Before you invest in a property, commit to a development concept, or respond to a neighbouring application, you need to understand precisely what the planning framework allows — and what it does not. A development potential assessment is a thorough, independent analysis of a property’s planning position, conducted by an experienced town planner who understands the regulatory environment, the municipal processes, and the practical realities of development in Johannesburg and Gauteng. At Eduard van der Linde & Associates, we provide this advisory service to developers, investors, property owners, and their professional teams, drawing on more than three decades of local knowledge and planning expertise.
What a Development Potential Assessment Involves
A comprehensive development potential assessment examines every layer of the planning framework that affects what can be done with a particular property:
- Zoning analysis — We identify the property’s current zoning under the applicable Town Planning Scheme, establishing the permitted land uses, floor area ratio (FAR), coverage, height restrictions, building lines, parking requirements, and any other development parameters. We also assess whether the existing zoning supports the intended development or whether a rezoning application would be needed.
- Title deed review — We examine the property’s title deed for restrictive conditions that may constrain development, such as single dwelling clauses, use restrictions, building line conditions, or prohibitions on subdivision. We advise on whether these conditions can be removed and what process would be involved.
- Spatial Development Framework alignment — The City of Johannesburg’s Spatial Development Framework (SDF) and Regional Spatial Development Frameworks identify development nodes, corridors, and areas earmarked for densification, mixed-use development, or conservation. We assess whether the property falls within a supported growth area or faces policy constraints that could affect the viability of an application.
- Bulk services capacity — Development is only possible where municipal infrastructure can support it. We investigate the availability of water, sewerage, stormwater, electricity, and road capacity in the area, identifying potential constraints or the need for infrastructure upgrades and bulk services contributions.
- Traffic considerations — For developments that generate significant traffic, we assess whether a traffic impact study is likely to be required and identify potential access and circulation issues that could affect the feasibility or design of the development.
- Environmental constraints — We identify any environmental sensitivities on or near the property, such as wetlands, ridgelines, flood lines, or heritage resources, that may trigger environmental authorisation requirements or limit the developable area.
Who Needs This Service
Developers Acquiring Land
Property development begins with land acquisition, and the most expensive mistakes are made before a single brick is laid. A development potential assessment provides the due diligence foundation that every acquisition decision should rest on. We advise on whether the land can accommodate the intended development, what applications and approvals will be needed, how long those processes are likely to take, and what risks and costs are involved.
- Pre-purchase due diligence — Before you sign an offer to purchase, we assess whether the property can deliver the development yield you need. This includes analysing bulk parameters, identifying required applications, and estimating approval timeframes.
- Offer to purchase conditions — We advise on appropriate suspensive conditions relating to planning approvals, helping to protect your investment if the required applications are not approved.
- Feasibility input — Our assessment feeds directly into your financial feasibility model, providing the planning parameters that determine buildable area, unit yield, and development timeline.
Property Owners Seeking to Unlock Value
Many property owners in Johannesburg sit on land that is worth significantly more than its current use suggests. A development potential assessment identifies opportunities for rezoning, subdivision, or intensification that could release that latent value.
- Underutilised residential stands — Large stands in well-located suburbs may support subdivision or higher-density development that would substantially increase the property’s market value.
- Properties on transitional roads — Houses on roads that have evolved from residential to commercial character may be candidates for rezoning to business use, unlocking a significant value premium.
- Surplus institutional or industrial land — Schools, churches, and factories with more land than they need can benefit from a professional assessment of what portion could be developed or sold for an alternative use.
Neighbours and Affected Parties
When a development application is submitted on a neighbouring property, you have the right to object or to support it. But exercising that right effectively requires an understanding of the planning merits and the regulatory framework. We advise neighbours and community organisations on:
- The merits of a proposed application — Whether the application complies with the Town Planning Scheme and the Spatial Development Framework, and whether the grounds for objection are substantive.
- Drafting objections — Preparing professional, well-motivated objections that address planning issues rather than personal preferences, giving them the best chance of being taken seriously by the Municipal Planning Tribunal.
- Supporting beneficial development — Where a neighbouring application will improve the area or increase property values, we advise on how to express that support in a way that carries weight in the decision-making process.
Our Advisory Approach
We provide clear, honest, and actionable advice. A development potential assessment from our practice is not a sales pitch for further work — it is an objective, professional opinion on what the planning framework allows and what the practical realities are. If the intended development is not feasible, we say so. If it is feasible but will require a complex and lengthy approval process, we lay out exactly what is involved so that you can make an informed decision.
Our assessments are delivered as concise written reports that you can share with your development team, financiers, attorneys, and architects. Each report sets out the property’s current planning position, the opportunities and constraints we have identified, and our recommendations for the way forward.
The best time to understand a property’s development potential is before you commit to buying it, developing it, or objecting to what someone else wants to do with it. The cost of a professional assessment is a fraction of the cost of discovering constraints after the fact.
Whether you are evaluating a potential acquisition, exploring what your own property could become, or responding to a development proposal in your neighbourhood, contact us for a professional development potential assessment. We will give you the clarity you need to make a confident, well-informed decision.