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 submit a building plan application that must be 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 |
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Amendment or cancelation of subdivision plan or part thereof (including GP) |
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Amendment of SDP |
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Apply for a demolition permit |
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Apply for a temporary structure |
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Apply for copies of building plans
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Applications where delegated official elects not to exercise power |
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Approval / amendment of Overlay Zone/SDF |
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Approval / amendment of Zoning Scheme |
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Building/Construction Complaints |
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Building plan enquiries for plans submitted |
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Categorization of applications |
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Closure of public place / part thereof (Permanent) |
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Compilation/Amendment of HOA Constitution/ Design Guidelines |
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Consent use |
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Consolidation |
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Correction of zoning map error |
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Extension of time |
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Departure: Permanent |
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Departure: Temporary |
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Determination of an administrative penalty |
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Determination of zoning |
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Disestablishment of HOA |
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Occasional use of land |
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Permission, Amendment, or deletion of conditions of approval |
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Permissions in terms of zoning scheme |
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Rectification of failure by HOA to meet its obligations |
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Relaxation Title Deed Restrictions |
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Rezoning |
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RORA (removal, amendment, or suspension) |
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Subdivision or phasing of subdivision |
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Subdivision to (sub divisional area) |
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Subdivision / consolidation exempted |
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Submit a building plan |
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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 |
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| 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?
| 1. | 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 | ||||||
| 2. | Your plan will be reviewed at the building plan meetings, held on the following days
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 |
| X | 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.
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| 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.
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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.
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.
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)
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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?
| 1. | 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 | ||||||
| 2. | Your plan will be reviewed at the building plan meetings, held on the following days
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 |
X | 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?
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.
|
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 |
|
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 |
|
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 |
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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) |
|---|---|---|
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S2E1 |
Administration / Viewing Request, Filing retrieval and Copying of Plans
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R 89,00 |
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S2A1 |
Building Plan Fees : Minor Building Works |
R 356,00 |
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S2A2 |
Building Plan Fees : 0 up to 30 m² (Fixed fee)(S2A3 x 30) |
R 1348,00 |
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S2A3 |
Building Plan Fees : Greater than 30 m² up to 100 m² (R/m²) |
R 45,00 |
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S2A4
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Building Plan Fees : Greater than 100 m² up to 200 ²m (R/m²) |
R 53,00 |
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S2A5 |
Building Plan Fees : Greater than 200 m² up to 300 m² (R/m²) |
R 61,00 |
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S2A6 |
Building Plan Fees : Greater than 300 m² (R/m²) |
R 69,00 |
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S2A7 |
Building Plan Fees : Government Subsidized Housing Schemes smaller than 80 m² (privately constructed) |
R 318,00 |
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S2A8 |
Building Plan Fees : New Government Subsidised Housing Schemes (Government constructed) |
no charge |
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S2A9 |
Building Plan Fees : Government Subsidized Housing Schemes (verandas < 15 m²) |
no charge |
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S2A10 |
Building Plan Fees : Agricultural buildings (excluding residential buildings) (R/m²) |
R 30,00 |
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S2A11 |
Building Plan Fees : Industrial buildings (excluding offices)(R/m²) |
R 30,00 |
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S2A12 |
Building Plan Fees : Government Buildings (School, etc) (R/m²) |
no charge |
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S2A13 |
Building plan Fees : Application for temporary structures (Wendy House, Stores, Containers, etc.) |
R 791,00 |
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S2A14 |
Building Plan Fees : Application for temporary structures (Tents for events) |
R 791,00 |
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S2B1 |
Plan Scrutiny Fees : 0 up to 200 m² (Fixed Fee) |
R 791,00 |
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S2B2 |
Plan Scrutiny Fees : Greater than 200 m² (R/m²) |
R 7,00 |
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S2C1 |
Demolition application |
R 806,00 |
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S2G1 |
Heritage Investigation Minor Alterations (no additions) |
R 712,00 |
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S2G2 |
Heritage Investigation add and alt smaller than 30 m² (2 X S2G1) |
R 1 424,00 |
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S2G3 |
Heritage Investigation add and alt greater than 30 m² (2 X S2G2) |
R 2 848,00 |
|
S2F1 |
Plan validity extension |
R 358,00 |
|
S2D1 |
Re-inspection fees and Inspections on complaints, rates clearance etc. |
R 454,00 |
|
S2H1 |
Signage : Application to erect a sign |
R 791,00 |
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S2H2 |
Signage : Application fee for consent (S4.2.1) |
R 696,00 |
|
S2H3 |
Signage : Application fee for departure (S4.3.1) |
R 696,00 |
|
S2H4 |
Signage : Advertising Costs Local newspapers for departure application |
R 5 490,00 |
|
Plan Printing Fees |
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S3A1 |
Per sheet – Size A0 (Private copy) |
R 93,00 |
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S3A2 |
Size A1 (Private copy) |
R 73,00 |
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S3A3 |
Size A2 (Private copy) |
R 54,00 |
|
S3A4 |
Per sheet – Size A0 (Official copy) |
R 73,00 |
|
S3A5 |
– Size A1 (Official copy) |
R 54,00 |
|
S3A6 |
– Size A2 (Official copy) |
R 42,00 |
|
S3B1 |
Per sheet – Size A0 (Private copy) Colour |
R 463,00 |
|
S3B2 |
Size A1 (Private copy) Colour |
R 354,00 |
|
S3B3 |
Size A2 (Private copy) Colour |
R 236,00 |
|
S3B4 |
Per sheet – Size A0 (Official copy) Colour |
R 236,00 |
|
S3B5 |
– Size A1 (Official copy) Colour |
R 176,00 |
|
S3B6 |
– Size A2 (Official copy) Colour |
R 119,00 |
Application – Forms
Temporary structures
Tent
Temporary structures
Wendy house/ Containers/ Store
WCM Application 2024-2025
Application for Building Plan Approval 2024-2025
Swimming pool declaration
Owner must submit this form with a building plan when submitting a swimming pool.
Contact our Team
Hermanus: 028 313 8081
Gansbaai: 028 384 8321
Kleinmond: 028 271 8427
Stephen Müller
Director infrastructure and Planning
Louis Coetzee
Manager
Gerrit Coetzee
Building Control Officer
Liezl Lubbe
Building Inspector
Tracy Brewell
Building Inspector
Sherwin Rossouw
Building Inspector
Rowan Shield
Building Inspector
Russel Dickson
Building Inspector
Jonty Abrahams
Building Inspector
Elizabeth Lowings
Administrator
Marilize Bosman
Principle Clerk
Malinda Crafford
Principle Clerk
Datin Burgess
Principal Clerk
Tania Fisher
Principal Clerk
Already Registered - Let us know if your details changed
Quick Links
Already Registered - Let us know if your details changed
- E-mail us with your new details @ enquiries@overstrand.gov.za
- Visit us and we will help you change your details
| 3. Visit us at our Offices and we will help you |
|---|
Hermanus |
Gansbaai |
Stanford |
Kleinmond |
Connect With Us
Mon – Fri: 07:45 – 13:00 & 13:45 – 16:30
Cashiers: 08:00 -13:00 & 13:45 – 15:00
Mon – Fri: 8:00 am – 16:30 pm
Magnolia Street, Hermanus 7200
P.O Box 20, Hermanus 7200