With a density of 25 units per hectare, the developer on this site could then typically build 65 townhouses (2.6 hectares’ x 25) of 160 square metres each (that is the total coverage of 10 400 squares metres divided by the 65 units) over two floors – 100 square metres at ground level (including a double garage) and 60 square metres upstairs. Residential 3 permits a density of between 21 and 40 dwellings per hectare, and is therefore usually used for smaller cluster or townhouse complexes.įor example, on a 26 000-square metre property, 40% coverage amounts to 10 400 square metres.
This is obviously the ideal zoning for cluster housing or townhouse complexes. Residential 2 allows a density of between 10 and 20 dwellings per hectare, bearing in mind that a hectare is 10 000 square metres (or just under 2.5 acres). The footprint cannot be more than 400 square metres. If one is given the right to build a two or three-storeyed home, one can cover up to 400 square metres per storey. Coverage permitted is 40%, which means that on a 1 000-square metre stand one would be permitted to build a dwelling covering a maximum of 400 square metres, including garages and outhouses. Residential 1 is the zoning which stipulates that properties can have a density of only one dwelling per stand or erf, that is, a house.įirstly, one is allowed to build one house on the property in terms of this zoning. (floor area ratio) bulk is the maximum floor area allowed under a roof and density is the number of dwellings permitted per hectare (10 000 square metres). (floor area, ratio) and density.Ĭoverage is the maximum area of land on which one is permitted to build F.A.R. Looking first at residential property, there are four categories, and restrictions on the building or buildings to be constructed on the property are determined in terms of three elements known as coverage, F.A.R. Just about everybody has heard of zones and zoning in relation to property, but the average property buyer or owner has little - if any - clear knowledge of what the different zones are, if and when one needs to apply for any form of zoning or re-zoning, and how to go about this task.įor the purposes of this, we are discussing the three basic categories of zoning - residential, business and industrial – and how each category is then sub-divided further into different zones.
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