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DRILLBIT CONSTRUCTION Pvt(Ltd)

Construction and Planning Specialists
(Consultant)
Stand NO 2 Tarisa road Galloway Estate
RUWA (Cnr Tarisa and Mutare Road)
Cell: (+263)-718 552 572/ 0784 319 065

PROPOSED CLUSTER DEVELOPMENT PROJECT FOR STAND 22A, GREENDALE

Attention: Mr Tino Maboreke and Family (Std 22B Trinity Road, Greendale)
In accordance with your instructions, we have prepared a cost breakdown structure and a report
for the proposed change of use for your stand in Greendale, Harare Jurisdiction, (City of
Salisbury) for Information purposes. We can confirm that we have done justice to the task and
the information contained in this
report is based on our experience and knowledge. The client may add critical information which
he/she sees relevant to the process. However, this report was prepared under the following
conditions:
❖ The rates/ charges included are subject to change from time to time due to changes in
the macro-economic environment. The client may seek actual fees from other relevant
parties in the specialist fields.
❖ Please note that all town planning projects are carried out in terms of the Regional Town
and Country Planning Act Chapter 29:12 This report was prepared in consideration of
the relevant sections of the Act.
❖ The Planner still needs to confirm the costs which are note indicated or costs given as
provisional in this report.
❖ The report is peculiar to your property; therefore, it cannot be reproduced for use in
other instances without the consent of the consultant.
❖ The report made use of casual language or non-professional jargon for easy
interpretation.
❖ The report is not exhaustive; the client can add other information which he or she sees
fit.
❖ The author has acted in good faith in doing this report.

Yours Faithfully

S. Nyamakupe
Spatial Planner (Drillbit Homes Consultancy)
(Bsc HRUP, uz. CPM, uz. REIZ)
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SECTION A:

GENERAL SITE ANALYSIS REPORT

Ref: Site Visit as at 11/07/22 LOCAL TIME 17:20 CAT

❖ I can confirm that I have paid a visit to the site concerned. The following is a summary of
my site analysis
1) LOCATION AND SITE ACCESS
The site is located along a local stand access road, Trinity Road, branching from a local
distributor road, Haupt Road. The site is directly accessible from the main road. The site falls
within the built up residential neighbourhood of Greendale. Therefore, the site is not isolated
from other developments. The stand is located approximately 2km from Msasa food court area.

2) GROUND CONDITIONS
The site is gently sloping towards the front with a gradient of about 1:40. There are clayey loam
soils on the site. The ground is generally stable with stable site conditions from a mere
observation. However actual loadbearing capacity can only be determined after a soil DCP test
is carried out.

3) EXISTING DEVELOPMENT
a) Buildings and Infrastructure
There are 3 existing structures on the site forming a main house, outdoor garage with storage
and an open room at the back of the main house. All the properties on the site are in a sorry
state and are long overdue for either renewal of redevelopment. The buildings are located
towards the rear boundary of the stand leaving more space at the front. The property is fenced
with a net wire security fence which is also long overdue for maintenance.

b) Municipal services
The buildings are connected to overhead electricity powerline running at the back of the
property. There is no sewer line on the site. The consultant supposed that the existing buildings
are using an onsite sewer treatment method through the use of soak away and septic tanks. A
hand dug well was also discovered on the site. This indicates that there is little to no municipal
water on the site.

4) DEVELOPMENT POTENTIAL
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The site in question is workable to develop cluster houses on sectional title. From the initial
assessment carried out, the site offers an opportunity for subdivision of at least 500sqm
residential cluster. Each stand can be linked by a 6m access road running straight from the
existing road.

Nb: Client to unveil a cadastral diagram depicting actual stand pegs and measurements
for visual assessment and more elaborate presenation by the Town Planner.

5) MASTER PLAN PROVISIONS

A landuse zoning survey was carried out on the 12th of July 2022 with the city of Harare, Town
Planning Department to verify the town planning provisions of the land. The following
information was obtained:

a) That the land falls within the yellow zone intended for residential development only.
b) The current use group for the stand is residential (Single unit Dwelling)
c) That the stand can be further developed into either garden flats units (Cluster Units) or
Condominium flats. But this can only be done under special considerations
d) It was discovered that the stand in discussion is a subdivision and it forms part of the
biggest stand subdivided from the Parent title deed.
6) CONSTRAINTS
❖ Given that the development is not an island, it stands right at the middle of a low density
residential neighbourhood, Cluster development should likely to face resistance from
the neighbouring stands as it partially create densification in the neighbourhood. Due
care needs to be taken to ensure acceptance in the neighbourhood community.
❖ The other constraint is that of vegetation, due care needs to be taken when designing
the infrastructure so that minimum destruction can be caused to the existing vegetation
❖ The unavailability of a municipal line on the site poses a development constraint in that
the minimum stand size for subdivision on this property shall be 1200sqm so that each
stand can have its own sepctic tank. Another option maybe to have a communal septic
tank and soakaway within the property.

Regards: Nyamakupe Simbarashe

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SECTION B: PROCESSES AND WORK BREAKDOWN STRUCTURE

CHAPTER 1: PERMIT STAGE

Due diligence stage

❖ Due diligence is carried out to verify the authenticity of required documents such as proof
of ownership documents, deeds search, relevance of existing building plans, obtaining of
correct site plans from the surveyor general’s office etc
❖ Land-use zoning is carried out by the town planner to verify the land use zone of the area
and the development potential of the site.
Expected costs $100

General application

❖ This stage involves selling the development idea to council and obtaining their view
concerning the development. Applications are submitted in writing with all the proposals
and payment of just a general application fee.
❖ Relevant documents are completed to accompany the applications
Expected costs $120 (exclusive of Consultant’s charge)

Full application

❖ This stage involves submission of full development proposals to council for processing.
❖ A topographical survey may be required for this stage for consideration of sewerage and
other site drainage proposals at council ($900)
❖ Relevant town planning application documents are completed, signed and submitted
together with development proposals.
❖ Payment of application processing fees ($1200)
Expected costs $2100 (exclusive of Consultant’s charge)

Processing stage

❖ This stage involves council processing the application in question

❖ The stage involves site inspection by council professionals to assess the site feasibility of
the proposals. Council officials may ask for transportation costs or transport to come to the
site. ($40)
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❖ Oral presentation of proposals to council committee meetings by the applicant Town

planner.
❖ Consultation of relevant stakeholders concerned
❖ Consultation with neighbours
❖ Newspaper advertisements for effective public consultation ($500)
❖ Feedback to council on public consultations, i.e returning of signed letters and proof of
newspaper adverts to council.
❖ Full council meeting and full council resolution on the matter. (this is where the council
decides on the matter collectively)
❖ Issuance of a draft permit with development conditions
Permit stage

❖ Development conditions are given

❖ Payment of permit fee to council ($1200)
❖ End of the first contract of the Planner
❖ Final payment of the Town Planner

Development conditions

NB: The client to have a look on previous development permits handed to him by the Town
planner paying attention to 4 critical issues:

1) Payment of Endowment Fees :10% of Total Development value .

2) Servicing requirements for the land (Standard of roads required, water and sewer
reticulation, surveying and pegging etc)
3) Development constraints and opportunities for example restriction on construction of double
storey buildings, bulk factor issues etc.
4) Permit time frame ( Each permit has a lifespan of 2years with provision for renewal) or
extension of expiry date
CHAPTER 2: SERVICING STAGE

❖ Chapter 2 of the project focuses mostly on the servicing requirements of the land laid on
the development permit. This stage is very critical in getting a certificate of compliance
and all the stages must be done to council satisfaction.
Surveying and pegging of stands
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❖ This stage involves hiring of a professional land surveyor to insert pegs for the land share
stands concerned and approval of the survey diagram by Surveyor General. This process
may take up to 3 or 4 months (Approvals)
Professionals required: Land Surveyor

Approximate value $4 000 (Including approvals and registration)

Sewer reticulation system

❖ This stage involves erecting of a sewer line connecting the proposed stands
❖ Application for connection access to council
❖ A registered engineer is hired to do a sewer design and a plumber is hired to fix the pipes
❖ Approval of sewer system by Council Department of works
Professionals required: Civil Engineer and Plumber

Approximate cost: $3 500 (including material and council inspection fees)

Storm water drainage

❖ This stage involves the construction of required storm water drainage on the site, in most
cases the one at the gate and on road sides.
❖ This stage can fall under the section of road construction
❖ Road works and circulation pavement
❖ This stage involves provision of a road network connecting all the land-shares concerned
❖ A road network is design and constructed on site to give access to every development
❖ A civil engineer is hired to do the road design and a road contractor is hired to construct
the road. The road must be constructed to council’s requirements and satisfaction.
APPROXIMATE cost $12 000 to $16 000 (depends on material to be used). Can be even
cheaper

CHAPTER 3: APPLICATION FOR CERTIFICATE OF COMPLIANCE

❖ This stage comes third on the critical path of cluster house development.
❖ This stage involves submission of applications to council for assessment of serving
requirements on the site.
❖ Upon assessment, council can check the development conditions on the permit and the
services provided on site.
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❖ Upon satisfaction of development, council can issue a Certificate of Compliance. This

certificate gives the landowner the right to prepare title deeds for each stand and also
permission to start building houses on site.
❖ Please note that one cannot erect buildings without this compliance.
Approximate cost $ 500 plus value of endowment fees.

CHAPTER 4: HOUSEPLANS AND CONSTRCTION STAGE

❖ This stage involves the drafting of final building plans for the proposed development and
submission to council for approval
❖ The stage involves hiring a professional architect or planner to do the house plans.
❖ Please note that the house plans to be designed must be similar to the ones submitted as
proposals to council with few to modifications
❖ Once the plans are approved, a Professional Quantity Surveyor can be hired to plan for
construction costs of each building.
❖ Construction of buildings can commence on the site.
Approximate costs and approvals: $34 000 (this cost is subjective)

SUMMARY OF COSTS

CHAPTER 01: PERMIT STAGE

Activity Cost (US$) Total

Due diligence 100

General application 120

Topo survey 900

EIA 3600

Full application and processing fee 1400

Consultation fees with stakeholders 100

Advert fees 500

Planner’s Fees

Permit fee 1200

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TOTAL $7920

NB: Please note that the above figure excludes town planner’s fees. Also the cost of EIA
may not be required.

CHAPTER 2: SERVICING

ACTIVITY COST TOTAL

Surveying 3000

Sewer reticulation

Road Pavement and Drains 15 000

Water reticulation 4000

TOTAL $22 000 $22 000

CHAPTER 3: APPLICATION FOR CERTIFICATE OF COMPLIANCE

Activity

Endowment fees

Application fees 600

Planner’s fees

TOTAL

CHAPTER 4: HOUSE PLANS AND CONSTRUCTION

Activity Estimate cost Total cost

Plans and Approvals

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Individual Building 30% of material cost Ref to BOQ

Construction

❖ Estimate cost of the Town Planner $6000. This can be paid in 5 different stages
❖ Total estimate cost up to compliance: $34 000 plus value of 10% of serviced land for
endowment
❖ Total estimate cost of individual building construction: I recommend that the client
get a cost breakdown from a Quantity Surveyor.