Rezoning / Dezoning Application – Erven 3 and 4 Dunkeld West
Deadline for comments or objections: 10 June 2026
Council reference: LUM5057/335
Application type: Rezoning from Residential 3 back to earlier office-related rights
A land use application has been submitted for Erven 3 and 4 Dunkeld West, situated at 245 and 247 Jan Smuts Avenue, Dunkeld West.
The application seeks to rezone, or “dezone”, the properties from their current Residential 3 rights back to earlier, lower-intensity rights. The current Residential 3 zoning allows dwelling units and residential buildings, with a maximum density of 80 dwelling units per hectare, permitting up to 28 dwelling units on the properties.
Why is this happening?
The applicant states that the previously approved Residential 3 rights have not been exercised and that the owners no longer intend to redevelop the properties for apartments. The application explains that the owners wish to reinstate the original office-related rights and avoid the bulk contributions linked to the current Residential 3 approval.
What is being proposed?
The applicant is seeking to reinstate earlier rights as follows:
- Erf 3 Dunkeld West: Residential 1 including offices, excluding banks, building societies, medical and dental suites.
- Erf 4 Dunkeld West: Business 4 including offices, excluding banks, building societies, medical suites, dental suites and restaurants.
- The properties would remain limited to office-related use in the existing structures, rather than being redeveloped under the current higher-density Residential 3 rights
CRA Position
CRA has reviewed the application documentation and obtained professional planning input. Based on the information available, CRA does not intend to submit an objection to this application.
The application appears to reduce the approved development intensity rather than increase it. It is a proposed reversion from approved Residential 3 rights back to earlier office-related rights, in circumstances where the Residential 3 development has not been implemented.
CRA’s only concern is that some of the proposed conditions appear to have been carried forward from older zoning approvals. If the City approves the application, CRA believes the conditions should be checked and modernised so that they align properly with the current Johannesburg Land Use Scheme and current site development plan requirements.
How to participate
Residents remain entitled to submit their own comments or objections if they wish to do so.
CRA has prepared general guidance for residents on how to submit effective town planning comments or objections. The guide explains how to structure a submission and why comments should address planning issues such as need, desirability and public interest.
CRA objection guidelines – click here
If you wish to comment or object, please include:
- Your name, address and erf number
- A clear statement of whether you object to or support the application
- Any comments you wish the City to consider
- The Council reference number: LUM5057/335
Email your submission to:
- ObjectionsPlanning@joburg.org.za
- kevin@sja.co.za — Applicant’s town planner
- townplanning@cra.org.za — CRA record
Application documents
Application documents can be viewed below: