The proposed IOZs are included in the current review of the MPBL, and are to be piloted in five Development Focus Areas in Athlone, Bellville, Diep River, Maitland, and Parow/Elsies River. The intention is to assign additional and enhanced development rights to properties that fall within these zones, as envisioned by the recently approved District Spatial Development Frameworks.

'An IOZ is an important tool to enable and stimulate mixed use development in specific locations. It also simplifies regulatory processes because only a building plan would be needed for proposed developments that comply with the rules of the IOZ. In these cases, no land use application would be required, which means it speeds up permissions, and in so doing, all involved can save time and costs.

'At the start of our term of office, we made the commitment of Ease-of-Doing-Business in Cape Town. The proposed IOZs are part of this initiative to encourage investment and development in prioritised areas, as stipulated in the City's Integrated Development Plan, Municipal Spatial Development Framework and District Spatial Development Frameworks,' said the City's Mayoral Committee Member for Spatial Planning and Environment, Alderman Eddie Andrews.

What is an Incentive Overlay Zone (IOZ)?

All land units within Cape Town's municipal boundaries are zoned, and this zoning determines what the land or property may be used for, and how it can be developed. This is known as the base zoning. The base zoning is indicated in the Development Management Scheme (DMS) that forms part of the Municipal Planning By-law.  

An IOZ creates a special zoning area with special provisions, over and above the base zoning's existing provisions.

Property owners whose properties fall within an IOZ get additional or enhanced development rights, such as height, floor factor, coverage, setbacks and additional use rights. Should the new proposed development comply with the rules of the IOZ, only a building plan application is required. The full list of enhanced rules is available for viewing in items 155 and 156 of the proposed revised MPBL that is currently available for public comment.

In all other areas in Cape Town where developers want to increase the development opportunity of a site over and above what is being allowed for as part of its current zoning, they are required to follow a land use application process and submit a building plan application to the City for assessment – thus, they have to comply with at least two application processes.  

Benefits of an IOZ

• The IOZ makes it easier to develop as it only requires a building plan submission if the proposed development complies with the rules of the IOZ
• It simplifies regulatory processes and requirements as the IOZ allocates a basket of additional development rights and use rights to the properties that fall within the IOZ
• It speeds up permission, thus, saving developers and property owners time and costs
• It supports the City's commitment to Ease-Of-Doing-Business in Cape Town
• It enables development in areas prioritised for mixed use, such as Development Focus Areas

The City proposes IOZs for five Development Focus Areas (DFAs) in:

• Parow/Elsies River – the DFA is located along the Voortrekker Road Corridor, and bounded by the railway line in the south and crosses Voortrekker Road to the north
• Diep River – the DFA is a district node intended for mixed-use intensification, located at the intersection of Kendal Road and Main Road
• Maitland – the DFA is an important node on Voortrekker Road, offers a diversity of land uses, is highly accessible and close to the Cape Town and Bellville CBDs
• Bellville CBD – the DFA includes the main CBD area, rail station, public transport interchange and extends along Voortrekker Road and along Durban Road to the north
• Athlone CBD – the DFA is located along the Klipfontein Corridor, and includes Klipfontein Road, Aden Avenue, and the rail station

The relevant documents, maps of the proposed IOZs, and brochures with more information are available on the City's website, at https://bit.ly/MechanismsandIncentives  

How to comment:

• Go online www.capetown.gov.za/haveyoursay
• Send an email to Lums@capetown.gov.za
• Submit comments by 23 September 2024
• Attend the public information days in the areas where the IOZs are proposed

The proposed amendments and new provisions to the Municipal Planning By-law are intended to also give effect to the spatial policies and strategies that the City Council has adopted since the last major revision in 2019.

Caption: The map depicts the Development Focus Areas for the proposed Incentive Overlay Zones in Maitland, Bellville, Parow/Elsies River, Eerste River, and Athlone.

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