Who decides
If your property is in East London, Buffalo City, Buffalo City Metropolitan Municipality is the planning authority for general business. As a metropolitan municipality it has no district council above it.
| Municipality | Buffalo City Metropolitan Municipality (metropolitan) |
|---|---|
| Province | Eastern Cape |
| Land-use scheme | Buffalo City Zoning Scheme Regulations, unconfirmed |
Local requirements
This guide covers general business land in Buffalo City Metropolitan Municipality: zones for a wide range of commercial uses, often in town centres and along main roads. The scheme uses its own zone names, which a zoning certificate confirms.
Areas covered by Buffalo City Metropolitan Municipality include East London, Buffalo City.
Buffalo City applies the Buffalo City Zoning Scheme Regulations, while applications are processed under the Buffalo City Spatial Planning and Land Use Management By-law, 2016 and SPLUMA (2013). Depending on the category of application, the decision is taken by an authorised official or the Municipal Planning Tribunal, with appeals to the City's appeal authority. Fees, required documents and timeframes are set by Buffalo City and change from time to time, so they are confirmed for each matter.
What to check for your property
- The property's zoning as recorded by the municipality (zoning certificate or official map)
- The exact wording of the applicable land-use scheme for that zone
- Title deed conditions, which can be stricter than the zoning
- Overlay zones, heritage or environmental controls and servitudes
- Any previous approvals and conditions attached to the property
Professional fees, municipal application fees, advertising and specialist costs are quoted separately for each matter. Timeframes depend on completeness, objections, specialist work and municipal processing.
Questions
Which municipality handles general business in East London?
Buffalo City Metropolitan Municipality in Eastern Cape is the planning authority for East London, Buffalo City. The exact property location should still be confirmed, as municipal boundaries do not always follow town names.
Is there a district municipality involved in East London?
No. Buffalo City Metropolitan Municipality is a metropolitan municipality and handles its own planning applications.
What should I check before starting with general business in East London?
Useful starting points are: The property's zoning as recorded by the municipality (zoning certificate or official map); The exact wording of the applicable land-use scheme for that zone; Title deed conditions, which can be stricter than the zoning. Title deed conditions, servitudes and previous approvals should also be checked.
Sources
- Buffalo City Zoning Scheme Regulations (as of 2026-10-21)
- Buffalo City Spatial Planning and Land Use Management By-law, 2016 (as of 2026-10-21)