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Building Control, Air Quality and Noise Control
Building Control, Air Quality and Noise Control
The Department of Planning and Building Control is responsible for ensuring that all development is done in accordance with the applicable legislation, as well as the approved Planning By-law and Zoning Scheme. The mandate of the department is to ensure implementation of the National Building Regulations and Standards Act, Air Quality Control and Noise Management, which in turn ensures a safe and healthy environment.
Contact Details:
Manager: Njabulo Mbuyazi
Tel: (028) 425 5456
E-mail: NjabuloM@capeagulhas.gov.za
Physical Address: 2 van Riebeeck Street, Bredasdorp 7280
Building Control Management:
The Building Control Section ensures that all buildings in CAM comply with the minimum construction standards and specifications as per approved building plan, to ensure a safe and healthy built environment for all. These standards and specifications are laid down in the National Building Regulations and Building Standards Act (Act 103 of 1977).
The section is there for responsible for checking and approval of all building plans, as well as inspecting building work during construction to ensure compliance with the approved plans and related regulations.
The Building Control Section controls activities and regulates the following:
• Construction of new buildings
• Alteration, extensions, or conversions of existing buildings.
• Change in use of existing buildings
• Demolition of existing buildings or structures
• Issue occupancy certificates.
The Building Control section deliver services through all town in CAM and offer the following services (Bredasdorp, Struisbaai, Arniston, Agulhas. Suiderstrand, Elim, Napier, Klipdale and Protem):
• Advising residents and professionals about building regulations and the application ormapplications.
• Issue permits for minor works, temporary structures, and hoarding and demolition sites.
• Inspecting construction work to ensure compliance with the approved plans.
• Issuing occupation certificates for completed buildings.
• Investigating and resolving building complaints, contravention and illegal building work, and general enforcement of building regulations and standards.
• Inspections for Struisbaai, Agulhas, Suiderstrand done on Monday, Wednesday, and Fridays.
• Napier, Elim and Arniston done on Thursday and Thursdays.
• NO FINAL INSPECTION WILL BE CARRIED OUT AFTER WEDNESDAYS.
For further information about these functions click on the “click here” link that follows any of the questions below, QUESTION AND ANSWERS ON ALL BUILDING RELATED ISSUES:
What kinds of building activities require building plans to be submitted for approval? Click here for Q&A
The following forms need to be completed when applying for building plan approval.
Unless it is completed in full the application will not be accepted.
BUILDING CONTROL SECTION STAFF:
Manager Building Control (BCO): Njabulo Mbuyazi. 028 425 5456. njabulom@capeagulhas.gov.za
Chief Building Inspector: Patrick Pietersen. 028 42555 00/60. patrickp@capeagulhas.gov.za
Chief Building Inspector: Ayrton Rudolph. 028 42555 00/43. ayrtonr@capeagulhas.gov.za
Building Inspector: Clayton Booysen. 02842555 00/59. claytonb@capeagulhas.gov.za
Officer Building Control: Shandre Davids: 028 42555 00/62. shandred@capeagulhas.gov.za
You’ll need to go to your municipal with an application from for special events, an engineer’s appointment from for special events an, engineer’s completion certificate special events from if you want to apply to erect a temporary structure. This is the only form that is needed to apply for approval to erect temporary structures. Unless it is completed in full, the application will not be accepted.
Once all building work has been properly completed, the owner or builder may apply to the Built Environment Section for Certificate of Occupancy. This must be issued by the section within 14 days of receiving the request, on condition that the work has been completed according to the approved plan. All relevant documentation/certificates must be provided as per application form requested. If the request is denied, the section must give reasons for its refusal.
THE BUILDING MAY ONLY BE USED AND OCCUPIED AFTER A CERTIFICATE OF OCCUPANCY HAS BEEN ISSUED. NO POWER CONNECTION WITHOUT AN OCCUPANCY SERTIFICATE WILL BE DONE.
X Request for Certificate of Occupation.
X Request for letter of Occupation Occupation.
You’ll need to fill out the swimming pool indemnity form if you want to install a swimming pool on your property.
You’ll also have to ensure that access to the swimming pool is controlled and if you fail to comply with the requirements, you’ll be found guilty of an offence.
Submit the swimming pool indemnity form along with the general application for a swimming pool at your municipal.
Before any demolition work can start, you`ll have to complete the demolition application form, which you can get either at your municipality or you can download the application from the website.
You’ll have two notify the building Inspector of your intension to commence demolition 10 days before the intended date before demolition starts.
X Demolition permit application form
A guide to the building plans approval Process
Getting municipal approval for a new construction or renovation project may seem daunting at first, especially when you don’t know where to start. After drawing up the plans with a professional, SACAP registered architect or draughtsman, the plan needs to be submitted electronically on the Ovivo portal for approval.
It is a common misconception that smaller construction plans such as renovation or extensions do not need approval, but the reality is that any additions or alterations to an existing structure must be authorised by the local authority. Any building work done without the relevant approval can be legally halted or even authorised for demolition by a building inspector. In addition, fines could also be imposed if construction work begun without approval.
All building plans need to be approved by your municipality, they may consider many factors for example the impact of developments on the surrounding environment and heritage status among other things.
If you’re considering extensive home renovations which will have an impact on the structure of the building, you’ll need your building plans approved before any construction starts. This is to ensure that all construction plans comply with guidelines and regulations.
The municipality is responsible for checking and approving all building plans, and they’ll consider various factors, including the impact on the surrounding environment, town planning principals and the health consequences of the development before approving any plans.
Submission requirements
You’ll need to apply online on the Ovvio portal and upload plans for plan submission to get your plans submitted for approval.
The following forms need to be completed when applying for building plan approval.
Unless it is completed in full the application will not be accepted.
X Building Plan Application Form.
X SANS Forms (1-4)
You`ll need to give the building inspector a notice of intention to commence with building work at least two (2) working days before the inspection to take place.
This form must be completed to obtain copies of an approved building plan held by the department.
If you appoint an engineer to undertake the design or segment of the building, you need the following forms which are part of SANS 10400-A2022.
Form 2 is the appointment of an engineer or competent person. Form 4 is the completion certificate after form 2.
SANS 10400- A Form 3 only to be used when the appointed person appoints a competent person to undertake the design of an element or segment of the building.
X Engineer`s completion certificate. Form (4).
X Appointment Form for competent person. (4).
When submitting a building plan application, scrutiny fees will be calculated according to official tariffs. These fees must be paid in full on submission of the application and are not refundable if the application is refused.
WHICH DOCUMENTS WILL YOU NEED FOR BUILDING PLANS SUBMISSION?
- 1. Building plan approval application forms.
- 2. South African Council for the Architectural Profession (SACAP) registration form.
- 3. A copy of the property’s title deed.
- 4. Power of Attorney for your architect / draughtsman to submit your plans for you.
- 5. The surveyors’ General diagram, along with a zoning certificate, contour map and aerial view of the property.
- 6. Stamps from any relevant authorities. These could include the fire department and environmental health authority or Heritage Western Cape.
- 7. Town planning check.
- 8. An Engineer Certificate of Appointment/Completion.
- 9. Permission form the body Corporate or Aesthetics Committee.
- 10. Official building line relaxation permission or rezoning consent from the town planning authority.
- Environmental Authorisation/Setback (where applicable).
- 12. Orientation/Site plan.
- 13. Building Lines.
- 14. Electric layout with calculations.
- 15. Fire plan.
- 16. Height of buildings on sections.
- 17. Fenestration calculations (where applicable).
- 18. An approved and updated Site Development Plan.
- 19. Your homes energy efficiency calculations and lighting layout.
- 20. The hot- and cold-water layout and the 50% renewable hot water compliance (Solar, Gas, Heat pump).
- 21. Sanitation layout as required. Where no sewerage line conservancy tank or 8000L required.
- 22. If you want to renovate/demolish a building older than 60 years you need the approval of Heritage Western Cape.
A list of fines for building control transgressions has been approved by the Chief Magistrate of Bredasdorp and will be implemented from 2022/06/02
In practice transgression will first receive a warning via a notice. Should compliance not be reached by the date indicated on the notice, an applicable fine will be issued. If the owner persists with the illegal activities after the fine was issued, the building inspector can continue issuing additional fines until compliance has been reached or take him/her to court.
The following are specific problematic areas encountered by the Building Control section, and the following fine will be applicable:
Section 14.4
Occupying a building without the written approval of the Local Authority: R2 000.00
Reg. F11, SANS 10400
Failure to provide approved sanitary facilities for personnel on site: R2 000.00
Reg. F9(1), SANS 10400 Failure to comply with notice regarding the removal of building material from the pavement/streets: R800.00
Reg. A22(3), SANS 10400
Proceed building work without inspection: R1 500.00
Reg. A25(5), SANS 10400
Deviation from approved plans: R1 500.00
