Deadline looms for comments about spatial plan for Big Bay
08 December 2025
The closing date for comments, objections and proposals on the draft Local Spatial Development Framework (LSDF) for the Big Bay area is Friday, 12 December 2025. The City wants to remind all residents, stakeholders, and interested and affected parties to participate in this very important statutory process.
The draft LSDF proposes a development vision for the Big Bay area, inclusive of West Beach and Erf 1117, which is owned by the National Department of Public Works.
The City published the draft LSDF for public comment on 9 October 2025.
All comments that are submitted during this 60-day participation period, as well as those submitted at the Open day and online meeting last month, will be considered by the City’s Urban Planning and Design Department in finalising the draft once the commenting period has closed. Residents must please submit their comments via the City’s have-your-say page, or by sending an email to Blaauwberg.DistrictSDF@capetown.gov.za.
The City will respond to these comments in a comment-and-response report that will be annexed to the final draft LSDF to be submitted to Council’s Portfolio Committee on Spatial Planning and Environment for consideration in the new year.
‘There has been robust debate around the draft LSDF for Big Bay and surrounds, and unfortunately, in some cases also misinformation about what is actually contained in the draft. I again want to implore with residents to collaborate with us, and to participate in this statutory process by studying the document and to comment on the facts. Submit your comments in time, and make your voice heard. We want to hear from you, and will use your proposals in refining the draft LSDF before it is submitted to Council for approval,’ said the City’s Deputy Mayor and Mayoral Committee Member for Spatial Planning and Environment, Alderman Eddie Andrews.
The City wants to reiterate the following:
- The draft LSDF has not been approved, neither has it been finalised as yet. Residents have until 12 December to submit counter proposals and objections to the City and we encourage the public to use this opportunity to do so
- The draft LSDF does not allocate new development rights to any property or land, neither does it remove any development rights from any property or land
- A lot of focus has been on Erf 1117, however, we encourage residents to also submit comments and proposals on the other aspects of the draft LSDF as these are equally important for the spatial future of Big Bay and the impacted areas
- Some residents have raised concerns about urban growth around Koeberg. City departments have regular engagements with Eskom and the National Nuclear Regulator about spatial planning and land use management and urban growth within the 0 – 16km zones around Koeberg
- All development applications are managed through different statutory processes stipulated in the National Environmental Management Act (NEMA) as environmental impact assessment procedures, as well as through similarly rigorous public consultation processes administered under the Municipal Planning By-Law (MPBL) for land rights adjustment
- Section 158 of the MPBL stipulates the process for land use and development rights applications for developments located within the 0 – 16km nuclear emergency zones around the Koeberg Nuclear Power Plant. Eskom and the National Nuclear Regular are key stakeholders in the NEMA and MPBL statutory processes that prescribe public engagement processes, decision making criteria, and appeal procedures which offer stakeholders the opportunity for input and for decision makers to be held accountable
- Regarding Erf 1117: the draft LSDF proposes approximately 3 600 residential units for Erf 1117. This site belongs to the National Department of Public Works and has always been earmarked for the development of housing opportunities for a wide range of income levels. The draft LSDF proposes some considerations for this large parcel of land, should development be pursued at some point
- It is important to clarify that there is no existing development proposal or application for Erf 1117 at this point in time
- Any future development of Erf 1117 will have to comply with Section 158 of the Municipal Planning By-Law and other items in the by-law that set conditions for infrastructure capacity in the event of an emergency evacuation; thus, development in this zone must be phased in accordance with additional road capacity to facilitate emergency evacuations
The draft LSDF makes some proposals about the need for coastal protection, extension of the Blaauwberg Nature Reserve to the south, and the creation of continuous biodiversity conservation corridors.
As for urban development, the LSDF proposes:
- 10 sub-precincts for the area: Northern Corridor; Big Bay Beachfront; Big Bay Dunes; Bloubergstrand Village; Blaauwberg Dunes; Blaauwberg Beachfront; West Beach; Sunningdale Open Space Corridor; Erf 1117; and a proposed Blouberg Nature Reserve Gateway where proposals in terms of spatial planning, development, density, transport and so forth are aligned with each precinct’s unique qualities and location
- The creation of three ‘heart’ nodes at the Blaauwbergstrand Village; West Beach, and the intersection of Big Bay Boulevard and Cormorant Road to contribute to placemaking and identity, where residents and visitors can socialise and interact, and where important social events can be hosted
- Maintaining or encouraging development nodes with a mix of land uses and densification; with large nodes along the R27 corridor where the MyCiTi bus service operates; medium nodes along Otto du Plessis Drive; and smaller nodes along connecting routes to stimulate economic activity and small-scale opportunities
- Higher densities along public transport routes and areas adjacent to economic opportunities; and low densities in environmental sensitive areas
- Higher densities along the coast (apart from Blaauwbergstrand Village) so that more properties can benefit from the views; lower densities within the centre of the project area, and higher densities and mixed land uses towards the R27 where there are higher levels of economic activity
- Pursue incremental densification through second or third dwellings where these land uses exist as of right in terms of the City’s zoning scheme
- All new developments will have to comply with the Koeberg Nuclear Power Station Urgent Protection Zone which sets mobility conditions in case of an urgent evacuation
- Beachfront parking and park-and-ride strategy; a tour bus route; and
- Creating a continuous coastal walkway from south of Marine Circle to Big Bay
Once approved by Council, the City will use the LSDF for guidance when making decisions about development applications and land use in the area and public-led projects and investment.
For more information, and to submit comments and proposals:
Published by:
City of Cape Town, Media Office
