GARDEN ROUTE NEWS - Modular or 'tiny' homes are becoming increasingly popular in South Africa as people look for affordable, flexible and sustainable housing options.
The trend is evident in the Garden Route, where residents are exploring alternatives to conventional housing.
In Wilderness Heights, some residents and conservationists are increasingly concerned about the ongoing development of tiny homes in the area. They say some structures are being erected illegally, or on properties with the wrong zoning, often for tourism accommodation. In many cases, landowners build first and attempt to amend the zoning later, effectively 'asking forgiveness rather than permission'.
Law-abiding citizens feel wronged
Law-abiding residents say they feel penalised with added red tape, while others appear to face no real consequences when they do what they want.
They warn that this can undermine fairness, municipal services, environmental protection and the rule of law. "The question is: are we going to develop this sensitive area within a planned framework, or on an ad hoc basis? And what are the implications of understaffing and inaction from building control?" asks long-time Heights resident Mike Leggatt.
He believes that the municipality's "ineffectiveness or lack of capacity to address transgressions" is largely responsible for the emergence of a 'just do it' culture.
"I like the idea of tiny homes, but indiscriminate development has all sorts of knock-on effects on the environment, on municipal services and coffers, on social issues as well, undermining the basic rule of law and the rights of legitimate landowners and businesses."
Another resident says she doesn't have an issue with modular homes, as long as landowners and developers work according to a plan and follow the rules. "But it feels like some are being allowed to flout the law with no repercussions."
Most of the properties on Wilderness Heights, for example, are zoned for agricultural use, for which only two dwellings are allowed per plot.
Word from the municipality
According to Mahlatse Phosa, Director of Planning and Development, modular homes are treated the same as any other dwelling under the George Integrated Zoning Scheme. Building plans and, in some cases, additional charges are required, and Wilderness properties also need an Outeniqua Sensitive Coastal Area (Osca) permit before vegetation can be cleared.
On smallholdings, only two dwellings are permitted. Single residential zones allow one home, but a second unit or guest house needs approval.
Tourism zoning does not allow unlimited cottages or chalets, with each application assessed on factors like erf size and environmental sensitivity.
On the website lekkelittlehomes.co.za, George was ranked sixth overall in a comparison of municipalities on zoning, affordability and sustainability. While densification is taking place and backyard dwellings are allowed, the city has no specific tiny home regulations yet.
Clear mandate
Carl Ivins of a local modular home company said their mandate is clear. "We provide clients with the right information, ensure all developments comply with building laws and by-laws, and deliver sustainable, approved housing solutions. Tiny homes follow the same rules as brick-and-mortar homes. We can't deviate from regulations."
The municipality urges residents to confirm the zoning of their properties through its Geographic Information System (GIS) viewer or by contacting the town planning office.
Residents may report suspected illegal structures to the municipality at building.control.complaints@george.gov.za or via the MySmartCity app, available on www.mysmart.city.
A modular home set-up in Wilderness Heights. Photo: Tiny Mods Facebook.
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