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Many people are under the impression that their architect will expedite their plans through council. Well thats not the case unless you have specifically specified and agreed this with the architect beforehand. Getting plans through council has become very complicated with different interpretations of regulations which change continuously and differ from municiplaity to municipality. We can help!
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OVERVIEW AND SCOPE OF WORKS
RESIDENTIAL PLANS
COMMERCIAL PLANS
INDUSTRIAL PLANS
COUNCIL SUBMISSIONS
HOW WE WORK
STEP 1  COMPLETE SIMPLE FORM & TELL US WHAT YOU NEED | STEP 2  WE IDENTIFY 3 SKILLED PROFESSIONALS | STEP 3  PROFESSIONAL ARRANGES VISIT TO DO ASSESSMENT | STEP 4  WE MAKE SURE YOU GET THREE QUOTES ASAP | STEP 5  COMPARE QUOTES & HIRE THE RIGHT PROFESSIONAL |
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FULL RANGE OF PLANNING SERVICES
 | 3D Modeling |
 | Building Surveys |
| Planning & Zoning |
| Detailed Specifications |
| Constructions Docs |
| Contract Admin |
| Council Submissions |
| Council Approvals |
| As Built Drawings |
| Building Plans |
| Site Plans (SDPS) |
| Full Working Drawings |
RESIDENTIAL PLANS
As the word implies residential meaning a Home, Dwelling, Apartment, Townhouse or Cluster development, a place of residence.
These are designs for living spaces, as opposed to working, industrial or manufacturing areas.
These are designs for living spaces, as opposed to working, industrial or manufacturing areas.
Residential plans include additions and/or alterations which may be added to a dwelling.
Normally residential plans comprise of three main categories:
- Low-cost housing
- Middle income housing and
- Upmarket luxury housing.
Within these three categories there are Apartment Buildings aka Flats, Cluster and Townhouse developments.
We has extensive experience with Residential plans in Johannesburg.
We provide architectural drawing services in Feather Brooke Estates; Dain Fern Estates; Cedar Lake Country Estates; Kaylami Estates; Willowbrook Estates.
Cluster developments in Chane Cliff Estates; Gary’s place (Roodepoort) and many other private dwellings.
We produce 3-D virtual models of all of our projects, this enables smooth communication between clients and ourselves.
3-D models aid to visualize the end product.
Creating 3-D models help the client visualize such things as parking space, landscaping ideas, wall colours and textures and roofing finishes.
During the design process, 3-D virtual models allow for corrections which are immediately visible to the client.
Correct site orientation to allow for the best utilization of the surrounding scenery.
Property Developers use 3-D virtual models and artistic renderings to produce sales and marketing information of their project/developments.
COMMERCIAL PLANS
Commercial plans refers to drawings where the general public conduct business, places of education, and places of worship.
A commercial building is a building that is used for commercial use.
Types can include office buildings, warehouses, or retail (i.e. convenience stores, ‘big box‘ stores, shopping malls, etc.).
In urban locations, a commercial building often combines functions, such as an office on levels 2-10, with retail on floor.
Local authorities commonly maintain strict regulations on commercial zoning, and have the authority to designate any zoned area as such.
A business must be located in a commercial area or area zoned at least partially for commerce.
INDUSTRIAL PLANS
Industrial plans refers to drawings for structures related to the manufacturing process of items, such as factories, assembly plants, chemical plants and agricultural storage facilities.
Industrial architecture is the design and construction of buildings serving industry. Such buildings rose in importance with the industrial revolution, and were some of the pioneering structures of modern architecture.
The architectural design of industrial buildings depends mostly on how pronounced the standard features and characteristiclines of thestructures are. Characteristic features include large and long facades; large, unbroken blank walls and glasssurfaces, corresponding to a single,undivided internal space; and repeated faces of parallel spans. Other features arepeaked, stepped, or curvilinear roofs; distinctive stairwells; andvarious engineering structures, such as flues and ventilationducts, pipelines, and exposed equipment. The appearance of industrial buildingsdepends in great part on the artistictreatment of the materials and structures used, the shape of structures, the system used to divide walls intoprefabricatedelements, the surface finish, and the color of structural and finishing materials. This is especially true when prefabricationmethodsof construction are used. Glare-reducers, sun deflectors, decorative lattices, and other elements for providingshade greatly affect the appearanceof industrial buildings in southern regions.
HOW TO GET YOUR BUILDING PLANS APPROVED
To the uninitiated, council can be a minefield! The first step is to appoint a South African Council for the Architectural Profession (SACAP) registered architect/designer. A list of registered professionals can be found at www.sacapsa.com. In order to practice as an architect or designer it is compulsory to register with SACAP. De-registered architects are not legally allowed to practice architecture independently.
Avoid nasty (and pricey) disputes with your neighbours
The architect will obtain previous plans from the council and a copy of your Surveyor General (SG) diagram and Zoning Certificate. The SG diagram clearly demarks your property’s boundaries/area and neighbouring stands. The Zoning Certificate will tell you what the zone use of your property is: agricultural, business, commercial, residential 1, 2 or 3, and special use. Residential 2 or 3 usually indicates your property is in a cluster/townhouse development.
Speaking the language
The building lines are invisible lines on your property demarking the point up to which you can build – your garden/boundary walls are not included. Typically, building lines are 5m at the front, 2m at the sides and 3m at the back. However building lines vary from street to street and it’s best not to make assumptions.
Building lines can, however, be relaxed; you will need your neighbours’ consent and the municipal town planning department’s approval. As town planning departments are notoriously understaffed it is best to use the services of a town planner or architect with contacts.
Coverage is the building footprint on the stand. In other words, what percentage of the stand is covered by a roof? Paving, driveways, swimming pools and boundary/garden walls do not count towards coverage in SA. Coverage is typically 50% for a single- or double-storey dwelling/building, and 40% for a three-storey building.
Floor Area Ratio (or FAR) is the percentage of living space allowable on the stand: bedrooms, lounges, kitchens or servant’s quarters will count. But garages, covered patios, lapas, sheds, swimming pools and storerooms do not. FARs vary between 0.3 to 1.2. A low FAR of 0.6, for example, will effectively ensure that the first floor is smaller than the ground floor in a double-storey building.
Why you need the title deed
You will also need to obtain a copy of the title deeds if you don’t already have one. This is not only to confirm that you are the owner of the property, but also because title deeds usually have restrictive clauses within them. This could affect the outcome of your building plan application. Typically, title deeds indicate that there is a 2m servitude on two boundaries other than a street boundary or pan-handle. Further restrictions such as prohibiting metal roofs or wooden buildings are also common. Title deeds can be obtained from your transferring attorney, the bank (if your property is mortgaged) or the deeds office.
Restrictive clauses within a title deed can be removed. This involves an application through the town planning department. Consent can also be granted for extra coverage/FAR. However, this is a lengthy process and I strongly recommend that you use a town planner.
If your property is within an estate or townhouse/cluster complex you will also need to get a copy of the estate guidelines from the aesthetics committee/body corporate/residents association etc. You will find a list of requirements that ensure aesthetic harmony and good building practice within the estate/complex. In addition, you will need your plans stamped and a letter from the body corporate for council indicating that they are happy with your planned building.
An Appointment/Completion Certificate from a registered structural engineer together with stamps on the plans is required if:
- Your building is under construction/finished.
- You are constructing a new house/building.
- Your plans indicate concrete floor/roof slabs, wooden floors, Juliet balconies, steel construction, timber frame construction and cellars.
- Your stand has poor soil quality or is on a slope.
Prior to plan submission you will need approval and stamps from the following:
- Fire department – if your property is zoned business, commercial, special use or if you are building with thatch or timber frame construction.
- Water/sewage department – if you are applying for building line relaxation, proposing a new house/building or doing major renovations.
- Roads/transportation department – if you are applying for building line relaxation.
- Environmental health – if your property is zoned agricultural, business, commercial or special use.
New regulations enforced in September 2012 also require that your home is energy efficient – this stipulates that at least 50% of your hot water is generated from solar powered geysers or heat pumps.
It is vitally important that your architect/designer does their homework before drawing up plans. This will save a lot of time and expense later on.
It is vitally important that your architect/designer does their homework before drawing up plans. This will save a lot of time and expense later on.
For plan submissions you will need:
- 3 copies of the building plans (2 colour).
- Application form
- SACAP registration form
- Title deed
- Fire department/environmental health/roads/water stamps etc. if applicable
- Engineer Certificate of Appointment/Completion – if applicable
- Permission letter and stamp from body corporate/aesthetics committee etc. if applicable
- Letter from town planning for building line relaxation, consent, rezoning etc. if applicable.
- Approved updated Site Development Plan (SDP) if applicable
- Plan submission/courier fees
- Power of Attorney authorising your architect/courier to act on your behalf in respect of gaining building plan approval
- Energy efficiency calculations for your home
- Lighting layout with energy consumption and demand calculations
- Water layout
- Heritage approval stamp and letter if your home is more than 60 years old
- Surveyor General diagram, aerial photograph, contour map and zoning certificate
- Patience
