APPROVAL OF BUILDING PLANS – THE COSTS INVOLVED

CASE STUDY

A client contacted us per telephone asking for a quote on “drawing up” a building plan for approval of a new double garage and the Council costs.

Without seeing the site the calculation would have been as follows:

Since the standard size of double garage is 36 sqm, our fees – which are calculated on the sqm of area to be approved – would amount to R 12 200.00 (= 36 x R 200.00 + base fee of  R 5000.00).

However on site inspection it turned out that the garage was much larger than 36sqm, that it was encroaching into a building line and that the garage had actually been turned into a cottage. This of course increased the anticipated costs.

In order to give our clients an informed accurate quote we insist in viewing the property in question. This visit is free of charge.

 

DEALING WITH CITY COUNCIL DEPARTMENTS

Whilst the preparation of building plans is fairly easy, dealing with the different departments at City Council, complying with all their requirements and negotiating the approval is the more difficult and very time consuming part.

Many departments may be involved in the approval.

1. Land Use Management (town planning)
2. Encroachments into restricted areas
3. Additional dwelling units
4. Exceeding the permitted coverage or floor areas
5. Change of use of existing structures
6. Existing structures not built according to approved plans
7. Building Control Department
8. Additional structures do not comply with SANS 10 400 XA
9. Building Inspector: to allow exemption from compliance with SANS 10 400 XA if the structures were erected before 2011, when the new building regulations were introduced
10. No documents recorded at Plan Records Department
11. Proof of soundness of the structures by a structural engineer

Other possible requirements by Building Control Department:

1. Approval by Residents Association or Body Corporate for cluster- or sectional title developments.
2. Permit from Provincial Heritage Resources Authorities – Gauteng  (PHRA-G) if the site was proclaimed more than 60 years ago and any alterations have been done after 1999
3. Proposal for remedial action from a consulting fire engineer and approval from Johannesburg Emergency Services in case of a thatch roof or other fire hazards. 

PREPARATION AND SUBMISSION OF REQUIRED DOCUMENTS

With more than 25 years of architectural experience we at GEOMETRICS deal with all those

requirements. We prepare the necessary documents und negotiate their approval  with the respective departments involved.

TITLE DEED

The most important document in this procedure is the title deed (= deed of transfer), which is proof of ownership and states various conditions for a particular property. It usually covers:

1. Use of property
2. Number of dwellings allowed
3. Restriction of building lines
4. Servitudes
5. Special conditions

In case of non-compliance with the conditions of the title deed a removal of those conditions can be obtained. This is a time consuming process and involves a town planner.

All those requirements are handled smoothly and efficiently.

IN A NUTSHELL: GEOMETRICS’ PROFESSIONAL FEES:

Architectural fees:

1. Base fee –  R 5 000.00
2. Building plans (regarding the areas to be considered) – R 200.00/sqm
3. Application for relaxation of building line –  R 8 000.00
4. Application for exemption from XA 10400   – R 5 000.00
5. Site development plans – R 10 000.00
6. Application for PHRA-G permit – R 10 000.00

(VAT to be added)

Council fees:

1. Plan submission fee – R 25.00/sqm
2. Relaxation of building line – R 675.00
3. Exemption from XA 10 400 – R 348.00
4. Site development plan – R 1 185.00

(VAT included)

Other costs:

1. Structural engineer                                         t.b.a.
2. Town planner                                                   t.b.a.
3. Fire engineer                                                    t.b.a.

As each property and situation is different it requires a thorough analysis before any final quotes can be submitted.

We look forward to assist you in this matter.

Please contact Laura 083 294 4419

With more than 25 years of experience as architects we are confident to be able to assist our clients with all the necessary documentations and negotiations. With a simple phone call to Laura 083 294 4419 you will get full attention to your particular situation and the best possible action and support to get your building plans approved.