Mossel Bay Municipality
Building Control

As per the National Building Regulations and Standards Act, no 103 of 1977, a building is defined as (Inclusive of)

(a) any other structure, whether of temporary or permanent nature and irrespective of materials used in the erection thereof, erected or used for or in connection with
(i) the accommodation or convenience of human beings or animals;
(ii) the manufacture, processing, storage, display or sale of any goods;
(iii) the rendering of any service;
(iv) the destruction or treatment of refuse or other waste materials;
(v) the cultivation or growing of any plant or crop

(b) any wall, swimming bath, swimming pool, reservoir or bridge or any other structure connected therewith;
(c) any fuel pump or any tank used in connection therewith;
(d) any part of a building, including a building as defined in paragraph (a), (b) or (c);
(d) any part of a building, including a building as defined in paragraph (a), (b) or (c);
(e) any facilities or system, or part or portion thereof, within or outside but incidental to a building, for the provision of water supply, drainage, sewerage, stormwater disposal, electricity supply or other similar service in respect of the building.

Similarly, erection is defined as
(Erection) in relation to a building, includes the alteration, conversion, extension, rebuilding, re-erection, subdivision of or addition to, or repair of any part of the structural system of any building.

Under the above-mentioned Act, the Building Control Department serves to regulate the erection of all buildings to ensure their compliance with the National Building Regulations & related SANS 10400 standards.

Mossel Bay Municipality Building Control is situated on the third floor of Montagu Place, 111 Montagu Street, Mossel Bay.
The information desk – also where building plans are submitted – is open from 08:00 to 13:00 and 14:00 to15:00 daily.
The Building Inspectors are available in the office from 08:00 to 09:30 before they leave to conduct their inspections, and return again in the afternoon from 15:00 to 16:15 daily.
For advertising, please contact Francis Brandt 044 606 5078.

Mossel Bay Municipality currently has 6 Building Inspectors, each servicing a specific area. They are tasked with conducting 5 compulsory inspections on each building application as well as interim, progress and ad-hoc inspections within their area.

As stated in the letter accompanying your approved plan, it is the responsibility of the owner (or his representative – contractor) to notify the Building Inspector of inspections at least 2 days prior to the intended inspection date

Foundation inspection

• Toilet facilities for contractors
• Erf pegs in place
• Setting out
• Size and founding of the foundations
• Site safety
• Water connection
• Public safety
• Work contained within erf boundaries

DPC inspection

• Installation of damp proof course & membranes
• Floor level min 150mm above natural ground level (NGL)
• Compaction test results
• Public safety

Sewer inspection

• Sewer connection point
• Manhole within 1,5m of connection point
• Depth of sewer line
• SABS approved materials
• Rodding eyes at every change of direction and/or 25m
• Pressure test
• Public safety

Roof inspection

• Spacing of roof beams
• Fixing/tying in
• Engineer’s sign-off on trusses
• Waterproofing membrane below tiled roofs of less than 26°
• Fire walls built correctly

Final inspection

• Built according to approved plan OR
• Revised plans submitted
• Condition of sidewalk, kerb & street
• Rubble removed and neighbouring erven cleared
• Safety of stairs & balustrades
• Disposal of stormwater
• Water meter
• Ceiling heights
• Swimming pool safety
• Fire doors
• Gulley heights
• Drainage accessible
• HOA approval/sign-off
• Fire department: in order
• Health department: in order
• Height - land surveyor’s certificate required?
• Certificates required

Engineer(s) certificate

XA compliance

Electrical installation

Glazing

Plumbing installation

Gas installation

Test certificate for glass balustrades

Fire installation & fire systems

Please note, that not allowing a Building Control officer onto your property is an offence and can be fined.

General Frequently Asked Questions

Do I need to submit a plan?
Yes. Please refer to the Building Applications section for more information

Where do I find out what the building lines are for my property?
Please contact Town Planning: 044 606 6290

How long does it take to get my plan approved?
Please refer to this information notice detailing the process. According to the National Building Regulations, the local authority must respond to abuilding plan application within 30 days (for plans of up to 500m²). We do this by either sending a Request for additional information or the approval letter. Please contact your architectural professional if you have not heard from us directly.

Electronic Submissions:

How do I attach a document to a message?
ou can’t. The message serves as a prompt to remove the existing document and upload a revised version or upload additional documentation.

How do I upload revised drawings or documents?
First remove/delete the old version of the document by clicking on the action button. The document that was removed is now required for uploaded again under Outstanding Documents.

I can not register with my company email address.
Only one user can register using a single email address. If there are various users making use of 1 address, different people can log into the same account (with the same email & same password).

Why won’t my selection of the drop-down menu (data source) pull into the application?
Once you have selected the item from a data source, you have to click submit in order for the choice to register.

Why are there multiple documents with the same name after I’ve uploaded my documents?
Because you have uploaded more than 1 PDF file. Every document required should be uploaded in 1 complete PDF file. If revisions are required, remove the entire file and upload a complete new set. You can use these easy apps to manage your PDF’s:
https://www.ilovepdf.com/compress_pdf
https://www.pdfill.com/pdf_tools_free.html

How do I get the Home Owners Association approval onto my plans?
Please refer to this information notice. The municipality has consented that plans can be submitted without HOA approval initially and be approved/stamped once all other requirements have been met. We have however asked all HOA’s to consider switching to an electronic approval system (as some have already done) to accommodate electronic Building Plan Applications.

Fines

As per the National Building Regulations and Standards Act, no 103 of 1977, neglecting to comply with certain articles & regulations make you guilty of an offence and can lead to a fine being issued. Some of the most common transgressions Building Control officials have to

Offence Liability

Offence Liability Busy erecting/have erected a building without an approved plan/prior to the plan being approved R2500 Illegal demolition, including that of asbestos materials R1500 Failing to provide a toilet facility on site R1000 Deviation from an approved plan, including building outside the erf boundaries R2500 Dangerous building or building works R3000 Excessive/accumulated rubble on or around the site R1500 Illegally occupying a building without an occupation certificate R2500 Using a building for another purpose than that for which it was approved R2500 Not allowing a Building Control officer onto your property R1500 Using an unqualified plumber R1000 Using a drainage installation without the necessary inspections R1500 Failing to the municipal sewer system where such is provided R1000 Discharging sewage to the stormwater network, a street, other property or natural waterways, OR discharging stormwater to the sewer system R1500 Failing to properly protect a swimming pool R1500 Failing to provide the necessary fire equipment and/or escape routes R1500 Ceasing building work for more than 3 months Cancellation of approved plans

Mossel Bay Heritage

The Town of Mossel Bay has a rich story, evident also by the many elegant stone- and other historic buildings. In order to preserve this history in accordance with The National Heritage Resources Act, no 25 of 1999, Mossel Bay Municipality works closely with the Heritage and Aesthetics Committeee. Though the committee is facilitated by the Building Control department, it is comprised of
Ms Carina Wiggill of the Mossel Bay Heritage Society; and
Mr Dawie Nel, Professional Architect.

Any alterations, additions, changes (& new works in demarcated areas) require a permit/approval, including:

• Plaster, paint or other decoration
• Internal & external alterations & restorations
• Landscaping

The Act applies to any building older than 60 years, or demarcated areas with significant heritage value, which includes, but not limited to:

• Mosselbaai Dorp
• Herbertsdale
• Freimersheim
• Groot Brak
• Tarka

The first survey of structures with heritage value was done in 1984 - The Baumann Report (published by the National Monuments Council) detailed Mossel Bay’s unique building style & structures to be preserved. Later, Conservation Guidelines were published followed by Advertising Guidelines more recently. The latest survey is used for reference during the Committee’s weekly meetings and is available for viewing at the Building Control department.

The Heritage & and Aesthetics Committee meet every Wednesday at 09:00, in the Building Control boardroom, third floor, Montagu Place, 111 Montagu Street, Mossel Bay.

For further information please refer to The Architectural Design Guideline Manual for Mossel Bay and Heritage Western Cape