Q. What are the different classes of Zoning on a property?

A. The separation or division of a municipality into districts, the regulation of buildings and structures in such districts in accordance with their construction and the nature and extent of their use, and the dedication of such districts to particular uses designed to serve the General Welfare.
Zoning can be categorized into 3 sections:

1)    Residential  1; 2; 3 & 4
2)    Business       1; 2; 3 & 4
3)    Industrial      1; 2 & 3

1)    Residential

Residential 1 - the zoning which stipulates that properties can have a density of only one dwelling (house) per stand or erf.

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). This is obviously the ideal zoning for cluster housing or townhouse complexes.

Residential 3 - permits a density of between 21 and 40 dwellings per hectare, and is therefore usually used for smaller cluster or townhouse complexes.

Residential 4 - allows for a density of between 41 and 120 dwellings per hectare, and obviously caters for the construction of blocks of flats.

2)    Business

Business 1 - the zoning one would seek for general business in the form of shopping centres or malls. This category is mostly unrestricted, which means that the developer or owner would be allowed to have almost any type of shop on the premises.

Business 2 - a zoning for a shopping centre, but with certain restricted businesses. For example, because of the location or immediate surroundings a restriction may be placed on opening a bottle store, or a pet shop.      

Business 3 - a more strict zoning which will not allow a wider variety of businesses to open and operate in the centre.

Business 4 - the final zoning category for business, and does not involve shopping centres or malls at all. It provides for office use (with or without residential use) and is typified by the growing number of office parks that one sees in South African urban centres today.

3)    Industrial

Industrial 1 - provides zoning for normal factories, warehouses or storage depots.

Industrial 2 - specifically for operations which can involve noxious and/or unpleasant odours and emissions.

Industrial 3 - caters for specific applications such as specialist workshops or mini-factories.