp 100mm conc. slab on DPM on 50mm managed by a specialist.
110Ø Soil Vent Pipe 110Ø Soil Vent Pipe clean sand blinding on well compacted
earthfill - foundation depth to be Walls:
wc whb b sh wc whb b sh dw s dw s wm 700x230mm Concrete determined on site 700x230mm Concrete
External and internal SABS approved cement block - 400x200x180 solid walls. External walls to
17.50° Foundations Foundations
17.50° have stepped dpc's at floor level and around all openings. Weepholes @ 1200mm c/c to all stepped
0 1m 2m 3m 4m 5m dpc's. Prestressed concrete lintols over all openings in brickwork where no rc beams are specified
TOC with minimum of 4 courses of brickwork over.

17.50°
230
Scale 1:100 NGL re4 re7 g
to municipal SECTION A-A ALL FLASHING, COUNTER
FLASHING AND
Chimney:
Chimneys to be min. 1000mm above roof pitch and flashed with acrylic flashing and counter
ie5 150Ø uPVC soilpipe connection WATERPROOFING TO BE flashing.
ie6 ie8 ie9
MH 1 : 100 DONE BY SPECIALIST
Ceilings:

17.50°
COVER 10 000 10 000 10 000 10 000 9 925 17.50° 6.5mm Skimmed rhinoboard ceiling on 38x38mm brandering at 450mm centers fixed to underside
Double roman cement tiles in
charcoal colour @ 17,5° pitch of rafters (to man. specs.)
INVERT 9 550 9 453 9 203 9 013 8 925

Boundary Line
17.50°

17.50°
DEPTH 450 574 797 987 1 000 Skimmed rhinoboard ceiling Floor Construction:
SA Pine skirting on specified floor covering on 25mm screed on 100mm concrete slab on SABS
DIST. 5 900 15 000 11 400 5 300 approved 275 micron DPM on 50mm clean sand blinding on well compacted earth fill.
3.00° 300
FALL 1:60 3.00°
Close Cavities:
All cavities to be closed min. 3 courses below wall plates. Hoop-iron for fixing roof to go through
DRAINAGE SECTION 2 closure and to locate 7 to 10 courses below wall plate level alternatively.

1,8m high Windows and Doors:

pc walling LIVING / All standard windows and doors in aluminium ex. wispeco catalogue or equal. All standard internal
KITCHEN SCULLERY
TERRACE DINING

2800
1500 4095 8040 4065 1330 Plastered & painted doors in timber (to be patterned 40mm hollow core) lighting and ventilation to comply with local
W9 Plastered Tiles Tiles authority requirements. DPC to be wrapped around all window and door openings.
Tiles Tiles

2330
& painted

1800
200 3695 200 3905 200 3935 200 3665 200 Precast Lintols:

900
10150 10230 10150 To be laid to manufacturer's specification to all openings >900mm. All openings >3000mm to have
1150 1800 1890 2400 1720 2400 1890 1800 1150 10000 10000
windows & openings
NGL NGL min. 4 courses brickwork with brickforce to each course.

1,8m high pc Glazing:

B Driveway Specified floor finish on 25mm screed on 100mm conc. slab
walling [19 030] ERF 6132 ERF 6133 on DPM on 50mm clean sand blinding on well compacted
All glazing to comply with part n of SABS o400. All glazed areas exceeding 1m² or less than
500mm above FFL to be safety glazed.
700x230mm Concrete
earthfill - foundation depth to be determined on site
Foundations 700x230mm Concrete
General Notes:
ERF 6145 Stone chip floor Garden Garden Stone chip floor Foundations
1. Water meter and connection pipe to be min. 19mm i.d.
1,8m high pc
ROOF PLAN 600X600mm PC Walling
2160

1,8m high PARKLANDS FFL 10.000 FFL 10.000 walling Concrete Foundation 2. All plumbing pipes to be concealed.
pc walling 1,5m Building Line
dp dp 3. External steps max. risers 180mm, min. treads 250mm.
sump sump 1 : 200 4. Expansion joints to be provided to boundary walling at max. 5000mm centers.
swp Step Step swp
SECTION B-B 5. Light switches to be 1200mm above f.f.l unless otherwise shown.
200

200
200

200
1,8m high pc 6. Wall sockets to be 400mm above f.f.l unless otherwise shown.

1,5m Building
D3 walling D4 7. WM and DW waste to be min. 600mm above FFL
1 : 100
800

1030

W8 8. Supply and waste to w/m and DW to be in 90mm deep recess. Stopcock to be above counter.
1890

W9 ALL FLASHING, 9. All structural work to be referred to engineer.

2m high
BEDROOM block wall
BEDROOM COUNTER FLASHING 10. All design work to be in accordance with 'developers' and homeowners association design
AND WATERPROOFING
3120

guideline and approved colour chart.

Line
1 4

3310
tv tv TO BE DONE BY
200 1050 200

11. Weepholes to be min. 150mm above NGL

swp

Carpet Carpet SPECIALIST Double roman cement tiles in

3720

12. No foundation or any portion of the building to extend over the site boundary.

Boundary Line

Boundary Line
4930

5080
charcoal colour @ 17,5° pitch 13. All timber built into brickwork to be wrapped in DPC.

17.50°
900 200 fall fall 1500 200 1965 120mm Plaster band around 14. Provide 1000mm high aluminium balustrades with max. 100mm openings to all balconies &
300mm OVERHANG front elevation doors & windows staircases.
200

300 15. 40mm 1/2 hr fire rated door to be provided between the garage and the dwelling.

200
TERRACE TERRACE
3630

1.8m bic
16. Doors & sidelights to be glazed with safety glazing.
200

Tiles Tiles 17. All flashing and waterproofing to be done by specialist.

2180

FFL 10.150 FFL 10.150 18. Plumber to provide min. class 1 copper water pipes to building.
EN-SUITE EN-SUITE 19. Rhioboard ceilings fixed to 38x38mm brandering to u/s of concrete slab to be provided to all
re1 1 2 re4
3290

ceilings.
3.1m bic

D8 D9

3100
900

600
W7 Tiles Tiles W10
200
1.8m bic

D5 D6 svp
ie2 svp ie5
W2
D2
1970
1820

W1
200

200
tap Party wall: To be tap
built up to u/s of 10.000
swp

1965 200 1530 NGL

Drainage Section 1

roof (Truss not to

pass through
BEDROOM BEDROOM ELECTRICAL LEGEND
1200
1200

16650
wall) W11
16850

W6
5
3260

tv tv
3260

3 Light switch-dimmer D SOUTH ELEVATION

Carpet LIVING / LIVING / 900 200 Carpet
7000

Light switch-two way 2

Drainage Section 2

DINING DINING 1 : 100

Tiles Tiles Light switch
Stone chip floor

2.8m bic 200 900 2.8m bic

2600
2600

FFL 10.230 FFL 10.230

200

200

Ceiling mounted light

swp

[30 090]
ERF 6146

Watertight wall mounted light

Boundary Line

Boundary Line
BATHROOM BATHROOM

17.50°
200x200mm Chandelier
23580

svp 1 2 Stone chip floor

2660
2660

svp
900

900

Concrete column Double roman cement tiles in

ie3 Recessed downlighter
W5 Tiles stiffner (by eng.) Tiles W12 ie6 charcoal colour @ 17,5° pitch
200 660 200

660 200

ERF 6146

Pendant 300
linen

linen

Flourescent light fitting

200

200

tel
Brickpaving
2120

2120
YARD

2.8m bic tel DB

[30 240]

2.8m bic Distribution board Plastered & painted Plastered & painted
1,2m
200 1965 Watertight power point
1,2m
BEDROOM BEDROOM Single power point
KITCHEN
3320

3320
1200

1200

W4 2 1800mm
6
W3 D4 D6 D5 D3
KITCHEN Tiles 1m (h) Double power point 1,2m
sump

high wall Dry Yard

sump

Carpet
dp &

Tiles Carpet
Brickpaving Double power point 10.000
dw NGL
1180

PROCEDURES & VARIATIONS TO PLANS FOR CONSTRUCTION

1278

swp 230mm firewall f dp FFL 10.000

1,2m 900mm f Stove point
200

200 1030 200

high wall
1,8m high block walling

REV: DATE: DETAILS:

with 390x590mm Pier

Solar Hot water cylinder HWC

DB SCULLERY SCULLERY
720

D10 wm
swp
900

Brickpaving ½hr self closing

fire door
Tiles td
D1 D2 td Tiles Solar Panel NORTH ELEVATION 2.1 17/03/2017 Garage on the right re-postioned
900

FFL 10.000 230mm firewall TV point tv

wm dw fall DB
1 : 100
½hr self closing
230mm firewall fire door Telephone point tel
10.150
230mm firewall NOTE
390

svp g W1 W2 - External garden lighting to be

Tiles
6000

1,8m high block designed & fitted by specialist.

6200

6930

walling with - For kitchen cupboard layout, plug &

Boundary Line
17.50°
5203

swp

GARAGE 390x590mm Pier light positions refer to specialist. Double roman cement tiles in
No roof over
5300

charcoal colour @ 17,5° pitch

2410

1
5110

300
Screed GARAGE AREAS: DRAWN: Tiaan Moggee
A A UNIT 1 UNIT 2
FFL 10.150 2
sump

sump

Screed SITE AREA: 621m²

390

swp dp 2440x2150mm tip up dp swp GROUND FLOOR 124m² 119m²

swp

door with pcl over FFL 10.150 5

GARAGE 21m² 36m²
200

D8
4880x2150mm tip up door with pcl over D7 COV. PATIO 1m² 0m² SIGNATURE(S):
146m² 155m²
200

Plastered & painted Plastered & painted TOTAL

1,5m Building Line
2410
windows & openings

4,5m Building Line (garage) D9

W3 W12 W11 W10
windows & openings

swp TOTAL AREAS 300m2 301m²

10.000
NGL
390

3m Building Line (house) PROJECT

4835

Driveway
Brickpaving
EAST ELEVATION PROPOSED NEW HOUSE FOR
2410

Provide heavy FFL 10.000

r=600 r=600
duty MH cover 1 : 100
1,8m high
block walling
ie9 ie8
re7 MRS PA KHOLONG ON
ERF 6145 - PARKLANDS
390

[5 150] NOTE:
[16 880]
swp

Boundary Line

MID-DAY
SABS APPROVED

17.50°
SUN CWC "STUMBEL BLOC" USED
N FOR ALL WALLING Double roman cement tiles in
5500 charcoal colour @ 17,5° pitch
PR

300
W AILI DS
EV WI
IN NG
TE
R
N

Estimated line of curb TRINITY STREET To municipal

SUN SE B connection
T
W
E SUN RISE 895 480 2440 1137 900 1548 600 285 900 615 4880 1520
windows & openings
ST UMM S
S IND
RO E

200 695 200 3000 200 2416 200 1089 200 1090 200 2645 200 2655 200 810 200
W

S
NG R

1500 895 3400 4995 5900 1010 4312 W7 W6 W5 W4 D10

DATE OF SCALE : REVISION :
16200 10.000 COMPLETION : As
NGL 04/03/09 2.1
indicated
GROUND FLOOR PLAN WEST ELEVATION SHEET : MODIFIED DATE : DRAWING No :
1 : 100 1 : 100 1 of 2 21/03/2017 16 - 84
 4369

COUNCIL DETAILS Boundry Line

190 Boundry Line

500 5000
Carriageway Roadway
75mm Paver on 20mm
sand on 100mm sub-base

1800
1800
3% fall from top of kerb

2000
Existing tar FGL
NGL
FALL 450x450x600mm
700x230mm Conc. Conc. Foundation not
Foundation not to to project over
project over boundry boundry

Plan of rollover kerb CWC - CK5 Elevation of rollover kerb CWC - CK5
Section Through Block Wall Section Through PC Wall
Kerb Section Detail Scale 1:100 Scale 1:100 Scale 1:100
Scale 1:100
Scale 1:50
City of Cape Town Stamp

1800 1800 2400 2400

900 900 875 925 875 925 1175 1225 1175 1225 900 2440 4880 900
WINDOW
HEAD

2100mm

fixed
glazing

2120
fixed fixed fixed fixed
glazing glazing glazing glazing

FFL

D1 D2 D3 D4 D5 D6 D7 D8 D9 D10
ENTRY ENTRY BEDROOM 1 BEDROOM 4 LIVING LIVING GARAGE GARAGE GARAGE GARAGE
ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM
CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS NORTH FACADE SOUTH FACADE SOUTH FACADE WEST FACADE
SOUTH FACADE SOUTH FACADE NORTH FACADE NORTH FACADE NORTH FACADE NORTH FACADE

INTERNAL DOOR NOTE: Hot Water Calculation:

DOOR SCHEDULE All internal doors to be

hollow core (patterned) • People
• Usage per person (L)
-4
- 115 L
1 : 50 • Daily Consumption (degC.) - 460 degC.
• Water Input Temperature (degC.) - 20 degC.
NOTE: • Water Output Temperature (degC.) - 55 degC.
All bathroom windows to be • Temperature Difference (degC.) - 35 degC.
900 600 1200 1200 900 1200 frosted glass. • Specific Heat 1L Water (KJ/KG.K) - 4.182 PROCEDURES & VARIATIONS TO PLANS FOR CONSTRUCTION
WINDOW • Daily Energy Usage (KJ) - 67 330.00 KJ
HEAD • KWH Per Day - 18.7 KWH
• Annual Usage (KWH) - 6826.53 KWH
REV: DATE: DETAILS:
2100mm
450

450
NOTE: 2.1 17/03/2017 Garage on the right re-postioned
750

750

750
[3 413 KWH (50%) - to be provided with solar/heat pump as per SANS XA/201]
900

900

Safety glass in bathrooms

fixed fixed to be fitted by specialist.
450

450
Proposed Instillation:
1500

1500

1500
glazing fixed glazing
1800

glazing fixed fixed fixed • 200L Solar Geyser with 2KW Backup Electric element. Collector to be 2.5m2
750

750

750
glazing glazing glazing • Solar useful energy rating (KWH/m2) per day = 4.19
NOTE: • Annual solar energy available for a 2.5m2 Solar collector (KWH) = 3823.375
Brickwork openings sizes
1200

1200

• Solar Energy 3823 KWH > 3413 KWH (50% of required consumption)
to be checked by window • Outstanding energy to be provided by 2KW electric geyser
specialist before
600

600

600
manufacturing special • Kwiksol solar panel efficiency
300

FFL = 4.19 KWH/M2

doors and windows. • Solar collector area = 2.5m2
• Water inlet temperature = 20degC. AREAS: UNIT 1 UNIT 2 DRAWN: Tiaan Moggee
W1 W2 W3 W4 W5 W6 • Water storage temperature = 55deg.C
SCULLERY HALL BEDROOM 6 BEDROOM 2 BATHROOM 1 BEDROOM 3 SITE AREA: 621m²
ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM FENESTRATION: (Solar heat gain / conductance) *GROUND FLOOR* GROUND FLOOR 124m² 119m²
ALUMINIUM
CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS CLEAR GLASS GARAGE 21m² 5
36m²
CLEAR GLASS
SOUTH FACADE SOUTH FACADE EAST FACADE WEST FACADE WEST FACADE WEST FACADE TARGET: (per floor) COV. PATIO 1m² 0m² SIGNATURE(S):
146m² 155m²
FLOOR AREA TOTAL OPENING VALUE (SQ/M) CONDUCTANCE SOLAR HEAT GAIN

- -
TOTAL AREA 300m2 301m²
322 29.9

ACTUAL: (ground floor) PROJECT

FLOOR AREA TOTAL OPENING VALUE (SQ/M) CONDUCTANCE SOLAR HEAT GAIN
WINDOW
HEAD
900 600 600 600 1200 900
230m² 28.71m² (12.48%) Deem to satisfy Deem to satisfy
PROPOSED NEW HOUSE FOR
2100mm MRS PA KHOLONG ON
450

450

450
600

600

Resultant materials:
750

ERF 6145 - PARKLANDS

900

900

900

- Single Clear glass (5.8W/m² and SHGC=0,8 as per "Glass Warehouse" specifications)
fixed fixed fixed
450

450

450
1500

glazing glazing glazing 120mm Plaster band around

1800

1800

fixed south elevation doors & Total fenestration DOES NOT exceeds maximum deemed to satisfy value of 15% of nett floor area, but remains within the SANS
750

fixed fixed windows

1200

1200

glazing 10400 standard requirements for XA.

glazing glazing Please note that the Actual values must be lower than the Target values.
1200

1200

1200

SANS 10400/XA CALCULATIONS (ZONE4) TARGET ACTUAL VALUE: EXTRAS:

600

VALUE:
300

300

FFL
NETT FLOOR AREA (EXCL. STORE, GARAGES) 173m² - New Building
W7 W8 W9 W10 W11 W12
EN-SUITE 1 BEDROOM 1 BEDROOM 4 EN-SUITE 2 BEDROOM 5 BATHROOM 2 ROOF INSULATION 3.7 R factor=3.35
ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM ALUMINIUM -less 0.35(Roofing and plasterboard)
CLEAR GLASS CLEAR GLASS CLEAR GLASS EAST FACADE CLEAR GLASS CLEAR GLASS -less 135mm Cellulose fibre Loose-fill
WEST FACADE EAST FACADE WEST FACADE EAST FACADE EAST FACADE insulation to ceiling space DATE OF SCALE : REVISION :
=(deemed to satisfy)
COMPLETION : As
01/25/17 2.1
HOT WATER AND PIPE INSULATION: -Neoprene insulation to be used indicated
WINDOW SCHEDULE -50% hot water generation by alternate source (heat pumps/solar geyser)
-Insulated hot water piping to conform to SANS 204
-Fit water saving nozzles to all showers
SHEET : MODIFIED DATE : DRAWING No :
1 : 50
LIGHTING:
-Lighting to be max 5w per sq/m as per SANS 204
-LED Energy saving lights to be used 2 of 2 21/03/2017 16 - 84
 ANNEXURE E:
4370 Applicant's motivation
MOTIVATION IN TERMS OF SECTION 52
OF CAPE TOWN MUNICIPAL BY LAW

SUBDIVISION OF ERF 6145 PARKLANDS

1. BACKGROUND

Parklands is an existing township, established and approved in terms of the City of Cape Town
Municipal Planning By-Law 2015. Erf 6145 Parklands is situated on No. 63 Trinity Street, Parklands.
The property is fully developed. The approved building plans are attached in this application. The
structure has only recently been completed and no further changes will be made. No other
applications to council have been submitted, with regards to this erf.

2. PHYSICAL CHARACTERISTICS

Erf 6145 Parklands has a fully developed, single-storey, brick and mortar, semi-detached, double-
dwelling on the property, and surrounding grounds for a conservatively sized garden. The
surrounding properties are all developed with structures of similar size. The land is relatively flat and
the vegetation is low and young. This part of Parklands is very newly developed and the vegetation
is not at all well-established. As in many parts of Cape Town, manicured gardens are a thing of the
past with many gardens, side-walks and public areas looking very sad.

Trinity Street easily joins one of the major transport spines in Parklands: Sandown Road, and other
major transport routes beyond that. Since the entire neighbourhood is fully developed, all the roads
and services are completed, thus the danger of flooding is minimal. The area being new, the
infrastructure is modern enough to cater for this eventuality.

Ecologically, this area has no flora or fauna that would need consideration or protection. The
subdivision of this property into two, independent, residential, free-hold erven, is both realistic and
recommended. There is always a high demand for smaller, more manageable properties in any
neighbourhood.

3. DEVELOPMENT PROPOSAL

The proposed development simply extends the flexibility of title from single title and tenant, to
separate title with autonomy. The buildings will not be altered in any way further; the subdivision will
create a boundary through the building as a party wall servitude, as on the approved building plans,
attached. Each portion has its own driveway and enough surrounding grounds for a manageable,
small garden.

This application fully complies with the Parklands Home Owners Association Design Guidelines and
in terms of Section 99(1) of the Municipal Planning By-Law, as well as the Municipal Spatial
Development Framework, it complies with all aspects of an existing residential township where
densification, land use and services are already decided and adhered to. The zoning is SR1 and will
stay SR1 after the subdivision. One land parcel will become two as has been done at No. 6 to No. 24
Holborn Crescent, around the corner.

In terms of Section 99(2) of the Municipal Planning By-Law, this application fully complies with the
Cape Town Municipal Spatial Development Framework, as Parklands is an existing township,
catering for the desired densification in the area.

4. DESIRABILITY

In terms of Section 99(3) of the Municipal Planning By-Law:

a) Socio-economic impact:
This development creates an extra two dwellings in this economically well sought-after
neighbourhood. It has filled a gap of vacant land and helps to complete the neighbourhood.

b) Compatibility with surrounding areas:

The surrounding properties are all large, single dwelling units. These two smaller units of 320m² and
302m², add a variety to this neighbourhood, without down-grading it aesthetically. The structure
could be construed as being one, large home, thus blending in with the fashion of the suburb. They
will represent the “Village Style” Residential development type (average erf extent of ±325m²) and
the design fits the applicable guidelines as promulgated under section 4.2 of the Design Guidelines
Document of the Parklands Home Owners Association.
 4371
c) Impact on external engineering services:
This new neighbourhood has a modern infrastructure, designed to cope with what has been and is
being built. The creation of one extra unit means the extension of the services slightly to
accommodate the extra dwelling.

d) Impact on safety, health and the well-being of the surrounding community:

There is no negative impact and no danger created by this subdivision.

e) Impact on heritage:
The properties do not fall within a heritage overlay zone.

f) Impact on bio-physical environment:

There is no impact on the bio-physical environment. This is too small-scale a project to have an
impact. The development of the entire west coast is perhaps an issue that would have an impact
worth thinking about. The proximity of the Koeberg Nuclear Power Plant has its statistical gamble,
but too large a debate for this forum.

g) Traffic impacts, parking, access and transport:

Trinity Street was designed for the current traffic volumes, which includes the improvements on this
erf. Both portions have independent access onto Trinity Street; two dropped kerbs, two driveways,
two sets of street parking. Access onto the street poses no problematic visibility issues, as there is
nothing to obscure oncoming traffic.

The proposed subdivision complies with both the By-Law’s and the Parklands Home Owners
Association Design Guidelines intention and scope of reasonable incremental densification.

5. APPLICATION IN TERMS OF SECTION 41(i)

This property falls within the Koeberg Restriction Overlay Zone, and more specifically Section 158
(1)(b) “Urgent Protective Action Zone (UPZ)”, within 16km radius of the Koeberg Nuclear Power
Station.

The densification in the areas is already ascertained and implemented according to the Zoning
Regulations which together with the Parklands Home Owners Association Guidelines, allow for
subdivision into this sought “Village Style” Residential Development. The road infrastructure is
modern and accommodates the required evacuation, to the satisfaction of the Koeberg Nuclear
Emergency Plan.

In the unforeseen and unlikely event of nuclear emergency, Parklands is positioned in a lower
restricted area, where both the winter prevailing North-Wester and the summer prevailing South-
Easter, will carry toxic elements away from Parklands.

6. TITLE DEED CONDITIONS

The title deed of Erf 6243 Parklands does not prohibit it from being sub-divided. See attached
conveyancer’s certificate, confirming that there are no title restrictions.

7. CONCLUSION AND REQUEST

The dwellings function autonomously. Separate title is what is sought.

It is hereby requested that consolidation in terms of Section 52 of the Cape Town Municipal By-Law
2015 be granted, and any other applicable legislation.

July 2019

…………………………………….
V. PAPANICOLAOU (PLS 891D)
Our ref: PARK003
 ANNEXURE F:
4372
Objection
PARKLANDSHOMEOWNERSASSOCIATION
P.O.BOX60538TABLEVIEW7441
TEL: 5566768/ FAX: 5562589
Emailaddress: [email protected]

2019-08-26

TheCityManager
Planning
andBuildingDevelopment
Management
POBox35
MILNERTON
7435 Attention:
JodiFullard
DearSir/Madam

Re:PROPOSED
SUBDIVISION
ANDCITYAPPROVAL:
ERF6145,63 TRtNtTySTREET.
PARKLANDS

Yourletterdated13August2019application
number70457312
regarding
theabove
mentioned aoolication
refers.

Thisapplication
was discussedwiththe trusteesof the ParklandsHomeownersAssociation
(PHOA)at theirmeetingheldon 20 August2019.

Thetrusteesdo notsupportthisapplicationandareof theopinionthatthereareenough

smallerplotoptionsin Parklandsfor developers
wantingto buildsmallerunits.lt is theopinion
of thePHOAthatby reducing thisStandard plotintosmallerplotsit willhave
SingleResidential
a negativeimpacton the surrounding Standard properties.
SingleResidential

Parklands
HomeOwnersAssociation
4373
ANNEXURE G
Departmental comments
4374
4375
 4376
SPATIAL PLANNING
AND ENVIRONMENT

MEMORANDUM

T: 021 400 1458

E: [email protected]

To : Development Management

From : Business Systems (Development Management) GIS

Subject : Branch comments with regards to Land Use Application 70457312

Date : 12-08-2019

To Whom it may concern:

SUBDIVISION OF ERF 6145 PARKLANDS

GIS has no objection to this application based on the following conditions:

1. That Portion 1 as per the subdivision proposal plan be allocated a physical street address of:
63A Trinity Street.
2. That Portion 2 as per the subdivision proposal plan be allocated a physical street address of:
63 Trinity Street.
3. That the approved and signed SG diagram for the subdivision be sent to GIS in order to
update the cadastre.

Kind Regards

Nina van Staden

GIS Technician: Business Systems
Spatial Planning and Environment

3rd Floor, Transport Management

Centre, Hugo Street, Goodwood
Tel: +27 21 444 1458| Email:
[email protected]

CCT website | Report a fault | Enquiry

| 0800 65 64 63 (free call 24/7)
 4377
SOLID WASTE MANAGEMENT: COLLECTIONS
DEPARTMENT: RESEARCH AND DEVELOPMENT

Chantel Erlank
Administrative Officer 1

T: +27 21 400 5576 F: +27 86 576 2197

E: [email protected]

Application Number/Case Number: 70457312

Reference Number:
Date: 15 August 2019
Subject: PLANNING AND BUILDING DEVELOPMENT MANAGEMENT
Attention: Janine Vermaak

Application for Subdivision for Erf 6145, Parklands is Supported by the Director: Solid Waste Management
(DSWM) Subject Following Conditions Listed Below:

Please ensure that refuse bins are placed outside on the scheduled day of refuse removal to the nearest
access Road for a Kerbside (Sidewalk) Refuse Removal Service.

Please Refer to Paragraph (1) listed below referring to Subdivision to enable refuse removal services.

1) Should the owner/s make alterations or additions to the Residential Property or Subdivide the
Property into 2 or more portions for Residential Purposes and require Additional Refuse Containers
/ Bins, the owner/s must liaise with the Corporate Call Centre for Solid Waste Management
Enquiries on 086 010 3089 to make the necessary arrangements. The owner/tenants are required
to Place the Refuse bin/s on their nearest access Road – the Kerbside (Sidewalk) of a Public Street
on the Scheduled Day of Refuse Collection.

SUBDIVISION CONDITION COMPLIANCE ITO SECTION 137:

Solid Waste Conditions must be clearly stated with the Attached “Annexure A” forms to avoid delays with the
clearances given by Solid Waste Management.

Yours Faithfully,

Chantel Erlank
For: The Director: Solid Waste Management

CIVIC CENTRE IZIKO LEENKONZO ZOLUNTU BURGERSENTRUM

12 HERTZOG BOULEVARD CAPE TOWN 8001 PO BOX 298 CAPE TOWN 8000
www.capetown.gov.za

Making progress possible. Together.

4378
 4379
TRANSPORT DIRECTORATE
TRANSPORT PLANNING

Nazier Samodien
SPO: TIA & DC

T: +27 21 444 8892

MEMORANDUM E: [email protected]

DATE 2019-09-03
TO J Fullard

CASE NO 70457312: PROPOSED SUBDIVISION AND CITY APPROVAL: ERF 6145, 63 TRINITY STREET,
PARKLANDS

Application
 Subdivision into two portions;
 City approval/consent required in terms of the Koeberg Density Overlay zone to
permit additional use rights.

Comment:

 This branch does not condone the proposed cwc’s on the subdivision plan
 The cwc’s do not meet the minimum spacing as intended with the DMS
 The subdivision plan cwc’s do not coincide with the building plan.

Recommendations:

Hence, this branch does not support the proposal.

Yours sincerely

Nazier Samodien

CIVIC CENTRE IZIKO LOLUNTU BURGERSENTRUM

12 HERTZOG BOULEVARD 8001 P O BOX 298 CAPE TOWN 8000
www.capetown.gov.za

Making progress possible. Together.

 4380

Valentia Papanicolacou Date: 2019/09/02

[email protected]
Enquiries:
[email protected]

WAYLEAVE APPLICATION: Subdivision into 2 portions

Consent for Koeberg Density Overlay zone : 63 Trinity Street :
Parklands
YOUR REF: 70457312

ESKOM REF: 01773-19

THIS IS NOT AN APPROVAL TO START CONSTRUCTION

I hereby inform you that Eskom has no objection to the proposed work indicated on your drawing in
principle. This approval is valid for 12 months only, after which reapplication must be made if the
work has not been completed.

1. Eskom services are affected by your proposed works and the following must be noted:.

a) Eskom has no objection to the proposed work and include a drawing indicating Eskom
11kV/LV underground services in close proximity.
b) Please note that underground services indicated are only approximate and the onus is on
the applicant to verify its location.
c) There may be LV overhead services / connections not indicated on this drawing.
d) The successful contractor must apply for the necessary agreement forms and additional
cable information not indicated on included drawing, in order to start construction.

Application for Working Permit must be made to:

Customer Network Centre: Carbon

Andre Roman / Denver Wentzel

082 530 6543 / 074 839 3523
[email protected] / [email protected]

Include Eskom Wayleave as-built drawings and all documentation, when applying for
Working Permit.

Should it be necessary to move, relocate or support any existing services for possible future
needs, it will be at the developer’s cost. Application for relocating services must be made to Sabelo
Potela on 084 745 8990 / [email protected].

Distribution Division - Western Region [Land Development]

Western Region
Eskom Road Brackenfell 7560 PO Box 222 Brackenfell 7561 SA
Tel +27 86 003 7566 www.eskom.co.za
Eskom Holdings SOC Limited Reg No 2002/015527/30
 4381
2. Underground Services

The following conditions to be adhered to at all times:

a) Works will be carried out as indicated on plans.

b) No mechanical plant to be used within 3.0m of Eskom underground cables.
c) All services to be verified on site.
d) Cross trenches to be dug by hand to locate all underground services before construction work
commences.
e) If Eskom underground services cannot be located or is grossly misplaced from where the
wayleave plan indicates, then all work is to be stopped and Graham Hector from the Land
Development Office to be contacted on 021 980 3551 / [email protected], to arrange
the capturing of such services.
f) In cases where proposed services run parallel with existing underground power cables the
greatest separation as possible should be maintained with a minimum of 1000mm.
g) Where proposed services cross underground power cables the separation should be a
minimum of 300mm with protection between services and power cables. (Preferably a
concrete slab)
h) No manholes; catch- pits or any structure to be built on top of existing underground services.
i) Only walk-behind (2 ton Bomac type) compactors to be used when compacting on top of and 1
metre either side of underground cables.
j) If underground services cannot be located then the Customer Network Centre (CNC) should
be consulted before commencement of any work.

3. O.H. Line Services:

a) No work or no machinery nearer than the following distances from the conductors:

Voltage Not closer than:

11kV 3.0 m
66kV 3.2 m
132kV 3.8 m

4. NOTE

Wayleaves, Indemnity form (working permit) and all as-built drawings issued by Eskom to be kept
on site at all times during construction period.

Yours faithfully

LAND DEVELOPMENT (BRACKENFELL)

4382
 4383

DEPARTMENT: WATER AND SANITATION

Herewith our approval with reference to water and sanitation: to the following conditions.

CONDITIONS

1. All subdivided erven to have separate water and sewer connections.

2. Detailed Civil Engineering services plans be submitted to the Engineer for approval, showing the
proposed new sewer and water connections and all services comply with the "Minimum Standards of Civil
Engineering Services in Townships (as amended) document".
3. Before commencement of construction, all way leave applications should be in place and approved.
4. All new service connections to be constructed and inspected by Council on completion before section
137 for transfer will be approved.
5. That the developer be responsible for the payment of the development contributions for bulk civil
engineering services, if any, as determined annually by Council and contained in the attached signed
Acknowledgement of Debt.
6. All internal services are private and will not be taken over by The City of Cape Town.

Contact Person:

Mark Brodovcky 021 444 6135

E-MAIL: [email protected]
4384
 ANNEXURE H:
4385to objection
Response
Professional Land Surveyors
Precise Engineering Surveyors
Town & Regional Planners
Sectional Title Consultants
High Density Laser Scanning Specialists

P O Box 334, Parow, 7499 ● Telephone: 021 531 2351● 0833 257 257 ● Fax: 0866 206 546 ● [email protected]

TO: CITY OF CAPE TOWN 5 November 2019

ATTENTION: K JACOBIE
Assistant Professional Officer
[email protected] CASE NO: 70457312
BLUM014

Dear Sir /Madam

PROPOSED APPLICATION: CAPE TOWN MUNICIPAL PLANNING BY LAW: SECTION 42(D) –

SUBDIVISION OF ERF 6145 PARKLANDS @ 63 TRINITY STREET, PARKLANDS

With reference to your correspondence dated 16 October 2019 in connection with the above
application, I thank you for the responses from the various applicable departments. I hereby
provide my response, to only two of the departments; those which have an objection to this
application.

Transport directorate: signed by Nazier Samsodien

We acknowledge that the carriageway crossing (cwc) as shown on the proposed application
subdivision plan is not the same as on the building plans. We appeal to this department to relax
this condition as it is cumbersome to enter the southern property (Portion 2) via a driveway that
straddles the boundary between the two units. One entrance would also minimize off-street
parking for Portion 2. The kerbs in the area are all lowered.

Parklands Home Owners’ Association: signed by Eric Basson

The building plans have been approved and the units are complete. Subdividing is only allowing
autonomy in responsibility and ownership and will thus have no further impact or change issues
that are raised by the Association:
1. “Enough smaller plot options”
2. “Negative impact on the surrounding Standard Single Residential Properties”
We thus appeal to Council to set aside this objection.

Yours sincerely

_________________________________
V Papanicolaou PLS0891D
Professional Land Surveyor
Ref:PAR003/vp