What types of DDPs exist and what is important to know about them?
Before we answer this question, it is important to understand the legal framework that regulates spatial planning and land development.
The Spatial Development Act (SDA) – provides planning status for land plots, dividing them into two types:
- General Development Plan (GDP);
- Detailed Development Plan (DDP).
The instrument used by the state and local authorities to formulate and implement specific spatial planning policies for certain territories is the General Development Plan (GDP). Based on this plan, building permits cannot be issued, nor can specific investment projects be implemented.
The GDP defines the predominant purpose and the organization of the individual structural parts of the territories covered by the plan.
A Detailed Development Plan (DDP) defines the specific purpose and manner of development of individual land properties within the scope of the plan. Detailed plans specify the layout and building regulations for the territories of settlements and their cadastral areas, as well as for smaller settlement formations. The provisions of detailed plans are mandatory for investment design.
From a legal perspective, a DDP is an individual administrative act, establishing the planning status of each property within its scope and defining what can be built on it.
Types of Detailed Development Plans (DDPs)
By territorial scope, DDPs are divided into plans for:
- Settlements with their lands, as well as structural parts of settlements with their immediately adjacent land areas;
- Settlements and settlement formations, or parts of them, covering part of a neighborhood, one or more neighborhoods;
- Lands or parts of lands.
By content and mode of operation, DDPs are divided into:
- Regulation and development plan – RDP (plan for street and land plot regulation and building regime);
- Regulation plan – RP (plan for street and land plot regulation without a building regime); the regulation plan can be a street regulation plan – SRP (plan regulating only streets and land plots for public property);
- Development plan – DP;
- Working Development Plan (WDP) – a plan for building layout and silhouette shaping. A Working Development Plan (WDP) is prepared for a limited part of the territory (an individual regulated plot (UPI) or a group of regulated plots) and is developed based on an existing Detailed Development Plan (DDP) or simultaneously with it. The WDP specifies the provisions of the existing DDP. A WDP cannot change the character or type of development established by the existing DDP. The WDP determines:
the exact location and outline of buildings on the plan, as well as the minimum distances between them and to property boundaries, in accordance with the allowable density and intensity of development for the respective planning zone;
the required silhouettes, specifying maximum building heights and ridges in absolute levels, the number of floors, roof shapes and slopes, and the architectural relationship between buildings to ensure proper architectural and spatial composition. - Parcel plans for elements of technical infrastructure outside the boundaries of urbanized areas.
The stages in preparing the respective Detailed Development Plan (DDP) are:
- Conducting geodetic measurements;
- Dendrological survey;
- Preparation of a justified proposal;
- Depending on the issued order for admission to the planning procedure, it may be necessary to prepare schemes under Article 108 of the SDA for water supply, sewage, electricity, telecommunications, transport schemes and plans, gasification, etc.;
- Preparation of the DDP;
- The prepared plans and schemes are coordinated, if necessary, with the Water and Sewerage Company, Electricity Distribution, Basin Directorate, Irrigation Systems, Green Systems, Regional Environmental Inspectorate, and other institutions specified in the admission order;
- After all required approvals, the prepared documents are submitted to the municipal administration for processing and announcement.
The time required for each specific case can be determined by our experts after a preliminary assessment.
When is the preparation or amendment of a Detailed Development Plan (DDP) required?
The preparation or amendment of a Detailed Development Plan (DDP) is required in several main cases: when a land plot is being regulated for construction, when the land use designation changes, when building arrangements in regulated plots are modified, during the subdivision or consolidation of regulated plots, as well as for corrections to an existing cadastral plan.
