Township establishment is the most comprehensive and complex process in South African town planning. It is the legal mechanism by which agricultural land, smallholdings, or other undeveloped land is converted into a proclaimed township with individual erven, roads, public open spaces, and the full range of municipal services. It is the process that has shaped every suburb, business park, and industrial area in Johannesburg. Our founder, Eduard van der Linde, cut his teeth on township establishment during his years at Rand Mines Properties, where he oversaw the planning and proclamation of more than twenty townships across the former Witwatersrand region — an experience that remains the bedrock of our practice.
What Township Establishment Involves
When land is held under agricultural or smallholding title, it cannot be subdivided into individual plots for sale or development in the way that urban land can. Township establishment is the process that transforms that land into a formal township, complete with a registered layout plan, a town planning scheme, proclaimed roads, and serviced erven ready for development and individual transfer.
Under the Spatial Planning and Land Use Management Act (SPLUMA) and the relevant municipal by-laws, township establishment requires the approval of the municipality and must comply with the municipal Spatial Development Framework, regional spatial plans, and all applicable national and provincial legislation. It is a multi-disciplinary process that brings together town planners, engineers, environmental specialists, traffic engineers, land surveyors, and legal professionals.
The Township Establishment Process
The process unfolds over multiple stages, each demanding careful coordination:
- Layout plan preparation — We design the township layout, determining the configuration of erven, road reserves, public open spaces, and any special zones. The layout must balance the developer’s commercial objectives with sound planning principles, municipal requirements, and the physical characteristics of the land.
- Environmental impact assessment — Most township developments require an environmental authorisation under the National Environmental Management Act (NEMA). This involves a Basic Assessment or full Scoping and Environmental Impact Report, depending on the scale and sensitivity of the site. We coordinate with specialist environmental assessment practitioners throughout this process.
- Engineering services report — A detailed report is prepared by civil engineers covering bulk water supply, internal water reticulation, sewerage, stormwater management, roads, and electrical supply. The municipality must be satisfied that adequate services can be provided to every erf in the proposed township.
- Traffic impact study — For all but the smallest townships, a traffic impact assessment is required to evaluate the effect of the development on the surrounding road network and to determine what road upgrades or access arrangements are needed.
- Town planning scheme clauses — We draft the scheme clauses that will govern land use, building parameters, and development controls within the new township. These clauses define the zones, permitted uses, densities, building lines, coverage, height restrictions, and any special conditions applicable to specific erven.
- Application submission and advertising — The complete application, including the layout plan, motivation report, engineering and environmental reports, traffic study, and draft scheme clauses, is submitted to the municipality. It is advertised for public comment, and any objections are addressed through written responses or negotiation.
- Municipal Planning Tribunal approval — The application is assessed by municipal officials and presented to the Municipal Planning Tribunal for decision. Conditions of approval are negotiated, including engineering services agreements, development contributions, and phasing arrangements.
- Surveyor General general plan — Once approved, a registered land surveyor prepares the general plan of the township, showing all erven, roads, and public spaces with precise surveyed boundaries. This plan is submitted to the Surveyor General for approval.
- Proclamation — The township is formally proclaimed by the provincial government, bringing it into legal existence. Only after proclamation can individual erven be registered at the Deeds Office and transferred to purchasers.
Types of Townships
- Residential townships — From entry-level housing developments to upmarket estate living, residential townships form the bulk of new development on Johannesburg’s urban edge and in surrounding municipalities.
- Commercial townships — Office parks, retail centres, and mixed-use commercial nodes require township establishment to create the individual erven and zoning framework needed for phased development and sectional sale.
- Industrial townships — Warehousing, logistics, and manufacturing parks, particularly along Gauteng’s major freight corridors, are established as industrial townships with appropriate zoning and bulk infrastructure.
- Mixed-use townships — Increasingly common in modern South African planning, mixed-use townships combine residential, commercial, and sometimes light industrial components within an integrated layout, reflecting the principles of the Spatial Development Framework.
Our Experience
Eduard van der Linde’s career in township establishment began at Rand Mines Properties in the 1980s, where he was responsible for the town planning aspects of major township developments from Roodepoort to Springs. That portfolio included residential townships, industrial parks, and commercial centres across what is now the City of Johannesburg, Mogale City, and Ekurhuleni metropolitan municipalities. Since establishing our own practice in 1992, we have continued to apply that depth of experience to township projects of all scales across Gauteng.
Township establishment is where town planning is at its most consequential. The decisions made at layout stage — the positioning of roads, the sizing of erven, the allocation of public space — shape communities for generations. It demands both technical precision and a genuine understanding of how people will live and work in the places we create.
If you are considering a township development, whether converting a smallholding on the urban edge or planning a large-scale residential or commercial project, contact us to discuss your land and your vision. We will assess the feasibility, outline the process, and guide you through every stage from concept to proclamation.