Ward councillor Annette Deppe outlines approval processes

Ward 132 councillor Annette Deppe has outlined the processes developers need to follow before starting a project.

The councillor published a notice on 30 September after noticing that many developers are and have apparently been ignoring protocols that need to be adhered to before starting a project. Deppe added that once the town planning processes has been finalised and the proclamation has been gazetted, the process takes about 12 months.

“The developer can only submit their Site Development Plan (SDP) for approval at building control after proclamation. The site development plan is drafted by an architect who is employed by the developer,” she explained. “The architect will work on a plan which reflects site boundaries and contours, considering a draft layout plan based on density, zoning, covering, height, building lines and floor area ratio. Then they will overlay the Outline Scheme Report on their plans which would reflect the requirements by stakeholders, Joburg Water, City Power or Eskom, Joburg Roads Agency, Traffic Impact Assessment, Pikitup, Fire (EMS) and Environmental.”

Deppe added that they should then submit their SDP at building control with the proof of proclamation, reflecting the zoning and height restriction, etcetera, and for stamps by all the departments. She stressed that this process is not a quick one. “After the developer has built the attenuation dam, connected and/or upgraded the water and sewer connections, has a mini substation installed, adhered to the requirement of the Joburg Roads Agency, they will approach Joburg Water, JRA, Parks, City Power or Eskom for an Section (82) letter (certification by municipality).

“The engineers from the various departments will inspect and either approve the installation and or the design and issue the Section 82 letter which they send to legal admin. Once legal admin has receive all the Section 82 clearance from the above departments, they prepare the Service Agreement which the developer signs – also issuing the contribution amounts the developer has to pay in bulk contributions.”

Deppe added that only after the contributions are paid, is the Section 82 certificate issued by legal administrator. “Thereafter, building plans follow above process. Plans have to adhere to the National Building Regulations or South African National Standards 10-400 and any other applicable standards. Plans need to be submitted with a ‘Fire Rational Design’ with the usual required forms which are signed by the developer, architect, engineer and other consultants.

“The metro do a pre-scrutiny to check all the forms, including all the stamps. An invoice is issued, the plan submission is paid, a file is opened at the metro and the pack gets allocated to the plans examiner. If there are any queries, the plans pend and the architect will receive a letter with the requirements that the examiner requires. This is a pending letter.” “Process takes anywhere between three to eight weeks for building plan approval. Once building plans are approved, the developer would apply to National Home Builders Regulations Council (NHBRC)for the units to be enrolled, only after enrolment certificates are issued, can a brick be laid down.”

Deppe concluded that during the process of building, the NHBRC inspectors should check the progress, the engineers will sign off at certain completion stages, fire inspector will inspect that the fire design is being adhered to and the chief will do the final inspection. “On completion of the buildings, the engineers (including a fire engineer) sign off on the slabs, the roofing, the fire walls, doors, glazing, electricity, plumbing etc. Only once the building inspector has all the above, should he issue an occupation certificate.”

Details: Ward 132 councillor Annette Deppe Annette@deppe.co.za