Building heights a concern. File image: Independent Newspapers
Cape Town - The City of Cape Town has revealed a proposal to impose stricter height restrictions for Residential Zone 1 properties, setting the maximum building height at 10 metres measured from existing ground level.
This change addresses public appeals from the Camps Bay and Clifton Ratepayers Association (CBCRA), which raised concerns over potential new overlay zones that could alter building regulations without adequate public consultation.
The CBCRA, advocating for community input, is particularly focused on protecting the character of neighbourhoods like Camps Bay and Bakoven, where the existing overlay zone (Item 190 of the Development Management Scheme) limits buildings to three storeys with a height cap of 10 metres.
Participation and comments in this process is expected to end on October 25, 2024.
In their response to Weekend Argus, the City said their amendment is intended to simplify the planning process by making current regulations more explicit, rather than imposing new restrictions.
Eddie Andrews, the City's deputy mayor and Mayoral Committee Member for Spatial Planning and Environment, expressed his concern about the confusion surrounding the new amendments.
“The proposed amendments provide for an amendment to the existing practice of measuring heights from the existing ground level to the top of the building,” he explained.
“One of the key aspects of the draft Municipal Planning By-law (MPBL) includes provisions allowing for the development of affordable rental flats within selected residential areas.
“The initiative aims to attract micro - and small developers to invest in regions experiencing high demand for affordable accommodation.
“We are proposing additions to the by-law to stimulate and enable development aimed at the affordable rental market in 194 selected residential areas,” Andrews stated.
These targeted areas typically encompass informal suburbs where government-subsidised housing developments have taken place, alongside recent densification efforts leading to informal structures.
To promote successful development, the City has set specific regulations: a maximum of eight affordable rental units or flats may be constructed on a single property alongside a dwelling house, while properties without a dwelling may house up to 12 units. Furthermore, the height of these units is limited to 8 metres or two storeys.
Despite these efforts to facilitate affordable housing, the CBCRA has remained vocal about their opposing views.
Numerous queries were also sent to the association for further comment on the issue but they did not respond by deadline.
Recently, the association sought to appeal a decision by the Western Cape High Court that allows a five-star hotel to be built on Victoria Road, expressing fears it will transform their beachfront into a “concrete jungle.”
This decision has attracted over 90 personal objections lodged by residents against the City's planning activities.
Andrews said the hotel application has met all necessary requirements without irregularities.