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Building Plans

How Can We Help You?

Do I speak to Building Control or Town Planning?

Town Planning generally deals with land use and development rights. Town Planning is applicable law for the approval of a building plan application, and the relevant Town Planner must clear the application in terms of the Town Planning legislation. Building Control generally refers to the construction process. Building inspectors perform various inspections at different stages after the building plan application has been approved.

How does it work?

New Building/s and or Demolitions? Internal Building Alterations/Additions Minor Works? Signage Application? Temporary Structures

Section 4(1) of the National Building Regulations and Standards Act (the Act) states that no person shall, without the prior approval in writing of the local authority in question, erect any building or structure. If you are planning on building a new house or any other building, or planning to alter or extend your current house, you will need to have building plans drawn and approved by the Municipality. To ensure smooth processing and quick turn-around of an application, you have to make sure it conforms to legislative standards and requirements. Your application must include all required documentation. Errors and omissions will slow the process down, cause delays in approval, and may even result in refusal of an application.

To ensure smooth processing and quick turn-around of an application, you have to make sure it conforms to legislative standards and requirements. Your application must include all required documentation. Errors and omissions will slow the process down, cause delays in approval, and may even result in refusal of an application.

Do I speak to Building Control or Town Planning?

How Can We Help You

Building Control (also the name of our department) generally refers to the construction process. Building inspectors perform various inspections at different stages after the building plan application has been approved.

Town Planning generally deals with land use and development rights. Town Planning is applicable law for the approval of a building plan application, and the relevant Town Planner must clear the application in terms of the Town Planning legislation.

What do you want to do?	Town Planning	Building Control
Amendment or cancelation of subdivision plan or part thereof (including GP)
Amendment of SDP
Apply for a demolition permit
Apply for a temporary structure
Apply for copies of building plans
Applications where delegated official elects not to exercise power
Approval / amendment of Overlay Zone/SDF
Approval / amendment of Zoning Scheme
Building/Construction Complaints
Building plan enquiries for plans submitted
Categorization of applications
Closure of public place / part thereof (Permanent)
Compilation/Amendment of HOA Constitution/ Design Guidelines
Consent use
Consolidation
Correction of zoning map error
Extension of time
Departure: Permanent
Departure: Temporary
Determination of an administrative penalty
Determination of zoning
Disestablishment of HOA
Occasional use of land
Permission, Amendment, or deletion of conditions of approval
Permissions in terms of zoning scheme
Rectification of failure by HOA to meet its obligations
Relaxation Title Deed Restrictions
Rezoning
RORA (removal, amendment, or suspension)
Subdivision or phasing of subdivision
Subdivision to (sub divisional area)
Subdivision / consolidation exempted
Submit a building plan

How does it work New Buildings

Step by Step – Building New

Quick Links

1. Take some time to understand the legislation

National Building Regulations and Building Standards Act 103 of 1977

National Heritage Resources Act 25 of 1999

05 Annexure C of Schedule 2 – HPOZ REGULATIONS 2020

SANS 10400 (National Building Regulations)
https://www.nrcs.org.za/business-units/national-building-regulators

Overstrand Municipality: By-Law on Problem Buildings

Overstrand Municipality: Tiny House Policy

Overstrand Municipality: By-law relating to Outdoor Advertising and Signage

Overstrand Municipality: Container Guideline

Promotion of Administrative Justice Act No.3 of 2000

2. Do I need a Building Plan?

You need a building plan for:
– a new building
– all alterations and additions.
– internal alterations (including Minor Works) to a dwelling house or other structure older than 60 years.

You do not need a building plan for
– maintenance work (painting, new internal cupboards, replacing tiles are a few examples)

It is important to work with a qualified and experienced professional architect/technologist/technician or draftsperson when drafting your plans. Legislation requires these professionals to be registered with the SA Council for the Architectural Profession. They will be able to ensure that the building plan application, including the drawings, are accurate and comply with all relevant building codes, regulations and all other applicable law.

Visit GIS on our website to see the development rights for your erf,

By Clicking on GIS mapping, it will open two tabs, click Map viewer. (PDF Gallery is a compilation of static down-loadable maps)

In Map Viewer tick Disclaimer, navigate to the toolbar, click Advanced Search on the dropdown choose property Search, enter Erf number, and apply. Select the suitable property.

Navigate back to the toolbar, click layer List icon , in dropdown layer list tick Zoning. In the map area click on the erf, an information pop-up appears.

On the pop-up page use the arrows located, top right of the pop-up page to move to the zoning page, On the Zoning pop-up page click on More info next to the word “SchemeLink” and the development rights will open in a separate tab.

*The pop-up pages provide information about the erf based on the layers selected in the layer list.

3. Submit your building plans for approval

Cut-off times

The cut-off time for plan submissions to be reviewed the following week. is at 15h30 on the preceding Wednesday.

Documents we require with your submission

✅	A fully completed Building Plan Application (see Application Forms)
✅	A fully completed Demolition Application if applicable (see Application Forms)
✅	Proof of identity (ID/ Letter of Authority, Letter of Executorship/Company or Trust Resolution)
✅	Full copy of the Title Deed
✅	A fully completed SANS 10400-A:2022 application form (Form 1) (see Application Forms)
✅	SANS 10400, Form 2: all duties applicable, including Part XA (Energy usage in buildings) or Part XA calculations shown on plans to comply with the regulations. (Fenestration & R-values to be shown clearly) (see Application Forms)
✅	Should the building be older than 60 years, written consent will be required from Heritage Western Cape
✅	2 x sets of building plans must be submitted of which both copies must be coloured according to Part A of the National Building Regulations
✅	Proof of payment of building fee required before application can be processed
✅	Topographic survey (empty plots with fall of more than 1m, or existing dwellings with double storey additions)
✅	Completed Town planning Requirements form (see Application Forms)
✅	A fire plan is required for any submission that does not fall under the H4 Dwelling House occupancy
✅	Provide Proof of valid SACAP Registration / Privy seal on all plans

Calculate and Pay the fees

Building Control staff must calculate the building plan fees. If the applicant calculates the plan fees, it must still be confirmed by municipal staff.

You can pay the building plan application fees at our Main Administrative office or on-line. Proof of payment is required before the application is processed.

Please ensure that you submit all the documents and proof of payment (email to address on page 2 of the ‘’Application for building plan approval’’ form, to ensure a speedy process.

4. How long does it take to approve a new building plan?

Building < 500 m²	30 days
Building > 500 m²	60 days

Section 7(5) of the Building Act No. 103 of 1977 states: Any application in respect of which a local authority refused to grant its approval, may, at no additional cost be submitted anew to the local authority within a period not exceeding one year from the date of such refusal. This is commonly referred to as an Amendment resubmission.

5. What is the process we follow to approve you building plan?

Once received we submit your plans for comments from the following departments:

✓ Overstrand Fire & Rescue

✓ Overstrand Engineering Services

✓ Electricity Department

✓ Overstrand Town Planning

✓ Overstrand Property Administration

✓ Overstrand Environmental Management

✓ Overstrand Heritage Committee

✓ Overberg District Municipality (ODM) Health Department

Your plan will be reviewed at the building plan meetings, held on the following days

Hermanus	Mondays & Tuesdays
Gansbaai	Mondays
Kleinmond	Fridays

Building plan meetings are chaired by the Building Control officer (BCO) and attended by the relevant Plans examiners and Building Inspectors, the relevant Town Planner, and other relevant officials from internal departments (Environment/Fire/ODM Health).

6. What do you do if you want to cancel your submission?

You can cancel your submission by contacting the building control department.

You will get your money back except for the scrutiny fee of just over R700.

7. The Building Control Department will notify you when the plan has been reviewed and a decision made

✓

Approved

You can visit us to collect your approved plans

Not approved – amendments requested

We will issue you with a request for Amendments.

When the amendments are made, you can resubmit your plans. You only need to pay the scrutiny fee on re-submission.

8. What do you do if you have to make changes (amendments requested) to your plan?

In terms of the Building Act, the application may be resubmitted anew after amendments have been addressed, at no additional cost, within a period not exceeding one year from the date of this notice provided that:

✓ The plans, specifications and other documents have been amended in respect of any aspect thereof which gave cause for the refusal, and

✓ The plans, specification or other documents in their amended form do not substantially differ from the plan, specifications or other documents which were originally submitted.

9. Is there a time limit on how long my building plan is valid?

An approved building plan is valid for 12 months.

You may request to extend this with another 12 months

The request must be made within the 12-month validity period
Submit the following to the building department

✓ Plan validity extension form (see Application Forms)

✓ Original building plans

✓ Proof of payment of extension fee

10. Once you start with construction - the Building Inspection process

No new building may be occupied before an Occupation certificate has been issued.

For Internal Alterations or Alterations and Additions, you may occupy the old part for which an occupancy was given.

Do the following to request an inspection:

Hermanus

Phone (or visit) your nearest building control office.

Gansbaai

Kleinmond

Type of inspections

1.	Foundation inspection	🗸 To be requested once foundation excavation of the building has been set out and excavated in accordance with the approved plan which must be available on site. All boundary pegs must be visible. 🗸 The foundation excavations must always be inspected by the building inspector, even if an Engineer has been appointed.
2.	Drainage inspections	🗸 To be requested once the drainage work on the property has been completed and the sewer lines/pipes are open for inspection.
3.	Tank inspections	🗸 To be requested once the sewerage tank has been completed. 🗸 Must be inspected by the Building Control Department before the Operational Department can test and connect the tank. 🗸 No plastic tanks will be allowed.
4.	Final inspection	🗸 To be requested once the building has been completed. 🗸 Completion/compliance certificates will be requested by the Department before the issuing of the occupancy certificate: Engineer’s Completion/compliance certificate for all duties that the Engineer was appointed for. Glazing certificates for all new glass installed. LPG installation certificate for gas (to be installed by registered installer) Architects Compliance certificate Energy Efficiency Regulations if applicable. Electrical certificate Plumbing certificate

How does it work – Building Alterations and/or Additions (Internal or External)

Step by Step Process – Building Alterations and/or Additions (Internal or External)

Quick Links

1. Building Alterations and/or Additions (Internal or External)

🗸 You do not require a building plan application for maintenance work (painting, new internal cupboards, replacing tiles are a few examples). However, internal alterations to a dwelling house or other structure older than 60 years will require a plan application, even if it is a Minor Works application.

🗸 You have to submit a building plan for approval for all alterations and additions

🗸 Any external addition automatically triggers a building plan application. When viewing your site from above and the Site Plans clearly shows that you are planning to add to the existing house or structure, it triggers a building plan application.

🗸 Alterations generally go hand-in-hand with additions because you have to demolish a window or wall when you add another room.

🗸 Internal alterations may trigger a building plan application if it is not merely maintenance. For example, changes to the usage of a room requires a building plan application. Altering or adding to the sewer line , even internally, triggers a building plan application.

Visit GIS on our website to see the development rights for your erf,

By Clicking on GIS mapping, it will open two tabs, click Map viewer. (PDF Gallery is a compilation of static down-loadable maps)

In Map Viewer tick Disclaimer, navigate to the toolbar, click Advanced Search on the dropdown choose property Search, enter Erf number, and apply. Select the suitable property.

Navigate back to the toolbar, click layer List icon , in dropdown layer list tick Zoning. In the map area click on the erf, an information pop-up appears.

*The pop-up pages provide information about the erf based on the layers selected in the layer list.

2. Take some time to understand the legislation

National Building Regulations and Building Standards Act 103 of 1977

National Heritage Resources Act 25 of 1999

05 Annexure C of Schedule 2 – HPOZ REGULATIONS 2020

SANS 10400 (National Building Regulations)
https://www.nrcs.org.za/business-units/national-building-regulators

Overstrand Municipality: By-Law on Problem Buildings

Overstrand Municipality: Tiny House Policy

Overstrand Municipality: By-law relating to Outdoor Advertising and Signage

Overstrand Municipality: Container Guideline

Promotion of Administrative Justice Act No.3 of 2000

3. View / get a copy of your existing building plan?

Visit our office to

✓

Bring your proof of ownership (municipal account) and ID with

✓

View your building plan

– individual (free)

– agents (1 admin fee per viewing regardless amount of plans viewed)

✓

Get a copy of your plan (COSTS: admin fee + cost per copy)

	Fee (incl. VAT)
Administration / Viewing Request, Filing retrieval and Copying of Plans	R 84,00
Per sheet – Size A0 (Private copy)	R 88,00
Size A1 (Private copy)	R 69,00
Size A2 (Private copy)	R 51,00
Per sheet – Size A0 (Official copy)	R 69,00
– Size A1 (Official copy)	R 51,00
– Size A2 (Official copy)	R 40,00
Per sheet – Size A0 (Private copy) Colour	R 437,00
Size A1 (Private copy) Colour	R 334,00
Size A2 (Private copy) Colour	R 223,00
Per sheet – Size A0 (Official copy) Colour	R 223,00
– Size A1 (Official copy) Colour	R 166,00
– Size A2 (Official copy) Colour	R 112,00

4. How long does it take to approve a new building plan?

Building < 500 m²	30 days
Building > 500 m²	60 days

5. What is the process we follow to approve you building plan?

Once received we submit your plans for comments from the following departments:

🗸 Overstrand Fire & Rescue

🗸 Overstrand Engineering Services

🗸 Electricity Department

🗸 Overstrand Town Planning

🗸 Overstrand Property Administration

🗸 Overstrand Environmental Management

🗸 Overstrand Heritage Committee

🗸 Overberg District Municipality (ODM) Health Department

Your plan will be reviewed at the building plan meetings, held on the following days

Hermanus	Mondays & Tuesdays
Gansbaai	Mondays
Kleinmond	Fridays

6. What do you do if you want to cancel your submission?

You can cancel your submission by contacting the building control department.

You will get your money back except for the scrutiny fee of just over R700.

7. The Building Control Department will notify you when the plan has been reviewed and a decision made

√

Approved

You can visit us to collect your approved plans

Not approved – amendments requested

We will issue you with a request for Amendments.

When the amendments are made, you can resubmit your plans. You only need to pay the scrutiny fee o re-submission.

8. What do you do if you have to make changes (amendments requested) to your plan?

The plans, specifications and other documents have been amended in respect of any aspect thereof which gave cause for the refusal, and
The plans, specification or other documents in their amended form do not substantially differ from the plan, specifications or other documents which were originally submitted.

9. Is there a time limit on how long my building plan is valid?

An approved building plan is valid for 12 months.

You may request to extend this with another 12 months

The request must be made within the 12-month validity period
Submit the following to the building department
- Plan validity extension form (see Application Forms)
- Original building plans
- Proof of payment of extension fee

10. Once you start with construction - the Building Inspection process

No new building may be occupied before an Occupation certificate has been issued.

For Internal Alterations or Alterations and Additions, you may occupy the old part for which an occupancy was given.

Do the following to request an inspection:

Hermanus

Phone (or visit) your nearest building control office.

Gansbaai

Kleinmond

Type of inspections

1.	Foundation inspection	🗸 To be requested once foundation excavation of the building has been set out and excavated in accordance with the approved plan which must be available on site. All boundary pegs must be visible. 🗸 The foundation excavations must always be inspected by the building inspector, even if an Engineer has been appointed.
2.	Drainage inspections	🗸 To be requested once the drainage work on the property has been completed and the sewer lines/pipes are open for inspection.
3.	Tank inspections	🗸 To be requested once the sewerage tank has been completed. 🗸 Must be inspected by the Building Control Department before the Operational Department can test and connect the tank. 🗸 No plastic tanks will be allowed.
4.	Final inspection	🗸 To be requested once the building has been completed. 🗸 Completion/compliance certificates will be requested by the Department before the issuing of the occupancy certificate: Engineer’s Completion/compliance certificate for all duties that the Engineer was appointed for. Glazing certificates for all new glass installed. LPG installation certificate for gas (to be installed by registered installer) Architects Compliance certificate Energy Efficiency Regulations if applicable. Electrical certificate Plumbing certificate

How does it work – Minor Works?

Step by Step– Minor Works

Quick Links

1. What is Minor Works

Building works that won’t have a major impact on the use of a site or that will not change the fundamental structure of a building or property are referred to as minor building works.

Minor building works are not approved by the building control department but is authorised in terms of Section 13 of the Building Act. No Occupancy certificate is issued for a Minor Works application.

2. List of Minor Works

✅	Poultry house not exceeding 10m2 in area
✅	Tool shed not exceeding 10m2 in area; (vi) cycle shed not exceeding 5m2 in area
✅	Aviary not exceeding 20m2 in area
✅	Solid fuel store not exceeding 10m2 in area and 2m in height
✅	Child’s playhouse not exceeding 5m2 in area
✅	Cycle shed not exceeding 5m2 in area
✅	Greenhouse not exceeding 15m2 in area
✅	Open-sided car, caravan or boat shelter or a carport where such shelter or carport does not exceed 40m2 in area
✅	Any free-standing wall constructed of masonry, concrete, steel, aluminium or timber or any wire fence where such wall or fence does not exceed 1,8m in height at any point above ground level and does not retain soil
✅	Any pergola
✅	Private swimming pool
✅	Change room, not exceeding 10m2 in area, at a private swimming pool
✅	The replacement of a roof or part thereof with the same or similar material
✅	Conversion of a door into a window or a window into a door without increasing the width of the opening
✅	Making of an opening in a wall which does not affect the structural safety of the building concerned
✅	Partitioning or the enlarging of any room by the erection or demolition of an internal wall if such erection or demolition does not affect the structural safety of the building concerned
✅	Erection of any solar water heater not exceeding 6m2 in area on any roof or 12m2 when erected other than on any roof
	Erection of any other building where the nature of the erection is such that in the opinion of the building control officer it is not necessary for the applicant to submit, with his application, plans prepared in full conformity with these regulations

3. Submit your Minor Works application for authorisation by the Building Control Officer

Cut-off times

The cut-off time for plan submissions to be reviewed the following week. is at 15h30 on the preceding Wednesday.

Documents we require with your submission

☑	A fully completed Minor Works Application (see Application Forms)
☑	Same requirement as for other building plan applications: x2 hardcopy sets coloured in consisting of Site Plan, Plan, Section, Elevations(s).
☑	Proof of payment of Minor Works scrutiny fee required before application can be processed

Please ensure that you submit all the documents and proof of payment

to ensure a speedy process.

4. The Building Control Department will notify you when the application has been reviewed and a decision made

The Building Control Department will notify you when the application has been reviewed and a decision made

How does it work – Demolition?

Step by Step– Demolition

Quick Links

1. Submit your Demolition application for approval by the Building Control Officer

Cut-off times

The cut-off time for plan submissions to be reviewed the following week. is at 15h30 on the preceding Wednesday.

Documents we require with your submission

☑	A fully completed Demolition Application (see Application Forms)
☑	Proof of identity (ID/ Letter of Authority, Letter of Executorship/Company or Trust Resolution)
☑	A full set of photographs of the existing structure/building In the case of partial demolition – 2 copies of a demolition plan must be submitted. The area of demolition must be indicated with dotted lines.
☑	Proof of payment of the Demolition application fee is required before application can be processed

Please ensure that you submit all the documents and proof of payment to ensure a speedy process.

2. The Building Control Department will notify you when the application has been reviewed and a decision made

The Building Control Department will notify you when the application has been reviewed and a decision made

How does it work – Signage application?

Step by Step Process – Signage application

Quick Links

1. Take some time to understand the Legislation

Overstrand Municipality: Bylaw Relating to Outdoor Advertising and Signage

2. Complete the Signage Form

Signage on Private Property: Complete the signage application form (see Application Forms) and submit the form together with your payment at the relevant Building Control offices.

(Signage on Municipal Property: Please contact the relevant Administrative head office) for assistance.

How does it work – Temporary Structures?

Step by Step Process –Temporary Structure Application

Quick Links

Temporary structure applications usually go hand-in-hand with an event (fete, marathon, concert, flee market, etc). The application must reach the relevant Building Control office at least 7 working days prior to the event in order for the Fire Department to clear the application or to comment on the application.

An Engineers appointment form must be included in the application because temporary structures are deemed rational designs meaning it does not comply with the structural integrity requirements in terms of the national building regulations.

1. Submit your Temporary Structure Application form (See Application forms) for approval

Cut-off times

The cut-off time for plan submissions to be reviewed the following week. is at 15h30 on the preceding Wednesday.

Documents we require with your submission

☑	A fully completed Temporary Structure Application (see Application Forms)
☑	Proof of identity (ID/ Letter of Authority, Letter of Executorship/Company or Trust Resolution)
☑	Two sets of plans / drawings with clear inscriptions stating the following: 1. Site Plan showing the location of the structure on the property. 2. A layout of the structure (tent) showing seating, entrances and exists. 3. Specific measurements of the structure (tent). 4. Engineer’s appointment form. 5. In the case of the property being owned by the Municipality, approval by the Area Manager must be provided.
☑	Proof of payment of the scrutiny fee required before application can be processed

Please ensure that you submit all the documents and proof of payment to ensure a speedy process.

2. The Building Control Department will notify you when the application has been reviewed and a decision made

How much will it Cost?

How Can We Help You

Just a note – Building Control staff must calculate the building plan fees. If the applicant calculates the plan fees, it must still be confirmed by municipal staff. You can pay the building plan application fees at our Main Administrative office or on-line. Proof of payment is required before the application is processed.

Code	Building Control	Fee* (Including VAT)
S2E1	Administration / Viewing Request, Filing retrieval and Copying of Plans	R 84,00
S2A1	Building Plan Fees : Minor Building Works	R 336,00
S2A2	Building Plan Fees : 0 up to 30 m² (Fixed fee)(S2A3 x 30)	R 1 272,00
S2A3	Building Plan Fees : Greater than 30 m² up to 100 m² (R/m²)	R 42,00
S2A4	Building Plan Fees : Greater than 100 m² up to 200 ²m (R/m²)	R 50,00
S2A5	Building Plan Fees : Greater than 200 m² up to 300 m² (R/m²)	R 58,00
S2A6	Building Plan Fees : Greater than 300 m² (R/m²)	R 65,00
S2A7	Building Plan Fees : Government Subsidized Housing Schemes smaller than 80 m² (privately constructed)	R 300,00
S2A8	Building Plan Fees : New Government Subsidised Housing Schemes (Government constructed)	no charge
S2A9	Building Plan Fees : Government Subsidized Housing Schemes (verandas < 15 m²)	no charge
S2A10	Building Plan Fees : Agricultural buildings (excluding residential buildings) (R/m²)	R 28,00
S2A11	Building Plan Fees : Industrial buildings (excluding offices)(R/m²)	R 28,00
S2A12	Building Plan Fees : Government Buildings (School, etc) (R/m²)	no charge
S2A13	Building plan Fees : Application for temporary structures (Wendy House, Stores, Containers, etc.)	R 746,00
S2A14	Building Plan Fees : Application for temporary structures (Tents for events)	R 746,00
S2B1	Plan Scrutiny Fees : 0 up to 200 m² (Fixed Fee)	R 746,00
S2B2	Plan Scrutiny Fees : Greater than 200 m² (R/m²)	R 6,40
S2C1	Demolition application	R 760,00
S2G1	Heritage Investigation Minor Alterations (no additions)	R 672,00
S2G2	Heritage Investigation add and alt smaller than 30 m² (2 X S2G1)	R 1 344,00
S2G3	Heritage Investigation add and alt greater than 30 m² (2 X S2G2)	R 2 688,00
S2F1	Plan validity extension	R 338,00
S2D1	Re-inspection fees and Inspections on complaints, rates clearance etc.	R 428,00
S2H1	Signage : Application to erect a sign	R 746,00
S2H2	Signage : Application fee for consent (S4.2.1)	R 657,00
S2H3	Signage : Application fee for departure (S4.3.1)	R 657,00
S2H4	Signage : Advertising Costs Local newspapers for departure application	R 5 179,00
Plan Printing Fees
S3A1	Per sheet - Size A0 (Private copy)	R 88,00
S3A2	Size A1 (Private copy)	R 69,00
S3A3	Size A2 (Private copy)	R 51,00
S3A4	Per sheet - Size A0 (Official copy)	R 69,00
S3A5	- Size A1 (Official copy)	R 51,00
S3A6	- Size A2 (Official copy)	R 40,00
S3B1	Per sheet - Size A0 (Private copy) Colour	R 437,00
S3B2	Size A1 (Private copy) Colour	R 334,00
S3B3	Size A2 (Private copy) Colour	R 223,00
S3B4	Per sheet - Size A0 (Official copy) Colour	R 223,00
S3B5	- Size A1 (Official copy) Colour	R 166,00
S3B6	- Size A2 (Official copy) Colour	R 112,00