Local Business / Business 1
Smaller convenience retail at neighbourhood scale - corner shops, small offices, hair salons, restaurants under 200m². FAR typically 1.0-1.5, height 2-3 storeys.
General Business 1, 2, 3
Wider commercial activity at higher intensities. GB3 often allows offices, retail, hotels and entertainment with FAR 3.0+ and 6-12 storey heights in the metros.
Mixed Use / Mixed Business
A combined residential-commercial zoning category increasingly used to support transit-oriented development around stations and high streets. Permits ground-floor retail with residential above.
Special Business / Hotel / Entertainment
Niche categories for hotels, casinos, taverns and large entertainment uses - usually requiring rezoning and a Site Development Plan.
Municipality-specific notes
Cape Town
City of Cape Town uses the Municipal Planning By-Law (MPBL, 2015) and the Development Management Scheme (DMS). Applications run through the eDevelopment Application Management System (eDAMS).
Johannesburg
City of Johannesburg operates under the Municipal Planning By-Law (2016) and the Joburg Town Planning Scheme. Applications lodge via the JoziPlan online portal.
Tshwane (Pretoria)
City of Tshwane uses the Tshwane Town-planning Scheme (2008) under the Land Use Management By-Law. The Spatial Planning division handles intake.
eThekwini (Durban)
eThekwini uses the eThekwini Town Planning Scheme administered under the KwaZulu-Natal Planning and Development Act and SPLUMA.
Frequently asked questions
Can I open a shop on residential zoning?+
Only under a consent use - typically a 'home enterprise' or 'spaza shop' with restricted hours, scale and signage. A standalone shop usually requires rezoning to a business category.
What is the difference between Local Business and General Business?+
Local Business serves the immediate neighbourhood - small retail and services at low intensity. General Business serves a wider catchment and permits more intense, higher-floor commercial uses.
Do I need rezoning to open a restaurant?+
If the property is already zoned business or mixed use and the use is listed, no. If the property is residential, yes - rezoning or a consent use is required.
Keep reading
Read time- Guide 01
Residential Zoning in South Africa: Single Residential, General Residential and Group Housing Explained
A clear breakdown of South Africa's residential zoning categories, what you can do as of right, and what requires a consent use or rezoning application.
9 min - Guide 02
What Is a Zoning Certificate in South Africa? The Complete 2026 Guide
A zoning certificate is the single most important document for any property transaction or development in South Africa. Here is what it is, what it shows and how to get one in 2026.
14 min - Guide 03
Can I Run a Business From Home in South Africa?
Home businesses are a regulated land use in South Africa. Here is what you can do as of right, what needs consent, and what triggers rezoning.
8 min
Book a free consult. A SACPLAN-registered town planner confirms the route for your erf and sends you a fixed quote before you commit.