Housing Affordability and Gentrification

VerifiedEditor-approved CLM-2003 · Stellenbosch Municipality

Stellenbosch Municipality describes Adam Tas Corridor Precinct 10 (Northern Extension), north of Kayamandi and west of the R304, adjacent to Cloetesville and Welgevonden Estate, as a planned mixed-use housing development, but its stated yield has changed between documents: '±4 000 - 4 400 residential opportunities' (Annual Report 2023/24), '±3 500 - 4 000' (Draft Annual Report 2024/25) and '±3500 mixed-use housing opportunities' (Draft 4th Review IDP, March 2026).

Sources: Annual Report 2023/24 with Annual Report Oversight Report 2023/24 (final, as submitted to National Treasury) (original, opens in a new tab) ↗ · details; Draft Annual Report 2024/25 (V20) with annexures, to Council (January 2026) (original, opens in a new tab) ↗ · details; MayCo 2026-03-25 item 6.1: Tabling of the Draft 4th Review of the 5th Generation IDP 2022-2027 (annexure) (original, opens in a new tab) ↗ · details — Annual Report 2023/24 PDF p.178 (printed p.129) s(e); Draft Annual Report 2024/25 PDF p.139 (printed p.127) s(d); Draft 4th Review IDP (March 2026) PDF p.458 (printed p.434), ward priorities table comment

Counter-evidence: Reasons for the change in estimate are not given. Both annual reports also say part of the site is a possible relocation area for redevelopment of the Kayamandi Town Centre. The numbers are estimates, not approved rights.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2004 · 1 December 2023 · Stellenbosch Municipality

For Precinct 10 (Northern Extension), the Draft Annual Report 2024/25 records that the formal land use application was submitted on 1 December 2023, public comment closed on 25 February 2024, an amended development plan and subdivision layout (changed for the planning and construction of a reservoir) was submitted on 11 December 2024, and a Municipal Planning Tribunal decision was anticipated in the second quarter of 2025/26; the 2023/24 Annual Report had anticipated development rights during 2024/25, and the Draft 4th Review IDP (March 2026) said environmental consultants were finalising a Basic Assessment Report for submission to the provincial Department of Environmental Affairs and Development Planning and that the application was anticipated to serve before the MPT in February 2026.

Sources: Draft Annual Report 2024/25 (V20) with annexures, to Council (January 2026) (original, opens in a new tab) ↗ · details; Annual Report 2023/24 with Annual Report Oversight Report 2023/24 (final, as submitted to National Treasury) (original, opens in a new tab) ↗ · details; MayCo 2026-03-25 item 6.1: Tabling of the Draft 4th Review of the 5th Generation IDP 2022-2027 (annexure) (original, opens in a new tab) ↗ · details — Draft Annual Report 2024/25 PDF p.140 (printed p.128); Annual Report 2023/24 PDF p.179 (printed p.130); Draft 4th Review IDP (March 2026) PDF p.458 (printed p.434), comment column

Counter-evidence: No MPT decision on Precinct 10 appears among the records cited for this claim. The Draft Annual Report 2024/25 also says servitude access over a neighbouring property was being negotiated with private developers. The Annual Report 2023/24 says Heritage Western Cape required an archaeological impact assessment and a visual impact assessment.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved Draft budgeted figure (not adopted; not delivery) CLM-2005 · 25 March 2026 · Stellenbosch Municipality

The Draft 4th Review IDP's draft capital budget lists, under the Housing Development department, the project 'Adam Tas Corridor Precinct 10' with no allocation in 2026/27 ('-'), R8 695 652 in 2027/28 and R20 000 000 in 2028/29.

Source: MayCo 2026-03-25 item 6.1: Tabling of the Draft 4th Review of the 5th Generation IDP 2022-2027 (annexure) (original, opens in a new tab) ↗ · details — PDF p.528 (printed p.504), s10.8.2 Table 132 (Directorate: Planning and Economic Development), columns Draft budget 2026/27, 2027/28, 2028/29

Counter-evidence: Draft budget figures tabled at MayCo in March 2026; the final adopted 2026/27 MTREF is not among the records cited for this claim and may differ.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2006 · 27 June 2023 · Stellenbosch Municipality

According to Stellenbosch Municipality's Draft Annual Report 2024/25 and its Draft 4th Review IDP (March 2026), the Council adopted an Inclusionary Zoning (Housing) Policy (called the Inclusionary Housing Policy in the IDP) on 27 June 2023; the municipality says it is 'the first intermediate city to adopt a policy of this nature'. The draft annual report also says the Council approved the final amended MSDF and Capital Expenditure Framework on 27 June 2023.

Sources: Draft Annual Report 2024/25 (V20) with annexures, to Council (January 2026) (original, opens in a new tab) ↗ · details; MayCo 2026-03-25 item 6.1: Tabling of the Draft 4th Review of the 5th Generation IDP 2022-2027 (annexure) (original, opens in a new tab) ↗ · details; Minutes: Special Meeting of the Council of Stellenbosch Municipality, 27 June 2023 (original, opens in a new tab) ↗ · details — Draft Annual Report 2024/25 Table 129 PDF p.201 (printed p.189); Draft 4th Review IDP (March 2026) PDF p.88 (printed p.64), KPI D3836 comment 'The Council adopted the Inclusionary Housing Policy on 27 June 2023'

Counter-evidence: The 'first intermediate city' claim is the municipality's own. No figures on affordable units required or delivered under the policy appear among the records cited for this claim. The minutes of the special Council meeting of 27 June 2023 (item 10.3) record the adoption by majority vote, with eleven councillors' dissent minuted, after a second 21-day comment period that closed on 22 June 2023.

Official response: Municipality's statement as quoted (Draft Annual Report 2024/25, p.189).

Last checked 4 November 2026

VerifiedEditor-approved CLM-2010 · 21 January 2022 · Stellenbosch Municipality (Municipal Planning Tribunal)

According to its decision letter (application LU/10917), Stellenbosch Municipality's Municipal Planning Tribunal resolved on 21 January 2022 to approve the rezoning of Farm 81/33, Stellenbosch, from Agriculture Zone to Subdivisional Area. The rezoning permits multi-unit residential, local business, an education (school) erf, community uses, utility services and private open space. It is subject to a revised subdivision plan addressing density in line with the draft Adam Tas Corridor LSDF and Development Guidelines (2021) for Precinct 10, integration with surrounding areas, 'Provision of "Inclusionary Housing"', and integrated public transport and NMT infrastructure. The stated reasons include that the property is inside the urban edge and that the development supports 'Council's Northern Extension Project as well as the ATC initiative'.

Source: MPT decision letter: Application for rezoning, subdivision, approval of development name, site development plan and street names, Farm No. 81/33, Stellenbosch Division (LU/10917) (original, opens in a new tab) ↗ · details — Para 2 (MPT resolution of 21 Jan 2022; rezoning and land uses (a)-(f)), para 3.1(a)-(e) (conditions), paras 4.1-4.2 (reasons: urban edge; Northern Extension and ATC)

Counter-evidence: The letter does not quantify the inclusionary housing required. No record cited here shows whether or how the revised subdivision plan met the density and inclusionary conditions. The application also covered subdivision, development name, site development plan and street names; the letter records a decision only on the rezoning. Appeal outcome unknown.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved Approved figure (not delivery) CLM-2013 · 29 November 2024 · Stellenbosch Municipality

For Erf 7001, Cloetesville, Stellenbosch Municipality reports that it is making land available through the ATR process to a developer for medium- to upper-GAP housing, not BNG houses. The Municipal Planning Tribunal approved the land use application and development rights were obtained on 29 November 2024. The Appeal Authority then approved the project after the appeal period, and a call for proposals from private developers was planned for 2025/26. The 2024/25 housing capital budget lists 'Erf 7001 Cloetesville (380) FLISP' at R292 396 (CRR).

Sources: Draft Annual Report 2024/25 (V20) with annexures, to Council (January 2026) (original, opens in a new tab) ↗ · details; Annual Report 2023/24 with Annual Report Oversight Report 2023/24 (final, as submitted to National Treasury) (original, opens in a new tab) ↗ · details; Housing Market Studies for Intermediate Cities/Larger Towns in the Western Cape: Stellenbosch Town Report, Final Report, August 2022 (original, opens in a new tab) ↗ · details — Draft Annual Report 2024/25 PDF pp.137-138 (printed pp.125-126) s(b); Table 104 PDF p.134 (printed p.122); Annual Report 2023/24 PDF p.177 (printed p.128) s(c); Housing market study (August 2022) PDF p.46 (printed p.46), 'Government housing delivery'

Counter-evidence: Unit numbers differ between documents: '(380)' in the 2024/25 budget table against '360 GAP housing units' in the 2022 provincial housing market study. Who appealed, and on what grounds, is not stated. Developer partner not yet selected as of the 2024/25 report. A PDoI funding application was 'in progress'.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2014 · 14 November 2024 · Stellenbosch Municipality

Stellenbosch Municipality reports that for social (rental) housing on Portions 2 and 9 of Farm No. 81, Stellenbosch (between Cloetesville and Kayamandi, bounded by the R304 and the railway line), the tender was awarded in March 2024. A draft Land Availability Agreement with the developer went to Council on 14 November 2024, and the land use application was advertised for public comment, which closed on 12 May 2025.

Sources: Draft Annual Report 2024/25 (V20) with annexures, to Council (January 2026) (original, opens in a new tab) ↗ · details; Annual Report 2023/24 with Annual Report Oversight Report 2023/24 (final, as submitted to National Treasury) (original, opens in a new tab) ↗ · details — Draft Annual Report 2024/25 PDF p.137 (printed p.125); Annual Report 2023/24 PDF pp.176-177 (printed pp.127-128)

Counter-evidence: The same draft annual report's budget table (PDF p.134) labels the project 'Farms 81/2 and 82/9' (R270 942, CRR), which appears inconsistent with 'Farms 81/2 and 81/9' in the text. The developer and the unit count are not named in these pages. The geotechnical study found suitability 'ranging from favourable to poor'. No land-use decision found.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved Budgeted figure (not delivery) CLM-2016 · 30 June 2025 · Stellenbosch Municipality

Stellenbosch Municipality's Draft Annual Report 2024/25 says the Housing Development section secured grant and municipal funding for Human Settlements 'totalling R47 342 761'. It managed an adjusted capital budget of R17 376 606 in 2024/25 and spent 92% of it. The budget lines include Erf 64 Kylemore (R778 988), Erf 7001 Cloetesville FLISP (R292 396), social housing planning (R10 518 992), Klapmuts La Rochelle (R2 000 000), ISSP Kayamandi (R2 000 000) and Jamestown housing (R900 857 HSDG plus R318 100 CRR).

Source: Draft Annual Report 2024/25 (V20) with annexures, to Council (January 2026) (original, opens in a new tab) ↗ · details — S3.2.7, PDF p.133 (printed p.121); Table 104 PDF p.134 (printed p.122)

Counter-evidence: The 92% is the municipality's own figure, not a figure drawn from the audited AFS. The report does not explain how R47.3m relates to the R17.4m capital budget. Budget figures are for planning and early-stage work, not completed houses.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2017 · Stellenbosch Municipality

Stellenbosch Municipality reports 97 title deeds transferred and 151 handed over in 2023/24, and 219 transferred (173 in Kayamandi) and 127 handed over in 2024/25. It says the NGO Khaya Lam had assisted with 2 324 transfers to date by the 2023/24 report and 2 543 by the 2024/25 report. For the historic Kayamandi projects 4B, 5A and 8 (280 transferable properties), 167 deeds of sale had been finalised by 30 June 2025.

Sources: Annual Report 2023/24 with Annual Report Oversight Report 2023/24 (final, as submitted to National Treasury) (original, opens in a new tab) ↗ · details; Draft Annual Report 2024/25 (V20) with annexures, to Council (January 2026) (original, opens in a new tab) ↗ · details — Annual Report 2023/24 Tables 119-120 PDF p.187 (printed p.138), PDF p.190 (printed p.141); Draft Annual Report 2024/25 Table 113 PDF p.150 (printed p.138), Table 114 and Khaya Lam/Kayamandi projects PDF p.151 (printed p.139), PDF p.155 (printed p.143)

Counter-evidence: These are the municipality's own figures. In 2024/25, 212 of 219 registrations were historical-project deeds (backlog), not new projects. The Draft Annual Report 2024/25 text gives figures (167 finalised, 163 registered, 116 outstanding) that do not reconcile simply to 280.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2018 · Stellenbosch Municipality

Stellenbosch Municipality's eviction tables report, for 1 June 2023 to 30 July 2024: 71 site visits, 70 meaningful engagements, 30 departmental reports filed at court, 30 court orders, 8 settlement agreements, 20 evictions completed and 2 refusals of alternative accommodation. For 1 July 2024 to 30 June 2025 they report 74, 67, 45, 32, 7, 20 and 0. Separately, 8 public rental and 26 staff rental eviction cases were processed in 2024/25.

Sources: Annual Report 2023/24 with Annual Report Oversight Report 2023/24 (final, as submitted to National Treasury) (original, opens in a new tab) ↗ · details; Draft Annual Report 2024/25 (V20) with annexures, to Council (January 2026) (original, opens in a new tab) ↗ · details — Annual Report 2023/24 Table 118 PDF p.186 (printed p.137); Draft Annual Report 2024/25 Table 110 PDF p.149 (printed p.137); Draft Annual Report 2024/25 PDF p.162 (printed p.150)

Counter-evidence: The tables do not say who the eviction applicants were (private owners or the municipality) or where the evictions took place. The two reporting periods overlap in June-July 2024. These are the municipality's own figures.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved Budgeted figure (not delivery) CLM-2021 · November 2021 · WC DEA&DP / CAHF (study); Stellenbosch Municipality (data)

According to the August 2022 Stellenbosch Town Housing Market Study commissioned by the Western Cape DEA&DP (prepared by CAHF), municipal data showed 17 945 people on the housing demand database as of November 2021, of whom 11 396 (64%) lived in Stellenbosch town. Of these town applicants, 86.7% reported monthly income of R0-R3 500. The study cautions that the database relies on people who come forward and on self-reported, unverified income.

Source: Housing Market Studies for Intermediate Cities/Larger Towns in the Western Cape: Stellenbosch Town Report, Final Report, August 2022 (original, opens in a new tab) ↗ · details — PDF p.12 (printed p.12), 'Housing demand' (text and income chart)

Counter-evidence: This is historical data (Nov 2021), not current conditions. The study also cites the 2019 SDF: 74% of applicants had waited more than 10 years.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved Budgeted figure (not delivery) CLM-2022 · 31 December 2021 · WC DEA&DP / CAHF (study)

The 2022 Stellenbosch Town Housing Market Study found, using Lightstone deeds data (2017-2021), that 62% of Stellenbosch town's 14 244 residential properties were valued over R1.2 million and only 28% (3 931) at R900 000 or less. It calculated that buying a property valued over R1.2 million with a mortgage needs a minimum monthly household income of R29 600 (7.75% interest, 10% deposit, 20 years, 30% of income, no FLISP), and that only 20.5% of town households could afford a home of about R1.2 million or more with a mortgage.

Source: Housing Market Studies for Intermediate Cities/Larger Towns in the Western Cape: Stellenbosch Town Report, Final Report, August 2022 (original, opens in a new tab) ↗ · details — PDF p.5 (data sources), PDF p.19 (ownership market: 14 244 properties, 62%, 28%/3 931, R29 600 and assumptions), PDF p.17 (summary of demand side assessment: 20.5%)

Counter-evidence: The deeds data covers the study area (Stellenbosch town), not the whole municipality. The figures are 2021 values, not current. The study also says only about 1 in 3 residential properties is under R1.2 million.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved Budgeted figure (not delivery) CLM-2023 · 2021 · WC DEA&DP / CAHF (study)

The 2022 Stellenbosch Town Housing Market Study reported TPN data for 2021 (municipality-wide): average monthly rent of R13 911 for a 3-bedroom and R8 655 for a 2-bedroom unit. It estimated that about 8 000 University of Stellenbosch students need private accommodation, against an NSFAS housing allowance of about R5 000 a month, and noted beds at the MySpace development priced at R8 500-R12 500 a month. For Stellenbosch town, it also found 'no private sector construction of new houses below R300 000 in 2021'.

Source: Housing Market Studies for Intermediate Cities/Larger Towns in the Western Cape: Stellenbosch Town Report, Final Report, August 2022 (original, opens in a new tab) ↗ · details — PDF p.28 (TPN rents, municipality-wide), PDF p.17 and p.30 (about 8 000 students; NSFAS allowance about R5 000 a month; MySpace R8 500-R12 500 per bed, p.30), PDF p.34 and p.49 (new build below R300 000, Stellenbosch town)

Counter-evidence: The study notes the TPN figures are for the municipality as a whole, not Stellenbosch town. These are 2021 figures; the records cited here give no later rents. The R8 500-R12 500 bed price refers to one development (MySpace).

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2026 · 29 November 2024 · Stellenbosch Municipality (Municipal Planning Tribunal)

Stellenbosch Municipality's Municipal Planning Tribunal resolved on 29 November 2024 to approve application LU/16572 for Erf 7001, Hendrickse Street, Stellenbosch (Cloetesville): closure of part of a public place, rezoning from Public Open Space Zone to Subdivisional Area Overlay Zone, and subdivision into 208 erven, of which Erf 1 to Erf 201 are Conventional Residential erven of about 115-312 m² (about 3.32 ha in total). It also approved building-line departures and consent for a telecommunications mast. The stated reason is that the municipality needs the property for an integrated urban settlement development 'with a particular goal to deliver on their mandate to provide medium to upper market housing opportunities'. The decision letter is signed for the Director: Planning and Economic Development and dated 2 December 2024.

Source: MPT decision letter: Erf 7001, Stellenbosch (Hendrickse Street, Cloetesville), application LU/16572 (TP591/2023), with annexures incl. Infrastructure Services memo of 5 Aug 2024 (original, opens in a new tab) ↗ · details — PDF p.1 (resolution 29 Nov 2024; items 1.1-1.3.1), PDF p.2 (items 1.3.2-1.5; 'BE APPROVED'), PDF p.4 (reason 3.1), PDF p.6 (signature date 2/12/2024)

Counter-evidence: The unit count differs between documents: 201 residential erven in the approval, 'Rezoning and subdivision for 204 residential erven' in the Infrastructure Services memo of 5 August 2024 annexed to the letter, '(380)' in the 2024/25 housing budget line and '360 GAP housing units' in the 2022 housing market study. The letter states that the decision is suspended until the appeal period has lapsed or any appeal is finalised; it does not record an appeal outcome. The municipality's Draft Annual Report 2024/25 says the Appeal Authority later approved the project.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved Approved figure (not delivery) CLM-2027 · 5 August 2024 · Stellenbosch Municipality (Infrastructure Services)

In a memo of 5 August 2024 annexed to the Erf 7001 decision letter, Stellenbosch Municipality's Infrastructure Services set conditions to be met before transfer of the first property or approval of building plans: a new 7.0 ML Cloetesville Reservoir and pump upgrades, for which it says R22 million (excluding VAT) is on the 2024/25-2026/27 budget for 'Bulk water supply pipe: Cloetesville / Idas Valley'; a bulk sewer line from Kayamandi to Merriman Street, about which it says: 'Currently this project is not on the municipal budget. Budget should therefore be allocated to unlock this housing project.'; and an extended turning lane at the R44/Hendrickse intersection. It did not support the parking departure because 'Row housing is not supported by the Infrastructure Directorate, specifically for stormwater drainage reasons'.

Source: MPT decision letter: Erf 7001, Stellenbosch (Hendrickse Street, Cloetesville), application LU/16572 (TP591/2023), with annexures incl. Infrastructure Services memo of 5 Aug 2024 (original, opens in a new tab) ↗ · details — PDF p.15 (printed p.793; memo header, parking departure), PDF p.16 (printed p.794; water, funding), PDF p.17 (printed p.795; sewer, funding; roads item 3.1.1)

Counter-evidence: This is the position as at August 2024. No later budget cited here records the bulk sewer being placed on the budget. The memo concerns 204 erven, while the MPT approval lists 201 residential erven.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2029 · 23 May 2023 · Stellenbosch Municipality (authorised decision maker)

A Stellenbosch Municipality decision letter on application LU/14643, dated 23 May 2023, approved a departure for Farm 81/33 (Newinbosch) to permit coverage of 60% and 65% in place of the 50% allowed. It also approved the estate's HOA constitution, architectural guidelines, typical site development plans for Phases F, H and R, the access control gates and landscaping plans, and the development and street names. Conditions require a Newinbosch Masters Association to be established.

Source: Decision letter: departure (coverage) and permission to comply with conditions of approval, Farm 81/33, Stellenbosch Division, application LU/14643 (original, opens in a new tab) ↗ · details — PDF p.1 (items 2.1.1-2.1.2), PDF p.2 (conditions 3.3-3.7; reasons 4.1-4.2), PDF p.3 (item 5, street names), PDF p.6 (signature date)

Counter-evidence: The letter gives reasons in general terms; it does not quantify the effect of the higher coverage. The letter refers to conditions of approval dated 12/05/2023 and 13/04/2022.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2031 · 15 May 2024 · Stellenbosch Municipality (authorised decision maker)

A Stellenbosch Municipality decision letter on application LU/15801 (TP416/2023), dated 15 May 2024, approved an amended subdivision and phasing plan and the site development plans for Phases J and K of Newinbosch (Farm 81/33). It notes that 'This approval does not extend the validity period of the initial approval granted for the subdivision and rezoning of the subject property, dated 11/04/2022.'

Source: Decision letter: amendment of approved subdivision and zoning plans and site development plans for Phases J and K, Farm 81/33, Newinbosch, application LU/15801 (TP416/2023) (original, opens in a new tab) ↗ · details — PDF p.1 (items 2.1.1-2.1.2; condition 3.1), PDF p.2 (conditions 3.2-3.13), PDF p.3 (reasons 4.1-4.2; matter noted 5.1), PDF p.5 (signature date)

Counter-evidence: The date given for the initial approval (11/04/2022) differs from the MPT resolution date of 21 January 2022 and from the 13/04/2022 conditions date cited in the May 2023 letter; it may refer to the date of notification, which the letters do not state.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2032 · 20 August 2021 · Stellenbosch Municipality (Municipal Planning Tribunal)

Stellenbosch Municipality's Municipal Planning Tribunal resolved on 20 August 2021 (application LU/10313) to approve the subdivision of Farm Cloetesdal No. 81/29 into three portions and the rezoning of Portion 1 (about 2.24 ha) from Agriculture and Rural Zone to Subdivisional Area for multi-unit residential and private open space, with the road portions rezoned for public roads. A departure to raise density from 50 to 71 dwelling units per hectare was 'NOT BE CONSIDERED' at that stage. Condition 3.3 reads: 'Inclusionary housing be considered to expand housing opportunity for a broader range of income groups.' The reasons include that the land is within the urban edge and in line with 'the Northern Extension Project's vision', and that matters raised by the Stellenbosch Ratepayers Association 'were considered and addressed'.

Source: MPT decision letter: subdivision, rezoning, title deed consent and permanent departure, Farm Cloetesdal No. 81/29, Stellenbosch Division, application LU/10313 (original, opens in a new tab) ↗ · details — PDF p.1 (resolution 20 Aug 2021; items 2.1.1-2.1.3), PDF p.2 (conditions 3.1-3.6; reasons 4(a)-(d)), PDF p.3 (reason 4(f); item 5.1 density; item 6), PDF p.5 (signature date 27/8/2021)

Counter-evidence: Condition 3.3 asks only that inclusionary housing be 'considered'; it sets no share. The Ratepayers Association's submissions are not in the letter.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2033 · 22 April 2022 · Stellenbosch Municipality (Municipal Planning Tribunal)

On 22 April 2022 Stellenbosch Municipality's Municipal Planning Tribunal approved, under application LU/13517, the subdivision of Farm 81/29 into 119 Multi-Unit Residential erven for group housing, one erf for 'a block of flats consisting of 60 units', private open space and a private road, and a departure to exceed the maximum density 'of 50 dwelling units per hectare to 60 dwelling units per hectare'. Condition 3.15 requires the developer and the municipality to agree, within 12 months of final notification and before building plans are submitted, on inclusionary housing of 'no less than 30% falling within the affordability thresholds for rental and/or ownership'. Condition 3.16 gives the developer the option 'but no obligation' to follow the Inclusionary Zoning Policy instead, if adopted. The reasons state the plan is in line with 'Precinct 10' of the Adam Tas Corridor on density.

Source: MPT decision letter: subdivision and departure, Farm No. 81/29, Stellenbosch Division, application LU/13517 (original, opens in a new tab) ↗ · details — PDF p.1 (resolution 22 Apr 2022; items 2.1-2.1.1(d)), PDF p.2 (item 2.2; 'BE APPROVED'), PDF p.4 (conditions 3.15-3.16; reasons 4.1-4.3), PDF p.7 (signature date 11/5/2022)

Counter-evidence: No record cited here shows whether the condition 3.15 agreement was concluded or how many affordable units resulted; the August 2024 decision on the same farm refers to the remaining conditions but does not report on it. The Inclusionary Zoning Policy (June 2023) sets 20% outside overlay zones and 30% inside them, and states it does not affect existing approved rights.

Official response: None recorded yet.

Last checked 4 November 2026

VerifiedEditor-approved CLM-2034 · 7 August 2024 · Stellenbosch Municipality (authorised decision maker)

A Stellenbosch Municipality decision letter on application LU/15776 (TP394/2023) for Redwood Estate, Farm No. 81/29, dated 7 August 2024, granted consent under title deed T52460/99 condition D(a)-(e) and approved an amended subdivisional and phasing plan, the Redwood Estate Master Home Owners' Association constitution, a site development plan and the street naming. It states that the amendment 'will allow for slightly larger and more practical erven' and that the site development plan 'will not result in any additional rights being granted'. It keeps 'The remaining conditions imposed by council in its approval letter dated 11 May 2022 and 28 August 2021'.

Source: Decision letter: title deed consent, amendment of approved subdivisional plan, permissions and street naming, Redwood Estate, Farm No. 81/29, Stellenbosch Division, application LU/15776 (TP394/2023) (original, opens in a new tab) ↗ · details — PDF p.1 (items 2.1-2.2(b)), PDF p.2 (items 2.2(c)-2.4.4), PDF p.3 (conditions 2.4.5-2.4.9), PDF p.4 (reasons 2.5.1-2.5.4), PDF p.6 (signature date)

Counter-evidence: The letter does not report whether the inclusionary housing agreement required by condition 3.15 of the May 2022 approval has been concluded. It refers to an approval letter of 28 August 2021, while the August 2021 letter in the records cited here is signed 27/8/2021. The handwritten date is partly overlapped by the signature.

Official response: None recorded yet.

Last checked 4 November 2026