Services offered by us

Project Design & Planning

Property Assessment

Layout & Facade Design - Functionality & Aesthetics

Planning Permission - Document Preparation  &

Applications for Plan Approval

Construction Drawings

Project Management

Building Contractor Management  

Site Budget Management

Occupation Certificates

Project Specific Requirements

As-Built Plans

Building Line Relaxation

Special Consent Application

Removal of Restrictive Conditions on Title Deeds

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Town Planning Scheme and how it affects your property

The town planning scheme for your property varies from one town council to the next town council.

Contained within the Town Planning Scheme for your property you will find the following:


The Zoning of your particular property defines the parameters and limitations imposed by the Town Planning Scheme for your property. We will obtain a signed Zoning Certificate from your local town council to ensure that the parameters considered for the design of your property is accurate.


The Usage of your Site is defined by the Zoning of your property.

The Usage will impact whether your property can be used for residential dwelling, as well as define whether Out Buildings or Secondary Dwellings will be allowed to be constructed.

The secondary dwellings could also have its own set of parameters, such as a maximum permitted area and whether Neighbours consent will be required before a secondary dwelling is permitted.

The Usage can also define whether multiple dwelling units will be permitted for your dwelling, in the case of a medium density development in relation to the minimum Site Area of your property, and whether Special Consent or Neighbours Consent will be required for the multiple dwelling units.

The Usage for your property will differ depending on the Town Council and Town Planning Scheme.

The Usage of your property can only be changed if the property is rezoned by a private Town Planning Company.

FAR and Coverage:

The FAR (Floor Area Ratio) defines the maximum size of your dwelling in proportionate relation to your site area (or size). Different Town Councils require different occupancies to be included in within this number.

For example, the Hibiscus Coast Municipality excludes the Garage Area and Open Sided Balconies and Patios from the FAR.

During our Assessment of your property, we will establish how your Local Town Council calculates the FAR, as this will impact the design considerations applicable to your property.

The Coverage is considered to be the footprint of your dwelling, and your Coverage is also defined as a Maximum Area in relation to your Site Area.

The FAR and Coverage can not be changed or relaxed and it will only change if the property is rezoned by a private Town Planning Company.

Building Line and Side & Rear Space:

The Building Line of your property is a set distance from the street front boundary of your property.

No Structure, other than a 1,8m high boundary wall can be constructed within the Building Line of your property (encroach the Building Line), unless Building Line Relaxation is obtained from the Local Municipality.

The Side & Rear Space is similar to the Building Line, with the predefined distance applicable on all your non-street front boundary lines. No Structure other than a 1,8m high boundary wall may be constructed within this distance, unless Side & Rear Space relaxation is obtained from your Town Council.

The Building Line and Side & Rear Space details will be obtained by us during our Assessment process.

Maximum Height:

The Maximum Height of your property refers to the maximum number of stories permitted for your dwelling.

Most Town Planning Schemes do not define the basement as being one of the stories, however the definition of a Basement floor should be determined as they vary from one town council to the next.

Other Considerations:

There are other factors to consider in determining the Town Planning Scheme parameters for your property, the information above is the basic outline of considerations taken into account when establishing the design parameters of your future home.

Further Town Planning Scheme considerations will be obtained from your Local Town Council’s Town Planner as these vary between the various Town Councils across South Africa.

Next step: Request a Quotation

Design Phase Preliminary Assessment

Design Development

Concept Design

Project Appraisal

Client Testimonials

Contact us now to enroll your project with us:

The processes required for your envisioned project:

Planning Approval

Technical Documentation

Contract Administration

“I would like to congratulate you on your ability  to understand the needs of your clients. You are extremely professional and it 's a pleasure to deal with you.” - Mrs. Y van Esch

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“Fusion Studio Architecture has done a good job with the architectural enhancement, resulting in contemporary simple and clean lines.” - Mr. S van Blerk

How do You Envision Your Future Home?

“. . . our passion is to guide your vision to realisation”

André Brand

Mobile [+27]84 550 0193

Land Line [+27]87 808 3777

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