SPLUMA came into force in July 2015 and changed how rezoning, subdivision, consent use, township establishment and development applications are processed across all nine provinces.
What SPLUMA actually does
SPLUMA places land use management squarely in the hands of municipalities. Every municipality must adopt a Municipal Spatial Development Framework (MSDF), a single integrated Land Use Scheme, and a Municipal Planning By-law that sets out how applications are processed.
It establishes Municipal Planning Tribunals (MPTs) as the decision-making body for most categories of land use application, with appeals to a separate appeal authority.
The five development principles
SPLUMA bases every planning decision on five principles: spatial justice (redressing apartheid spatial patterns), spatial sustainability (efficient use of resources), efficiency (avoiding sprawl), spatial resilience (climate and shock absorption) and good administration (transparent, predictable processes).
Categories of application under SPLUMA
Rezoning, subdivision, consolidation, township establishment, removal of restrictions, consent use, departure, amendment of conditions, permanent closure of public places, and amendment of approved subdivision plans all fall under SPLUMA. Each municipality's planning by-law sets the exact procedure.
Public participation under SPLUMA
Every application requires public notice. Affected parties - typically adjoining owners within a defined radius and the public via gazette notice - have a statutory period (usually 30 days) to comment. The MPT must consider all objections and reasons must be given for the final decision.
Appeals under SPLUMA
Refused or conditionally approved applications can be appealed to the relevant SPLUMA appeal authority - usually the executive mayor or municipal council. The Landlodz appeal flow handles this end-to-end.
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
When did SPLUMA come into force?+
1 July 2015.
Does SPLUMA replace the old town planning schemes?+
No. Existing schemes continue until each municipality adopts a new SPLUMA-aligned Land Use Scheme, which most have now done.
What is a Municipal Planning Tribunal?+
The MPT is the statutory body that decides on most land use applications in each municipality under SPLUMA. It is made up of officials and appointed external experts.
Who can lodge a SPLUMA application?+
Any registered owner, or anyone with the owner's written consent. Most applications are lodged by SACPLAN-registered town planners on behalf of owners.
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