Update on the Eyesore on Signal Hill

Dear Members,

Erf 156 – The Eyesore on Signal Hill

Few sites in Plettenberg Bay have sparked as much controversy for as long as the incomplete and illegal structure on Erf 156 on the east side of Signal Hill. After nearly forty years, there is finally some positive news: the Bitou Municipality has confirmed that a demolition tender has been awarded and that the structure will be demolished, and the legal obstacles seem to have been resolved. Ownership of Erf 156 has reportedly transferred to a new developer, Plett Prime Developments (Pty) Ltd.

However, our attention now turns to the future of this sensitive site. Plett Prime’s town planning agents have submitted a rezoning application that includes the alienation of a section of Sinclair Street, consolidating it with Erf 156, thus enlarging the development areas by nearly one-third. This would bring the proposed development some 30 metres closer to the iconic View Site on Erf 255, a public open space frequented by both residents and busloads of tourists, who come to enjoy the spectacular 270° panoramic views of the bay. The proposal entails a six-storey block of nine luxury apartments that would be developed in tiers down the east side of Signal Hill.

In short, the developer is seeking approval to acquire municipal property, consolidate it with Erf 156, rezone the consolidated erf to allow for apartments, undertake a development that would grossly transgress building lines and extend the permitted coverage limit of 60% of the area to a coverage to 90% of the expanded area.

We are mindful that Erf 156 is not just another building site; it has a history of illegal building and until very recently, of municipal failure to rectify those irregularities, despite a 2016 High Court order mandating demolition of the unlawful structure.

Two core issues stand out in the current proposal:

1. Impact on ambience and views of the Signal Hill View Site and surrounds(Erf 255):
Having studied the application, there are concerns that the proposed development’s proximity and height may adversely affect the ambience, and the magnificent 270° panoramic view, of the bay from the View Site. Accordingly, we have called for more information on this aspect, but clearly, should it be the case, it would be untenable that a private developer should acquire public land, a portion of Sinclair Street, from the municipality, then build on that land to impair the views and ambience of a public viewing site - and one which is a key tourist attraction of the town. We are also calling for an independent assessment on the impact that the development may have on the View Site and we assert that the municipality must use every instrument at its disposal to preserve the ambience and the unimpeded, panoramic views from the View Site.

2. Proposed Departures from the Bitou Zoning Scheme
It appears that the current application not only proposes departures from building regulations that are similar to certain features of the existing illegal structures, but actually would increase the area of the proposed building, right up to the Signal Hill view site property boundary.  The developer has applied for excessive departures from the building lines on all four sides of the enlarged development site, which ends up with a coverage of 90%, grossly exceeding the 60% coverage stipulated in the Bitou Zoning Scheme Bylaws, which governs all of our properties. Bitou’s Town Planning Department has already queried these proposed excesses.  These planning limitations in the building regulations are there for good reasons and contribute to Plettenberg Bay's unique sense of place and community character.

In the application, the developer has committed to the demolition of the existing structure and thereafter will start with a clean sheet, and therefore there can be no justification for breaching zoning scheme regulations to achieve their planned development.  Such applications and proposals for outsize buildings on relatively small erven are becoming an increasing trend in Bitou that threatens the town’s character. Further, at a time when Bitou is expanding at an unprecedented rate, with widespread building underway and more planned, adherence to building regulations is critically important for orderly development of the town.

Your Association has submitted detailed comments and objections to the current application, addressing these two aspects and many other issues that have been proposed in the application.  Further, we question whether all aspects of the application are compliant and should even be considered.

We urge all residents and ratepayers who are concerned at such a development to submit  comments by 2 June 2025, via email to the Municipal Manager, Bitou Municipality at townplanning@plett.gov.za.

Anyone who wishes to view the entire application for this  proposed development, follow the link https://www.bitou.gov.za/Docs/LandUse and go to Land Use Application for Erf 156 Plettenberg Bay 

Kind regards,
Steve Pattinson