GEORGE NEWS - Long turnaround times for building plan approvals at the George Planning Department are causing extreme frustration among architects, developers and homeowners.
Only two plans examiners handle all applications for the whole of George and are inundated and overworked, according to some exasperated applicants. A backlog in plan approvals has developed since the resignation of an examiner last December.
A town the size of George that is experiencing exceptionally rapid growth needs more staff.
"My clients could previously expect final approval within three months. It now takes six months or longer. There are plans, for which the outcome is being awaited, that were submitted up to 100 days ago.
"In some cases, the first comment on an application from the plans examiner is received more than 100 days after submission. This while the department indicated to us last year that the turnaround time for plan approval was around 28 days," said one architect.
(Everyone who spoke to the newspaper did so on condition of anonymity.)
Returned applications
Applicants are further frustrated by their applications often being returned due to the incorrect completion of the application form.
"In many instances, the plan examiner's comment is not specific in what correction is required, and it is almost impossible to get hold of them if you want to have it clarified. There is no uniformity in what the different municipalities require in the way the forms are to be completed," said the architect.
Another architect said one examiner had admitted to a backlog of 80 plans on one desk alone. "I was told that they experience interruptions of various kinds and get phone calls from applicants who want face-to-face appointments, which cannot always be granted due to extreme time constraints."
Paying occupational rent
The delays have significant practical and financial impacts. One homeowner told George Herald that a subdivision plan submitted in July last year is still awaiting approval, forcing her to pay occupational rent instead of a bond on a home bought for her mother and sister.
She said the ongoing wait is stressful, as the transfer can only begin once municipal approval is granted, and she cannot register or improve the property in the meantime.
A local developer said the officials have become even more cautious about approving any plans since the Victoria Street building collapse, worsening delays that affect everyone from major developments to homeowners.
He said the hold-ups increase financing, labour and material costs, disrupt project timelines, delay occupation and sales, and hurt cash flow and buyer confidence.
Filling two new plans examiner posts
In response to an enquiry from George Herald, Mahlatse Phosa, director of Planning and Development, said the delays in approvals are due to the department negotiating a staff shortage and an increase in the volume and complexity of building plan applications.
A process to appoint additional staff began more than seven months ago, but this has been delayed by several administrative hurdles. Two examiner posts are to be filled and it is hoped appointments will be made soon.
During the 2025/26 financial year, the municipality processed about 3 570 building applications. Of these, 1 850 were new applications and 1 710 amended ones that had been initially rejected due to errors.
New plans examiners are being appointed. Photo: Pexel
Below is Phosa's full response:
Building plan approval turnaround times:
We acknowledge that longer turnaround times are currently being experienced in the assessment of certain building plan applications. This is largely attributable to staffing constraints, together with an increase in both the volume and complexity of building plan applications received.
In addition to assessing compliance with the National Building Regulations and Building Standards Act, 1977 (Act 103 of 1977), plans must also be evaluated against the applicable provisions of the SANS 10400 series, municipal by-laws, zoning scheme requirements and other relevant legislation.
It is therefore not possible to apply a fixed assessment period to every application, as the complexity and completeness of submissions vary considerably.
Section 7 of the Act requires that building plan applications for buildings below 500m² be finalised within 30 days, and applications above 500m² within 60 days.
The Municipality monitors compliance with this legislated standard by requiring responsible staff to report monthly against the SDBIP and individual performance indicators.
Mahlatse Phosa, director of Planning and Development at George Municipality. Photo: George Municipality
Proposal for a screening panel (a panel of private experts in the field, as suggested by some architects to speed up the process):
Pre-submission quality control by applicants and professionals is encouraged to ensure that application drawings and documentation comply with the statutory requirements. The appointed competent person must ensure that all requirements prescribed in the Act have been met before submitting the application.
The assessment and acceptance of building plans remain the responsibility of the local authority in terms of the National Building Regulations and Building Standards Act.
External parties have a vested interest in construction projects, while building plans constitute the intellectual property of the owner and the design professional.
Any external assistance would therefore require careful consideration to avoid potential conflicts of interest, safeguard developers' interests, and ensure that the Municipality's statutory responsibilities and decision-making authority are not compromised.
Completion of forms:
The SANS forms are prescribed by SANS 10400-A, and applicants are encouraged to ensure that these are fully completed and relevant to the application before submission. Applications are often rejected because the forms are incomplete or have not been signed by the owner and/or the relevant professionals.
Where deficiencies are identified during assessment, comments are issued requesting the necessary amendments. The Municipality continually strives to ensure that these comments are as clear and specific as reasonably possible.
The Municipality is also investigating opportunities to improve the guidance available to industry professionals regarding submission requirements.
Various engagements with professionals in the industry have been held and will continue. All professionals are encouraged to attend these engagements to promote a common understanding of the standards applied and to deliberate on potential improvements to municipal systems.
Communication with plans examiners:
Plans Examiners attend to a wide range of statutory functions in addition to assessing building plans.
These include building inspections, enforcement against unauthorised building work, responding to public enquiries, providing technical advice, processing occupation certificates, policy formulation, consultations with internal departments, and administrative duties associated with applications.
Plans Examiners review an average of 130 building plans per month. Many of these are incomplete or inaccurate applications that are resubmitted several times with the same errors.
These resubmissions consume as much time as new applications, as they must be recirculated with every submission.
The Municipality therefore stresses the importance of thorough pre-submission quality control.
Appointments with applicants are accommodated when Plans Examiners are available, but these must be balanced against their statutory assessment responsibilities, which are prioritised to ensure that available assessment time is used as effectively as possible.
Vacant plans examiner posts:
Recruitment processes were initiated immediately upon receiving the resignations of former employees, before their departure.
The recruitment process has been ongoing for more than seven months. All funded new posts with audited job descriptions have been actioned. However, HR processes, pending authorisations, requests for additional information arising from recruitment findings, and unsuccessful appointments have all contributed to delays.
The two vacant Plans Examiner posts are currently in the appointment phase, and the Municipality hopes appointments will be finalised soon.
Number of applications received:
Approximately 1 850 new building plan applications were received during the 2025/26 financial year.
In addition, approximately 1 710 amended applications were processed. These are applications that contained errors and had to be rejected on first submission.
In total, approximately 3 570 applications were processed during the 2025/26 financial year.
What does a plans examiner assess?
A Plans Examiner performs a comprehensive technical assessment of every building plan application before approval can be considered.
The assessment is undertaken in terms of the National Building Regulations and Building Standards Act, 1977 (Act No. 103 of 1977), the applicable provisions of the SANS 10400 series, the George Municipality Building Control By-law, the Municipal Planning By-law and other applicable legislation.
Depending on the nature, complexity and scope of the proposed development, the assessment may include, but is not limited to:
- Compliance with the National Building Regulations and Building Standards Act;
- Compliance with the applicable provisions of the SANS 10400 series;
- Compliance with the George Municipality Building Control By-law and Municipal Planning By-law;
- Occupancy classification and application of the relevant functional regulations;
- Structural design, rational designs, rational assessments and competent person appointments;
- Verification of SANS Forms 1 and 2, together with supporting statutory documentation;
- Fire protection and life safety requirements;
- Means of escape and emergency egress;
- Accessibility requirements, where applicable;
- Energy efficiency requirements in terms of SANS 10400-XA;
- Natural lighting and ventilation requirements;
- Drainage, sewer reticulation and stormwater management;
- Foundations, roofs, walls, glazing, stairways and other building elements;
- Site levels, earthworks, retaining structures and boundary conditions;
- Swimming pools, fireplaces, non-waterborne sanitation systems and other specialist installations, where applicable;
- Coordination and consistency between the various appointed professionals, including architects, engineers and other competent persons; and
- Compliance with any other legislation or technical requirements applicable to the specific development.
No two building plan applications are identical. A simple residential addition and a complex commercial, industrial or mixed-use development require significantly different levels of assessment.
Consequently, the time required to assess an application depends on the size, complexity, completeness and quality of the submission, as well as the extent of any rational designs, specialist reports and competent person appointments requiring verification.
About 3 570 applications were processed during the 2025/26 financial year. Photo: Pexels
Responsibility of the Plans Examiner:
The Plans Examiner plays a critical role in ensuring that proposed building work complies with the National Building Regulations and Building Standards Act, 1977 (Act 103 of 1977), before a recommendation is made by the Building Control Officer and before the decision-maker determines the outcome of the building plan application.
The Municipality remains committed to improving turnaround times while ensuring that all applications are assessed thoroughly, consistently and in accordance with the applicable legislation.
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