Running a Business from a Property Zoned SR1 (Single Residential Zone 1)

When considering running your business from a property which is zoned Single Residential Zone 1 (SR1) it is important to consider the guidelines and requirements laid down in the Land Use Planning Ordinance read with the City of Cape Town Zoning Scheme Regulations, specifically Section 5.1.  

The Regulations state that a home owner must use a property zoned as Single Residential 1 primarily as a dwelling house for accommodation of a single family. There are also additional use rights associated with these types of properties, which are home occupation, bed and breakfast and home child care. In order to carry out one of these businesses from home the dominant use of the property must be accommodation of a single family; the proprietor of the activity must live on the property; no more than three employees may be engaged in the activity concerned; where more than one of these activities is carried out Council’s consent must be obtained and any new structure or alteration to the property to accommodate an additional use right shall be compatible with the residential character of the area, particularly with regard to the streetscape, and shall be capable of reverting to use as part of the dwelling house, second dwelling or outbuilding concerned. There are also a few important additional requirements that have to be adhered to for each additional use right, which are as follows:

Home Occupation:

• No goods for sale shall be publicly displayed and no external evidence of the home occupation shall be visible from a public street, except for an advertising sign in accordance with the advertising sign requirement below;

• No advertising sign shall be displayed other than a single, un-illuminated sign or notice not projecting over a public street in accordance with Council’s Outdoor Advertising and Signage by-law, and such sign shall not exceed 0,2 m² in area;

• Only goods which have been produced or assembled in the home occupation may be sold from the property;

• No activities shall be carried out which constitute or are likely to constitute a source of public nuisance, or generate waste material which may be harmful to the area or which requires special waste removal processes;

• No home occupation shall include a noxious trade, risk activity, adult entertainment business, adult services, adult shop, sale of alcoholic beverages, motor repair garage, funeral parlour or activities that are likely to generate a public nuisance, including but not limited to panel beating and spray painting, auto electrician, builders yard, welding works, joinery

• Off-street parking shall be provided at a ratio of 1 parking bay per 25 m² area used for home occupation unless Council’s approval is obtained to waive this requirement. Council may at any stage require additional on-site parking where parking is not sufficient;

• The total area used for all home occupation activity on a land unit, including storage, shall not consist of more than 25% of the total floor space of the dwelling units on the land unit or 50 m², whichever is the lesser area;

• The storage of all goods and equipment connected with the home occupation shall be inside a building or screened from neighbors and the public street;

• Not more than two vehicles may be used in connection with a home occupation, and no one vehicle shall exceed 3 500 kg gross weight;

• The hours of operation shall not extend beyond 08:00 to 17:30 on Mondays to Fridays, and from 08:00 to 13:00 on Saturdays, and shall not include public holidays or Sundays;

• Council may, at any stage, call for a cessation of the home occupation activity or impose conditions in order to minimize any potential nuisance to surrounding neighbors or the general public.

Bed and Breakfast:

• No more than 3 rooms per land unit shall be used for bedroom accommodation for paying guests or lodgers, and no more than 6 paying guests or lodgers shall be supplied with lodging or meals at any time;

• No alcoholic beverages shall be sold except to resident guests for consumption on the premises with meals;

• Guest rooms shall not be converted to, or used as, separate self-catering dwelling units;

• Meals may only be supplied to guests or lodgers who have lodging on the property, employees, and the family residing in the dwelling;

• No advertising sign shall be displayed other than a single un-illuminated sign or notice not projecting over a public street in accordance with Council’s Outdoor Advertising and Signage by-law, and such sign shall not exceed 0,5 m² in area;

• Weddings, receptions, conferences, training or any similar activities are not permitted from a bed and breakfast establishment;

• No activities shall be carried out which constitute, or are likely to constitute, a source of public nuisance;

• On-site parking shall be provided in accordance with the provisions of Chapter 19, provided that Council may at any stage require additional on-site parking if, in its opinion, the parking is not sufficient.

Home Child Care:

• No more than 6 children shall be enrolled at the home child care facility at any time;

• Services shall be primarily day care or educational and not medical;

• Services shall not operate outside the hours of 07:00 to 18:00 on Mondays to Fridays, and from 08:00 to 13:00 on Saturdays, and shall not include public holidays or Sundays;

• Indoor and outdoor play space shall be provided in accordance with any health requirement or a policy plan as might be approved by Council from time to time, and outdoor play space shall be fenced off from any public street;

• No advertising sign shall be displayed, other than a single un-illuminated sign or notice in accordance with Council’s Outdoor Advertising and Signage by-law, not projecting over a public street, and such sign shall not exceed 0,5 m² in area; and

• At least one off-street parking bay shall be provided, plus one additional parking bay which is suitable for the use of parents to drop off or collect their children, unless Council’s approval is obtained to waive this requirement. Council may at any stage require additional on-site parking where parking is not sufficient.

If the business you are intending to run from your home falls into one of the following categories, you will need to obtain Council’s consent before running such a business from home:

• Utility services;

• Place of instruction;

• Place of worship;

• House shop;

• Institution;

• Guest house;

• Rooftop base telecommunication station;

• Wind turbine infrastructure;

• Open space;

• Urban agriculture;

• Second dwelling and halfway house.

To confirm whether you are indeed running a lawful business from your home you can contact the City of Cape Town’s Planning and Building Development Management Department on 021 400 1111.

STBB - Claremont 

Cruciate ligament injury in the dog – what does it mean?

Kenilworth Vet

Cruciate injuries are one of the most common reasons for hind leg lameness and pain in the dog. Depending on the severity of the injury, surgical repair is usually required in order to stabilize the joint and reduce further damage. Your vet will probably have a preferred technique that he or she has used with success in which to do this.

Here is a straightforward explanation as to the function of the cruciate ligaments, why they sometimes rupture and the medical procedures that are usually used to correct the injury.

WHERE ARE THEY? WHAT DO THEY DO?

• the cruciate ligaments are two crossing ligaments that are situated inside the knee joint         (see diagram)

• their main function is stability of the joint; they restrict certain movements in the joint i.e.: hyperextension and internal rotation - movements that are beyond normal range

WHY DO THEY TEAR?

• normal aging causes degeneration of the ligaments

• breed deformities

• medical conditions that cause degeneration of ligament tissue

• direct trauma ‘sports injury’ is rare  

WHAT ARE THE SYMPTOMS OF CRUCIATE INJURY?

Symptoms can vary tremendously from sudden severe lameness to mild or moderate lameness. You may notice the following:

• difficulty getting up

• trouble jumping into the car

• decreased activity level

• decreased muscle on the affected hind leg

• sits with leg ‘out’

WHY IS IT SO IMPORTANT TO TREAT THIS CONDITION?

If the cruciate ligaments have partly torn or have completely ruptured the knee joint is no longer stable. The collateral ligaments are put under pressure and can tear causing further instability. Progressive degenerative changes such as osteoarthrtis occur within and around the joint, which can result in pain, discomfort and lameness in the patient.

Methods of Repair.

There are a variety of methods that can be used to stabilize the stifle (knee) joint after cruciate injury. TPLO or Tibial Plateau Levelling Operation and TTA Tibial Tubersoity Advancement are usually performed on very large breeds and often by a specialist surgeon.

The two below are more common techniques performed in general practice.

Extracapsular Stabilization

This involves the placement of a non-absorbable suture material being placed around the fabella. A hole is drilled in the tibial crest and the suture is passed through this hole and secured. (See diag) This method only provides temporary stabilisation and relies on the body to create scar tissue to ultimately stabilize the joint.  The suture material usually loosens with time and can break. the recovery period for this type of surgery can be anything from 3-5 months.

Cruciate injuries should not be ignored, if not dealt with timeously they can result in rapid degeneration of the joint and severe arthritis. So although it can come as a shock to know your dog needs surgery rest assured that your vet has your dog’s long-term well being at heart.

Tight Rope Technique

This is one of the latest procedures for treating this injury. A hole is drilled in the femur and a second in the tibia. A special ‘prosthetic ligament’ is then passed through the holes and secured. This method

of stabilization mimics a normal cruciate ligament, giving stability but allowing normal range of movement in the joint. Recovery from this type of surgery can be anything from 1 – 4 months.

Cruciate injuries should not be ignored, if not dealt with timeously they can result in rapid degeneration of the joint and severe arthritis. So although it can come as a shock to know your dog needs surgery rest assured that your vet has your dog’s long-term well being at heart.

Kenilworth Vet - Harfield Village

EVER WONDERED WHY DOGS SMELL EACH OTHERS’ REAR ENDS

Kenilworth Vet

This month we are going to talk about anal gland problems in dogs

The anal glands or sacs are pouches that sit on either side of your dog or cat’s anus at roughly 4 o’clock and 8 o’clock. In a normal situation the glands secrete a (foul smelling) liquid substance that is stored in the sac until the animal defecates, at which point the liquid is expressed from the glands by the force of the bowel movement, ‘scenting’ the faeces with the dog or cat’s personal smell. The anal glands can also be evacuated when an animal is stressed, frightened or excited. It is this ‘trademark’ smell that makes dogs instinctively sniff another dog’s rear end!

What happens when it all goes wrong?

If the sacs don’t empty properly they can become impacted. Excess anal gland secretions can leak out onto the anus and surrounding tissue which may cause burning and discomfort to your pet. The anal gland secretion can also begin to change consistency, becoming hardened and impossible to evacuate in the normal way. In either instance your dog will ‘scoot’ along the floor in an attempt to alleviate the problem, may lick excessively, sit awkwardly to avoid pain or strain to defecate. Loose, soft stools often cause this situation or it can be that your pet’s anal glands are producing an excessive amount of anal gland secretion. Although dogs are more likely to have problems with their anal glands, cats can also suffer from anal gland disease, so if your cat is licking excessively around the anus or tail region it could also have this problem.

What can you do?

 If your pet shows any of the above symptoms it is best to organize a visit to your vet. The anal glands can be expressed manually either by external expression I.e.: squeezing the area on either side of the anus in order to express the fluid from the glands. Or by internal manual expression, which involves inserting a finger inside of the dog’s rectum and expressing the fluid from the anal glands between two fingers, one inside the rectum and one outside. This can be an uncomfortable and painful experience for your dog but if left untreated the anal glands can become infected and may even abscess and rupture, leaving an open, painful wound near the anus. At this stage the glands will need flushing, antibiotic treatment and in severe cases even removal, although this should only be done by an experienced surgeon.

Kenilworth Vet - Harfield Village 

SALE AGREEMENTS, BUILDING PLANS AND WENDY HOUSES

The absence of approved building plans for buildings on a property constitutes, in our law, a latent defect in property. Avoetstoots clause in a sale agreement will address this issue and protect an innocent seller from comebacks from the purchaser.  

For example, seller X, unawares that there were no plans for certain of the buildings on his property, will not be liable to buyer Y to make good his (Y’s)additional expenses incurred when his planned renovation to his new home involves costs of subsequent approval of existing renovations.

A question that often arises in this regard is the issue of wendy houses. Is approval required? The Building Standards and Building Regulations Act requires that property owners obtain municipal approval generally in respect of all buildings, additions and renovations, no matter how small. 

However, in certain instances relating to smaller changes, full plan approval is not required, but the municipality must still be approached for written consent that formal; building plan approval is not required. "Minor building works" include, amongst others:

iv.           "tool shed not exceeding 10 m2 in area;

v.            child's playhouse not exceeding 5 m2 in area;

vi.           cycle shed not exceeding 5 m2 in area;

vii.          greenhouse not exceeding 15 m2 in area;

x.            any pergola;

xi.           private swimming-pool", etc.

These building works do not constitute a general exemption: the municipality must still be approached for written authority that plan approval is not required.

STBB - Claremont

The Time To Say Goodbye

Kenilworth Vet

Euthanasia is never an easy decision but it isn’t one you have to make alone.

A few weeks ago we had to put our 15-year-old cat ‘Tugger’ to sleep. He had become seriously ill and was deteriorating fast. We couldn’t do any more to help him and although it was a traumatic decision to make, we knew euthanasia was the right one.

Euthanasia is a difficult subject particularly as it usually crops up when we are in a fragile emotional state. In this article I hope to show you that although it is possibly one of the toughest decisions you will ever make, it can also be the ultimate gift of friendship and compassion that you can bestow upon your pet.

Why Euthanasia?

There are many reasons why an owner may consider euthanasia. The most common one being that your pet is no longer able to live a happy, healthy, pain free life. This may be because of:

Serious injury or illness

• Your pet may be suffering from an injury or illness that cannot be treated or that it will not recover from adequately in order to live a normal life.

• The treatment of your pet’s condition may be beyond your reach financially.

• Your pet may no longer be responding to medication your Veterinarian has prescribed and is in pain or has lost mobility.

Old Age

Old age is not a reason to put your pet to sleep. However, certain conditions that accompany ageing may be.

• When your pet can no longer enjoy the things it used to and appears to be experiencing more pain than pleasure  i.e.:  on walks, playing etc,            

• When your pet is no longer responsive to you and/or is unable to maintain itself hygienically

• When your pet no longer has a decent quality of life.       

 

Behavioral Issues

Inappropriate behavior can most often than not be sorted out either with the help of medication from your Vet or the assistance of a reputable animal behaviorist. However, there are some issues that can’t be solved such as severe aggression where an animal puts people or other animals at risk.

When do I know the time is right?

This is the most common question we are asked, particularly by owners who have pets with deteriorating conditions.  If you have started to think about euthanasia then your instincts are telling you things are not going to get better for your pet. Try asking yourself the following:

• how keen is your pet to eat?

• how responsive is your pet to you when you call or stroke it?

• how mobile is your pet? Is movement a source of pain and discomfort?

• does your pet experience pain when being handled

• does you pet pant constantly or drink large quantities of water?

• is your pet losing body weight and condition?

• is your pet happy, does it have a good quality of life?

Remember this isn’t a decision you need to make alone; speak to your family members and don’t forget your Vet. Your Vet, apart from having experience, will probably have known your pet for some time and will be able to help and advise you. Try not to be selfish! Don’t let your pet suffer unnecessarily. They deserve more from you.

What Happens Next?

When you have come to your decision the next step is to organize things. Some Veterinarian’s will do a house visit to euthanase a pet but this can sometimes be more traumatic for everyone including your pet. So think carefully before choosing this option. Here is a list of things to consider:

• Find out when your Vet practice is quiet. Choose either the first or last appointment of a consulting session. You won’t have to wait and you won’t have to face crowds of people in the waiting room.

• Book a double appointment so you have time to spend with your pet.

• Don’t go alone. Try to take someone with you who can be supportive and drive you home if necessary.

• Decide if you want your pet to be buried or cremated, whether you want ashes returned or not and how much each option costs. Do this beforehand so that you can tell the receptionist when you book your appointment.

• Most decent practises will not ask you to pay at the time of the appointment but you will have to settle your account at some point and returning to the practice can be upsetting. Organise an EFT or pay in advance to avoid the any further stress.

How is it done?

Euthanasia is carried out when an animal is given an intravenous injection containing an overdose of a drug that is similar to those used to induce general anaesthesia. The chemical stops heart and brain activity causing instant loss of consciousness the animal passes from this deep sleep into death without any experience of pain. This happens in seconds.

Death is something that is hard to come to terms with but sometimes we are forced to consider not only our own mortality but that of our pets. Certain things may happen after your pet is put to sleep that can be distressing. It is important to remember your pet is no longer able to experience pain; these are normal processes that the body undergoes after death.

• agonal gasps - your pet may appear to ‘carry on breathing’ . This is caused by a reflex of the diaphragm and is not a conscious act.

• shakes and shivers are common and are also reflexes as the muscles are deprived of oxygen

•  your pet may whimper or cry as the injection is administered.

This is a rare side effect of the drug and is not a conscious act, your pet is not in pain. 

After they have gone

Give yourself time to grieve.  I am sure you felt it was a privilege to have your pet in your life. Whether your pet was with you through thick and thin or was just a brief but important feature in your life.  They were always there for you; they never answered back, gave so much and asked for so little. Our pets are a huge comfort to us and losing them can be devastating.  Those around you may not understand how you feel, it is important to find a family member or friend who is supportive. Remember that staff members at your Veterinary practice are always there to listen with a compassionate ear. 

Should I Get Another Pet?

There are so many reasons why each of us are pet owners. The decision to get another pet after the loss of a loved one can be difficult. You will never replace the pet you have lost. No two animals are ever the same, they each have their own funny behaviours and traits. Getting another companion animal is not a betrayal of the pet you have lost. It merely shows that you have enough compassion and love to climb on the roller coaster and ride it again! 

Kenilworth Vet - Harfield Village

Principal's Pen - COMPLIANCE CERTIFICATES

Compliance certificates - (Unknown costs and a grudge purchase for sellers)

The matter of compliance certificates (COC) can from time to time be a contentious issue leaving a bad taste in the Sellers mouth.

Beetle, electrical, plumbing, electrified fencing and gas (if applicable) certificates of compliance are a prerequisite in most sales agreements.

Unless otherwise agreed, it is the seller's responsibility to arrange and pay for the respective inspections plus the associated repair work in order to have the property comply with the regulations set out by the municipality. It is up to the seller to decide who he/she wishes to call in to do the inspections. Some opt for individual contractors and others for the convenience of the larger firms, which can manage all inspections and
repair work under one umbrella.

In most cases sellers go ahead with the sale and once conditions like bond approval etc have been met they then attend to the inspections. While this is fine, sometimes sellers are shocked to see that the inspection report reveals far more work and far greater costs than expected. The electricity is usually the biggest culprit! Older homes can attract greater expenses, but some times even new builds can be affected due to ever changing regulations or poor workmanship.

To avoid surprises there is always the option of the seller going ahead with the inspections before listing the property on the market. Remember, one need not proceed with the actual work, but being armed with the reports and quotes can be helpful in assessing ones financial position in advance.

Also to remember is that most contractors are prepared to wait until transfer for their money i.e. the seller can go ahead with the compliance work and settle the contractor from the proceeds of the sale. The transferring attorney usually manages this on the seller's behalf.

In cases where a seller has only owned the property for a short time and feels aggrieved by a high quote it would be advisable to go back to the company that did the previous compliance work to establish if the law has since changed or if indeed their workmanship and/or material used was at
that point compliant.

Points to remember:

• The seller is legally obligated to arrange for the compliance certificates
• Beetle is not a "legal" prerequisite, but is usually required by the financial institutions
• As a seller, having a copy of the past COC might be handy. These can be obtained from the transferring attorneys who attended to the sale previously
• It can be prudent to do the inspections prior to going to market
• The seller need not proceed with the work until a later point once the sale is complete
• Some certificates (like beetle) have a shelf life so beware of doing it too soon
• It's the sellers prerogative as to their choice of contractor
• Inspections should be thorough and are not for free like a regular quote
• Second opinions are likely to be considered as inspections and will attract fees
• Reports and quotes are frequently not released until inspection fees have been settled
• In most cases you can opt to pay the company later i.e. from the proceeds of the sale
• Regulations change and therefore so do the compliance prerequisites
• Even recently bought and re-sold properties can attracted costs
• Short cuts can be costly and attract come backs

Here are links to some of the bigger firms used by many estate agencies:
Bugs and Sparks - http://www.bugsandsparks.co.za
Inspecto - http://www.inspecto.co.za
DOSS - http://www.edoss.co.za

For an example of the terms and conditions for one of the firms as well as their detailed check list of what is required to be compliant, click here.

For further advice on this matter or for you additional property needs please don't hesitate to contact us. Valuations are free of charge and remember our services extend from Rondebosch, Claremont, Harfield, Kenilworth and Plumstead to Tokai.

Past sales
Testimonials
Industry partners

Give your area specialist a call:
021-6741120 – www.norgarb.co.za – info@norgarb.co.za    

To see what we have on sale click here

BEHAVIOURAL PROBLEMS IN CATS: Inappropriate House Soiling

So, your cat has started urinating and/or defecating around the house. It is a bad situation for everyone, especially the cat so let's look at why these normally fastidious creatures sometimes fail in the bathroom department.

These problems often fall into two categories:

House soiling
This is when a cat that has normally been reliable at using the litter tray or the big outdoors suddenly begins to urinate and defecate around the house. They may choose a particular spot and return to it repeatedly or use different 'favourite' areas of the house.

Things to consider:
The most important thing is to rule out any underlying medical problems the cat may have. Any one of the medical issues listed below could contribute to your cats changing behaviour. So it is important to get him/her checked out thoroughly and quickly before the behaviour becomes a habit.

• FIC – Feline Idiopathic cystitis
• cystitis
• blocked bladder
• kidney disease
• thyroid problems
• gastrointestinal conditions
• old age; arthritis ,mobility problems
• senility

Litter box aversions
Your cat may just not like the litter box; the litter you are using or the area the litter box has been placed. Below is a list of things to consider regarding the litter tray:

• is it cleaned regularly - does it smell good
• is it easy for your cat to get into the box
• what type of litter is used (try different ones) 
• is your cat afraid to use the box i.e.: is it harassed by other house hold pets when using the tray or is it in a busy area of the house
• is it close to where you feed your cat

Cats are incredibly sensitive to change so keep this in mind when ruling out possible causes.

Marking or spraying
This is a form of territory marking and is completely different from your cat just going to the bathroom. Your cat will not squat but will remain standing with their tail raised and spray against vertical objects like furniture, walls etc. Only very occasional a cat will mark territory with faeces.

This sort of behaviour often occurs when your cat is stressed. There may be a new cat in the area or new pet in the home that is threatening your cat's territory. New furniture or carpet smells can prompt a cat to spray in the house but it can also be a result of frustration – with your cat not receiving enough stimulation or playtime. Sometimes there may be an issue with diet.

The most important thing to remember is your cat is not spraying in the house to be spiteful!

What can you do?

• Get your cat checked over thoroughly by your Vet to rule out a medical problem.
• Try to establish, if possible, why your cat is spraying or urinating in the house. Look out for perceived threats etc. and try to avert them. You can close up the cat flap at night so no intruders can get in.
• If your cat is going to the bathroom in a particular spot like a pot plant or piece of carpet, try moving a litter tray to the spot or using soil in the tray or an old piece of carpet! You can also try to restrict access to the area.
• Use odour removers and repellent sprays to mask the scent. This will hopefully discourage the cat's return. Your Vet will be able to advise you as to what products are effective.
• If your cat has a problem act quickly before the behaviour becomes a habit.
• Call in a professional animal behaviourist who will be able to assess the situation in your home.

Domestic cats live in an incredibly stressful environment these days with many cats living in close proximity, all vying for their little bit of territory. Pop into the practice and take the Hills Stress Test to see how your cat copes with stress!

Kenilworth Vet, Harfield Village