Buffalo City · Eastern Cape · SPLUMA
Land Use Management Scheme in Buffalo City
Every municipality in South Africa must adopt a single, wall-to-wall Land Use Management Scheme under SPLUMA (Section 24). In Buffalo City, the scheme administered by Buffalo City Municipality - Development Planning sets out every zoning category, the primary and consent uses for each, and the development parameters - height, coverage, floor area ratio, building lines and parking.
Buffalo City Municipality - Development Planning · Read & apply the local zoning scheme
What the scheme contains
The Buffalo City scheme defines the zoning categories applicable in the municipal area (e.g. Single Residential 1, General Residential 4, General Business 1, Industrial 1, Agricultural). For each category it lists primary uses (allowed as of right), consent uses (allowed with municipal consent), and prohibited uses, plus the numeric controls that govern bulk and form.
How to read it for your property
Start with the zoning certificate from Buffalo City Municipality - Development Planning. Find your category in the scheme. Confirm your intended use is listed as a primary or consent right. Check the numeric controls - coverage, FAR, height, parking, side and street building lines. If your project breaches any of these, you need a departure, consent use or rezoning.
Amending the scheme
Where a site-specific change is needed, the scheme is amended through a rezoning. Broader policy changes happen through scheme amendments adopted by Council. Both routes follow SPLUMA section 16 procedures and are lodged by a SACPLAN-registered planner.
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FAQ
People searching "land use management scheme Buffalo City" also ask
Where do I get the Buffalo City zoning scheme?
Buffalo City Municipality - Development Planning publishes the scheme on its planning portal; the current zoning of a specific erf is shown on the zoning certificate.
What's the difference between zoning and the scheme?
Zoning is the category attached to a specific erf; the scheme is the rulebook that defines every category and its rights.
Can the scheme be challenged?
Decisions made under the scheme can be appealed to the Municipal Planning Tribunal and ultimately reviewed by court.
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Zoning certificates
Start an application
Costs & timelines
Read the guides
- What Is a Zoning Certificate in South Africa? The Complete 2026 Guide14 min read
- How to Get a Zoning Certificate in South Africa (Step-by-Step)16 min read
- How to Check the Zoning of a Property in South Africa7 min read
- What Is an Erf Number? South African Property Identifiers Explained12 min read
- How to Find an Erf Number From an Address in South Africa6 min read
- Residential Zoning in South Africa: Single Residential, General Residential and Group Housing Explained9 min read
- Business Zoning in South Africa: General Business, Local Business and Mixed Use Explained8 min read
- What Is SPLUMA? The Spatial Planning and Land Use Management Act Explained9 min read
Talk to a registered town planner in Buffalo City
Free intake consult, fixed-fee SPLUMA motivational report, and full lodgement with Buffalo City Municipality - Development Planning.