Is Sea Point losing its soul to rampant commercialisation?
Sea Point residents say the suburb’s charm and sense of community are being threatened by an unrelenting wave of commercial development that is reshaping its traditionally residential streets.
While few oppose progress, many argue that development has become unchecked, with traditional homes and small apartment blocks being replaced by oversized, commercially driven projects and little meaningful consultation.
Apartment owner and Summertide trustee Tobie Louw said residents support development that is “considerate and consistent with the City’s Spatial Development Plan,” but added that what they are seeing isn’t “considerate”but more an over-commercialisation”.
“Long-term residents are watching the residential character of our streets disappear under constant construction, dust, noise and traffic.”
Louw said residents often learn about new developments too late to have real input, describing the process as “a tick box exercise that happens after decisions are already made.”
“People forget that residents invest not in profits but in communities,” he said. “We maintain our buildings, pay our rates, and keep these neighbourhoods liveable long after developers have moved on.”
Summertide, surrounded by three consecutive commercial sites, has faced nearly seven years of disruption.
Still, Louw insists residents are not anti-development. “Responsible growth creates jobs, rates of income and investment,” he said. “But developers who adopt a genuine partnership approach with the City and residents will ultimately benefit most.”
He warned that Sea Point risks losing its identity to “party-cake architecture,” which he said could turn the suburb into “little Miami.”
Louw called for a modern-classic architectural ethic and a three-part reform: improving City oversight of non-commercial footprints, strengthening resident engagement and tightening regulation of multiple active construction sites.
“Sea Point’s appeal lies in its balance, its mix of people, spaces and character,” Louw said. “If we lose that, we’re not just changing the skyline. We’re changing what it means to live here.”
Property experts share residents’ concern about the pace and character of development. Itai Ilouze, Auction Director at Galetti Auctions, described Sea Point’s growth as “out of control.”
“The cranes above Regent Road tell the story of a suburb in the middle of a building frenzy,” Ilouze said.
“More than 329 apartments have changed hands on the Atlantic Seaboard this year at an average of R7.2 million, with Sea Point prices rising from R45 000 to over R60 000 per square metre. New luxury projects like Station House have broken the R100 000 per square metre mark, and mixed-use schemes such as Mont Reve sold almost instantly, generating over R500 million.”
Ilouze warned that much of this boom is being fuelled by short-term rental demand rather than sustainable residential growth.
“Developers are catering to investors, not communities. Without regulation, Sea Point risks becoming an anonymous hotel strip,” he said. “Unchecked over-commercialisation could erode Sea Point’s liveability and turn a thriving neighbourhood into a ghost hotel.”
The Sea Point Community Improvement District (CID) acknowledges residents’ frustrations while highlighting the benefits of growth.
CID chairperson Jacques Weber said development has surged along Regent and Main Roads, stimulating the local economy and supporting one of South Africa’s largest employment sectors.
“Any form of development creates jobs during construction and supports local businesses once projects are complete,” he said.
But Weber admitted that rapid growth brings strain. “Foot traffic has doubled or tripled in two years,” he said. “This increases littering, vagrancy and aggressive begging. Our teams have had to intensify cleaning and safety operations, even as resources remain limited.”
While the CID is not responsible for approving developments, Weber said it regularly engages with residents and city officials to protect Sea Point’s character. “One challenge is the lack of policy regulating multiple active building sites within the same street,” he said. “We continue to raise this with City officials.”
Despite tensions, Weber remains optimistic. “Development continues because people want to live, work and invest here. Sea Point has transformed from rows of empty shops to a thriving urban node, and we aim to keep it safe, clean and economically vibrant,” he said.
The Sea Point, Fresnaye & Bantry Bay Ratepayers & Residents Association (SFB) said while they are not opposed to development, projects are increasingly driven by a handful of developers shaping the suburb according to market demand rather than community needs.
Resident argue they have “little or no say” in shaping their living environment, with objections routinely ignored.
Concerns include the loss of neighbourhood character as heritage homes are replaced by dense apartment blocks; mounting pressure on water, sewage and roads; increased traffic, noise, and transient occupancy; and lax enforcement of building regulations.
The SFB believes the problem lies not in planning policy itself but in its inconsistent implementation. Applications for extra height and scale are often approved despite objections. The group is calling for greater transparency, earlier consultation, and easier digital access to planning documents.
It supports development that is contextually sensitive and paired with infrastructure investment, clearer architectural guidelines, and meaningful pre-consultation with residents.
Residents want Sea Point to remain liveable, walkable, and inclusive, with the SFB urging the City to use opportunities like the Tafelberg School site to enhance community spaces and green areas.
“Development should not be an ‘us versus them’ dynamic,” the SFB said. “With transparency and shared accountability, Sea Point can remain both investable and liveable.”
Responding to the concerns, Eddie Andrews, the City’s Deputy Mayor and Mayoral Committee Member for Spatial Planning and Environment, said all development applications are assessed against consistent, transparent criteria set out in the Municipal Planning By-Law.
“Each application is evaluated fairly, ensuring decisions are consistent, effective, and not influenced by commercial competition,” he said.
Andrews added that affected neighbours must be notified when applications may impact their rights and that complaints about construction noise, safety, or pollution can be lodged with district or health offices for investigation.
tracy-lynn.ruiters@inl.co.za