One scheme for the whole city
Before 2019, Johannesburg ran on a patchwork of older town planning schemes inherited from Sandton, Randburg, Roodepoort and others. The City of Johannesburg Land Use Scheme, 2018 replaced them with a single set of zonings and controls across all seven regions.
What a zoning tells you
Each zoning lists uses that are permitted outright, uses that need the City's consent, and uses that are not allowed. It also sets controls:
- Density — how many dwellings per hectare or per erf
- Coverage — how much of the erf buildings may cover
- Floor area ratio (FAR) — total floor area relative to erf size
- Height — in storeys
- Building lines and parking ratios
Common Joburg zonings
Residential 1 covers most single-house suburbs. Residential 2 to 4 allow progressively denser housing. Business 1 to 4, Industrial 1 to 3, Educational, Institutional and Special zonings cover the rest. Your zoning certificate states which applies, along with any amendment-scheme specifics.
Zoning isn't the whole story
Title deed conditions, heritage protection, servitudes and estate rules can all restrict a property further. A professional read of all of them is the safest starting point.
General guidance only. Rules change and every property is different — get advice on your own erf before acting.