Expert guidance through the municipal building council (SANS 10400) application process. Complete our secure online form to begin your architectural submission today
A building plan approval is a formal consent from the municipality confirming that your proposed building or renovation project:
Complies with the National Building Regulations and Building Standards Act (NBR & BSA, Act 103 of 1977).
Meets local zoning and land-use requirements.
Does not pose safety, structural, or environmental risks.
Without approval, construction is illegal, and the municipality can issue fines or stop-work orders.
Building plan approval is required for:
New buildings (residential, commercial, industrial).
Additions or alterations (e.g., rooms, garages, swimming pools).
Structural changes affecting foundations, walls, or roof.
Outbuildings (sheds, granny flats, garages in many cases).
Significant renovations (plumbing, electrical, or structural work).
Minor internal renovations like painting, flooring, or non-structural cosmetic work usually do not require approval, but it’s best to check CoJ rules.
Step 1: Consult Municipal Zoning
Check zoning and land use for your property at CoJ.
Ensure your plan complies with:
Land use (residential, commercial, etc.)
Setbacks (distance from property boundaries)
Coverage and floor area ratio
Height restrictions
Step 2: Prepare Building Plans
Plans must be drawn by a registered professional:
SACAP architect or professional draughtsperson.
Engineer involvement may be required for structural elements.
Plans must include:
1. Site plan (showing boundaries, roads, services)
2. Floor plans (dimensions, rooms, openings)
3. Elevations (front, side, rear views)
4. Roof plan and structural details
5. Plumbing and electrical layout if needed
6. Stormwater and drainage details
7. Materials specification
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Step 3: Complete Municipal Application
Obtain a building plan application form from CoJ or online.
Attach:
Certified copies of title deed
Site plan / surveyor’s diagram (SG diagram)
Proof of payment of application fee
Architect/engineer declarations
Some applications may require special approvals for environmentally sensitive areas.
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Step 4: Submit for Approval
Submit the full application at CoJ’s Building Control Department.
Pay the required plan scrutiny fee (based on the project size/value).
Step 5: Municipal Review
The municipality checks:
Compliance with NBR & BSA
Zoning regulations
Structural and safety standards
Step 6: Receive Building Plan Approval
Once approved, you receive a written approval certificate with conditions.
Keep a copy on-site during construction.
Approval may have conditions, like:
Permit for plumbing/electrical inspections
Compliance with energy efficiency or environmental rules
Step 7: Commercial Construction
Appoint contractors if needed.
Arrange municipal inspections at key stages:
Foundation and footing inspection
Structural inspections
Plumbing and electrical inspection
Final completion inspection
Final Occupation Certificate may be issued after all inspections, allowing legal use of the building.
Starting without approval is illegal and can lead to fines, stop orders, or demolition.
Professional involvement is mandatory for certain structures (engineers/architects).
Fees vary depending on building size, type, and municipality.
Check CoJ’s website for current fees, forms, and submission offices.