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The system consisting of interconnected documentation, which is the basis for making decisions aimed at the use of territories, is called urban planning documentation.
Firma Starling & K LLC provides urban planning services, covering the full range of services - from its creation to the transfer of permits to the customer for the start of construction or reconstruction. A large accumulated experience and constructive cooperation with all permitting authorities allows us to issue the best solution at the end and promptly obtain all necessary permits.
Our company is ready to lay on its shoulders the implementation of all activities related to the complex of coordination and permitting works. If you contact us, you can be sure of the clear and timely completion of the task. The necessary documents will be processed exactly in the agreed time and construction works will be started on time and without delay. Entrust such a time-consuming and highly specialized task to professionals who are able to fulfill their obligations, regardless of the circumstances. Reliability, efficiency, guarantees and an individual approach to each of our clients is our credo. By contacting us, you can save time and money, and therefore make your business successful.
Each stage of work will be under the personal control of your personal manager . All approvals with the competent authorities are made without your participation. For more information about the stages of work and deadlines, please call
The development of urban planning documentation is carried out in accordance with the established rules. There is a division into documentation related to the development and planning of territories and documents related to the territorial development of settlements.
The town-planning study preceding the preparation of the project is carried out to justify the location of the object or to carry out reconstruction work. The degree of investment attractiveness is determined, the availability of the reconstruction of an old or the construction of a new facility within a specific land plot. Historical and cultural aspects, economic and social needs, requirements of environmentalists and compliance with hygienic and sanitary standards are taken into account.
Urban development allows you to identify the availability of the use of land plots for construction purposes. The complexity of territorial development is taken into account, corresponding to the norms of urban planning documentation and current legislation, as well as cultural and historical heritage. Hygienic, sanitary, economic, social, environmental and fire safety requirements are always taken into account. The town planning regulations are also important.
Urban planning is carried out with the aim of locating construction objects in municipal territories owned by the state.
The process of urban planning study regarding the location of the object allows to identify the following data:
Based on the materials drawn up as part of the town planning study, the head of the municipality signs a project concerning the coordination of changes in the type of permissible use of land plots, the placement of construction objects or reconstruction.
A very time-consuming work is the approval of permits for the construction of new buildings or the implementation of repair work. The developer is forced to focus on collecting documentation for the reconstruction or construction of the facility. Next, a lengthy procedure for coordinating the study of the placement of new buildings or the implementation of reconstruction work begins.
Following this, development is carried out with subsequent approval for design. It is planned to create a planning project for development, which will be further agreed along with working documentation. This is a time-consuming procedure, because in a short time to collect required documents and it is very difficult to sign them in the right instances. Therefore, in order to coordinate the urban planning study, we recommend contacting professionals.
Minimum terms for approval and submission of finished documentation The lowest prices in the service market Provision of a personal manager Professional implementation of each stage of work
Urban planning study determines the possibility of using a land plot for the construction of an object, taking into account the integrated development of the territory in accordance with the requirements of legislation, rules and regulations, urban planning, historical and cultural, socio-economic, sanitary and hygienic, fire-prevention, environmental requirements and urban planning regulations established in urban planning documentation . Basically, urban development is carried out to place new construction objects (buildings, structures and structures) on the territory municipality from lands that are in state or municipal ownership.
The settlement is located near the village of Durykino, 26 km from the Moscow Ring Road along the Leningrad highway and five km from the city of Zelenograd. The village consists of three adjacent land plots. The number of retail plots on the first one is 9 land plots, on the second one – 73 plots, on the third one – 186 plots. The total area of Lisichkin Les settlement is 43.68 ha. Most of the sites in the village are adjacent to the surrounding forest.
An individual or legal entity may apply with an appropriate application for a town-planning plan for a land plot to municipal self-government bodies. In this case, the procedure for holding public hearings is not required. On the basis of the submitted application, the local authority starts preparing the document, approves it and issues it to the applicant within a period not exceeding thirty days. At the same time, you can get a town-planning plan for a land plot free of charge, since the fee for the procedure is not established by law.
The legislation in force in Russia provides for the receipt of a GPZU during the construction of any objects, with the exception of linear ones. This is one of the first steps in the procedure for issuing a building permit. The need to obtain a GPZU was introduced by the domestic Urban Planning Code instead of the previously issued APL (architectural and planning task) and the corresponding Federal Law No. 190-FZ, dated December 29, 2004. The purpose of the innovation was to simplify the procedure for various approvals, which is now carried out at the pre-project stage, and not during the development of the project.
I am not aware of such an NPA. The term "urban planning study" itself is found, for example, in the Code of Rules for the Design and Construction of SP 11-111-99 "Development, coordination, approval, composition of design and planning documentation for the development of low-rise housing construction"(approved by resolution of the Gosstroy of the Russian Federation of December 30, 1999 N 94). But these joint ventures are not legal acts, of course.
Only land owners. They can also be land users, tenants. The owners are both natural persons and law firms and individual entrepreneurs.
The town planning plan of the land plot (GPZU) IZHS is a land surveying project that is necessary for the construction of any real estate object, as well as for its reconstruction. It contains information about the proximity of other objects, both planned and already built.
This paper is legally prescribed form, which contains the provisions of the current legislation regulating the designated issue. It is an important detail of land surveying and is aimed at the characteristics of land ownership, recorded as a result of land surveying.
1.1. The Regulation on the procedure for registration of urban planning plans for land plots (hereinafter referred to as the Regulation) was developed in order to exercise the powers of executive authorities Leningrad region on registration of urban planning plans for land plots in accordance with clause 2 of part 2 of article 1 of the regional law of 07.07.2014 N 45-oz "On the redistribution of powers in the field of urban planning activities between state authorities of the Leningrad Region and local governments of the Leningrad Region".
Without this document, you know what would have begun: my yard, which means that where and what I want, I turn it around. And to make it even clearer, without the GPZU, urban planning chaos and chaos would begin. Therefore, treat with understanding the need to obtain this really important paper.
From July 1, 2020, in relation to all issued GPZU, the validity period of such a document is set - 3 years from the date of issue, part 10 of Art. 57.3 CradK RF. Also, the information specified in the town-planning plans of land plots approved before January 1, 2020 can be used to prepare design documentation for capital construction projects and (or) their parts, being built, reconstructed within the boundaries of such land plots, issuing building permits until January 1, 2020
For the successful implementation of the project, it is necessary to collect all the documents and obtain building permits.
First of all, if there is no own site, it is necessary to obtain a site for the construction of the facility. According to paragraph 1 of Art. 2 of the Law of the Moscow Region dated June 7, 1996 No. 23/96-OZ "On the provision of land plots located in state property, for the implementation of entrepreneurial and non-commercial activities on the territory of the Moscow Region", individual entrepreneurs and legal entities, except for state and municipal unitary enterprises and institutions, state-owned land plots may be leased or owned. The right to use a land plot is confirmed by the following documents: a certificate of ownership, a contract of sale or a lease agreement.
Contracts for the lease or purchase and sale of undeveloped state-owned land plots are concluded through tenders and auctions for the sale of land plots or the right to lease them.
The customer submits an application to the municipality for advice on the possibility of placing this project. The application is evaluated by the local administration according to the following factors: the prospects of the site; the presence of a developed infrastructure and the possibility of providing the site with engineering communications; state of the environment; historical and landscape value of the territory; engineering-geodetic and engineering-geological conditions, the impact of potential natural and man-made hazards (according to clause 3.1 of TSN PPS-99).
Further, a petition of intent is submitted to the local self-government bodies. (Example of a statement and petition of intent). The following data shall be indicated in the application: purpose of the object; terms of design and construction, land area, possible location; technical and technological data; environmental impact assessment and waste treatment conditions; information about sources of financing, lending, Bank details, the address of registration of the constituent documents of the investor in accordance with SP 11-101-95.
After that, on behalf of the head of the municipality, local architecture and urban planning authorities are studying the possibility of placing a new construction object, according to the master plan, with the preparation of urban development materials for its placement. The customer, at the direction of the chief architect (district or city), based on the conclusions of the preliminary urban planning study, develops urban planning documentation. In the future, it is coordinated with: the Center for State Sanitary and Epidemiological Surveillance of the Moscow Region; Committee for Water Management of the Moscow Region; Department of the Ministry of Emergency Situations of the Moscow Region; Department of traffic police of the Main Department of Internal Affairs of the Moscow region; Committee for Culture of the Administration of the Moscow Region; Main Directorate for Civil Defense and Emergencies of the Moscow Region.
The assignment for the development of urban planning documentation is issued by the local administration. Then the customer contacts the design organization. The following documents are required for the development of urban planning documentation:
The composition of design materials for urban planning documentation includes explanatory note and graphic materials: layout of the projected territory; plan of modern use of the territory; scheme of planning organization of the territory; scheme of functional zoning of the territory; scheme of landscape-visual analysis of the territory; transport service scheme; water supply and sewerage scheme; scheme engineering training territories; communication scheme; building sketch; red line diagram.
In the future, with a positive conclusion of the Main Department of Architecture and Urban Planning of the Moscow Region, the head of the municipality approves the materials of the urban planning justification. Local bodies of architecture and town planning prepare the town-planning conclusion.
The town-planning conclusion contains: an explanatory note, a layout of the object in M 1:10000 and a plan for the placement of the object in M 1:2000 with planning restrictions, the boundaries of the proposed land plot and project proposals for the development of territories adjacent to the site (in accordance with Appendix 4 of TSN PPS- 99). On the layout plan of the object, the chief architect of the district makes a record of the compliance of the location of the object with the agreed and approved urban planning documentation and a draft resolution of the head of the municipality on the approval of the location of the construction object and permission to maintain design and survey work and construction rights (in accordance with Appendix 5 of TSN PPS-99).
The resolution of the head of the municipality makes it possible to: conduct additional approvals during the construction of facilities (according to clause 2.5 of TSN PPS-99), or when placing facilities on the territories; registration of documents for the right to use the site for the period of design and approval of project documentation; obtaining a holding order engineering surveys; obtaining the necessary specifications to connect to engineering communications(Appendix 6 of TSN PPS-99); obtaining an architectural and planning task (Appendix 7 of TSN PPS-99); development of project documentation.
| The composition of the project documentation | |||
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Note |
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General explanatory note |
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Situational plan |
The following are shown: red lines, building lines, site boundaries, street names, existing and planned buildings and structures, connection points to existing engineering networks, north-south direction. |
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The following are shown: site boundaries, existing, demolished, planned buildings and structures, indicating their number of storeys, on-site driveways and passages, absolute elevation corresponding to the conditional zero elevation of the building, geological workings. |
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Historical and architectural reference plan |
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Relief organization scheme |
Shown: directions of slopes, breakpoints of reliefs, storm gratings, earthworks balance tables. |
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earth mass plan |
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Construction plan pavement |
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Landscaping and landscaping scheme |
It is allowed to combine the scheme of improvement and gardening of the territory with the general plan. |
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master plan engineering networks |
Shown: the boundaries of the site, existing and planned buildings, all existing and planned communications and facilities. |
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Blueprints floor plans non-repeating floors |
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Facades and sections |
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Structural schemes |
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Technology and its floor layout solutions |
Show: the arrangement of all technological equipment. |
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Stroygenplan |
They show: construction site fencing, residential buildings, temporary roads, ways for moving tower cranes, places for storing structures and materials. |
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Consolidated estimate calculation of the cost of construction |
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When using standard projects, the scope of project documentation can be reduced as follows: sheets are attached standard project, initial data, general explanatory note, master plan, master plan of engineering networks, solution for landscaping and gardening.
Project documentation subject to agreement with organizations, the list of which is determined by the architectural and planning assignment: Center for State Sanitary and Epidemiological Surveillance of the Moscow Region; Committee for Water Management of the Moscow Region; Department of the Ministry of Emergency Situations of the Moscow Region; Department of traffic police of the Main Department of Internal Affairs of the Moscow region; Committee for Culture of the Administration of the Moscow Region; Main Directorate for Civil Defense and Emergencies of the Moscow Region. It is also possible to coordinate with other organizations if necessary.
After agreement, design- estimate documentation submitted for state expertise in one copy, consisting of: a general explanatory note, project materials, environmental protection, cost estimates and investment efficiency.
The purpose of the state examination is: verification of compliance with the approved requirements in the prescribed manner of norms and rules; assessment of the effectiveness of investments made for the construction of facilities, carried out at the expense of budget funds; compliance with the technical conditions issued by the state supervision bodies.
In turn, project documentation for the following objects is not subject to state expertise: individual residential and country houses located on plots for individual housing construction or country construction; trade pavilions up to 100 m2; relating to non-capital construction; any extensions, superstructures with a total area of up to 100 m2 and up to two floors, except for public facilities, as well as facilities financed from the budgets of all levels; detached capital construction facilities with the number of floors not more than 2, the total area of which is not more than 1500 m2 and which are not intended for citizens to live and carry out production activities; stand-alone capital construction facilities with the number of floors not exceeding 2, the total area of which is not more than 1500 m2, which are intended for the implementation of production activities and for which it is not required to establish sanitary protection zones or it is required to establish sanitary protection zones within the boundaries of land plots, on which such objects are located.
The cost of the examination is determined in accordance with the Decree of the Gosstroy of Russia dated 18.08.97 N 18-44 "On the procedure for determining the cost of work on the examination of pre-project and project documentation for the construction of enterprises, buildings and structures on the territory of the Russian Federation."
To obtain a building permit, the customer submits the following documents to the chief architect of the district:
A building permit is approved by the head of the district, city or other municipality. Further, on behalf of the head of the municipality, the building permit is signed and issued by the chief architect.
Prior to the start of construction and installation works, construction objects are subject to registration with the Gosarchstroynadzor of the Moscow Region. The customer, simultaneously with the application for registration, submits documents to the Gosarchstroynadzor bodies in accordance with Appendix 11 of TSN PPS-99. And opens a building warrant.
After the construction, it will be necessary to put the facility into operation. The delivery of the object is accepted by the state commission, formed from the state supervision bodies. At the delivery of the object it is necessary to be present: the customer, general contractor, all subcontractors, the design organization and the state commission.
When handing over an object to the state commission, it is necessary to submit the following documents: design assignment; certificate of technical indicators of the facility under construction; building permit; sets of drawings with all changes recorded in the course of work; land acquisition documents; permits of all organizations with which the project documentation was coordinated.
The general contractor submits as-built documentation, which includes:
The commission inspects the object to be handed over, checks the compliance of its project documentation. The commission assesses the suitability for operation of the object to be handed over - in accordance with their purpose. The commission draws up an act of acceptance of the object, which must be approved by the head of the local administration.
After the facility is put into operation, documents are submitted to the BTI to conduct a primary technical inventory of the facility.
The primary inventory of buildings and structures consists in: identifying their presence and location on the land; description by main features; establishing the internal and external dimensions of areas and volumes; definition economic characteristics, including inventory value; identifying possible contradictions between technical documents and the actual state of objects.
According to the results of the primary technical inventory, for each accounting object, a technical certificate, the form of which and the composition of the information included in it are established by the authorized body state regulation in the field of state technical accounting and technical inventory of capital construction projects. Accounting objects are assigned an inventory number in the prescribed manner.
The following documents are required for the initial inventory:
The primary inventory of real estate objects, as well as the issuance of documents on accounting objects, are carried out on a paid basis in the territorial BTI, at the location of the real estate object.
After carrying out all the above approvals, the object is completely ready for operation.
Town-planning preparation (study)
The cost of urban planning development of a land plot by a qualified specialist of the Land Fund: 30,000 rubles.
Based on the results of the Urban Planning Preparation, a conclusion is issued and recommendations are prepared for the start of construction, as well as a SPOZU (scheme for the planning organization of a land plot) is being prepared.
The result of the town-planning study carried out by the "Organization of Construction" company is the conclusion that there are zones with special conditions use of the territory, affecting the timing and cost, and sometimes the possibility of implementing an investment and construction project, as well as options for excluding their influence, including taking into account not only the requirements of the law, but also the established law enforcement practice. The conclusion provides full information on the possible options for the functional use of the land plot, taking into account the limiting parameters of the permitted construction that are in force or planned for approval, depending on the choice of the type of permitted use of the land plot (and ways to change it). The developer receives information about all necessary administrative procedures, indicating their timing and preliminary cost, provided for by law when implementing a construction project, in relation to a specific land plot. What will currently give the developer the opportunity to correctly assess potential technical customers construction for the purpose of issuing by them the volume of filling commercial proposals, and in the future will exclude the imposition by contractors of services that are not required for the implementation of the investment and construction project.
An exclusive offer is also offered for the preliminary calculation of the costs of an investment construction project with the preparation of a time-based implementation plan and taking into account all administrative procedures during its implementation. In fact, before the start of construction and even before you make a final decision on the start of the project, you receive from us information on the timing and required volumes of attraction financial resources at every stage of its implementation. At the same time, the implementation schedule will be maximally tied directly to the specifics and the proposed architectural and design and planning solution of your facility, with specific detailing of all urban planning procedures before and during construction, including taking into account the direct costs of the actual physical construction of the facility, commissioning it into operation and registration of rights to newly formed real estate objects.
The cost of the service for assessing the urban development potential of the territory is 40,000 rubles. As a result, you will receive a professionally executed report, including a graphical and textual part, and comprehensively disclosing all issues on possible options for building a land plot, restrictions in force on the site and options for their exclusion, as well as a detailed algorithm of administrative and technical procedures necessary for the implementation of investment - construction project. The term for preparing the report is 7 working days.
