Requirements for the planning organization of a land plot

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Published: 02.22.2018

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Owners of land plots may be faced with the need to attach a SPOZU, or a diagram of the planning organization of the land plot.

• SPOZU for individual housing construction: concept and definition
• Requirements for SPOZU for individual housing construction
• Self-preparation of SPOSU
• Individual housing construction projects

It is required to begin construction work, to carry out additional architectural work, to reconstruct a residential building and buildings, to make changes to the house design during the construction phase.

What is a land planning organization scheme?

In short, this is a paper that contains information about those objects or structures that have already been erected and still exist on the plot of land we are considering or are planned and will be built in the near future. In other words, the SPOSU simultaneously combines real objects plus designed structures , resulting in a clear composition of structures, on the basis of which one can assess the possibility of implementing the plan and what it will roughly look like. If the plot of land has not yet been developed, then the SPOZU acts as a graphic plan , according to which buildings will be located in a certain place in the future after construction is completed.

What requirements does the legislation put forward before you start preparing the SPOSU?

1. It is necessary that the plot of land undergo a land surveying procedure.
2. In addition, you will need to hire specialist surveyors and conduct topographic surveys.

Required elements in the SPOS for individuals

The layout of the planning organization of a land plot for individual, private construction (for example, during the construction of a residential building) consists of 2 parts: textual and graphic.

The first point includes the following nuances:

• characteristics of the site where construction work will be carried out;
• confirmation of the sanitary protection zones within the boundaries of the estate (required only if it is necessary to establish these territories in accordance with Russian legislation);
• justification of the layout of land holdings in accordance with technical and urban planning standards;
• area improvement project.

The graphic part of the plan should display:

• area of ​​location of existing and newly created construction projects with mandatory indication of planned approaches and entrances;
• boundaries of sanitary gaps and protected areas;
• conclusion on landscaping of a personal plot.

Why do you need a land planning organization diagram?

Only persons who have at least one of the powers included in the right of ownership (use, possession, or disposal) in relation to the plot of land on which they wish to erect outbuildings or a building for housing have the right to initiate the production of SPOZU. In the case of individual housing construction, you will need SPOZU if you:

• construction has already begun;
• want to change the project. Moreover, this can be done at any time while construction is underway;
• want to make additional changes to the architectural plan;
• Are you planning to reconstruct your residential building?

Text part of the ROM

a) characteristics of the land plot provided for the placement of a capital construction project;

b) justification of the boundaries of sanitary protection zones of capital construction projects within the boundaries of a land plot - if it is necessary to determine these zones in accordance with the legislation of the Russian Federation;

c) justification for the planning organization of the land plot in accordance with town planning and technical regulations or documents on the use of the land plot (if the land plot is not subject to town planning regulations or town planning regulations are not established in relation to it);

d) technical and economic indicators of the land plot provided for the placement of a capital construction project;

e) justification of decisions on engineering preparation of the territory, including decisions on engineering protection of the territory and capital construction objects from the consequences of hazardous geological processes, flood, surface and ground waters;

f) description of the organization of the relief by vertical layout;

g) description of solutions for landscaping;

h) zoning of the territory of the land plot provided for the placement of a capital construction project, justification of the functional purpose and the principle layout of the zones, justification for the placement of buildings and structures (main, auxiliary, utility, warehouse and service purposes) of capital construction objects - for production facilities;

i) justification of transport communications schemes providing external and internal (including inter-shop) cargo transportation - for industrial facilities;

j) characteristics and technical indicators of transport communications (if such communications are available) - for industrial facilities;

k) justification of transport communications schemes providing external and internal access to a capital construction project - for non-production facilities;

What does SPOSU consist of?

The legal requirements for SPZU are specified in special instructions developed on the basis of Federal Law No. 221, which regulates how the real estate cadastre should be carried out in the Russian state.

The most important requirement for the SPOZ is to apply directly to the topography of a plot of land a schematic plan of those objects that will soon be built on it.

Form

The type of paper sheet depicting a diagram of the planning organization of a land plot, an example of which will be clearly discussed below, consists of three main elements:

1. The central part of the sheet is occupied by the diagram itself, presented in the form of a drawing.
2. In the upper right corner you can see the following data, usually written in a column: Address of the site where construction is planned.
3. Explication.
4. Various symbols and explanations for them.
5. Parameters of future structures.

Structure

If we explain what it is in simple words, then the structure shows exactly what sections the SRAM is divided into. These sections include, for example, the following:

• schematic drawing of a plot of land;
• title page;
• appendices to the SPROM, further explaining the graphically presented information.

Compound

This is a list of everything that makes up a logically integral document called a “scheme of planning organization of a land plot.” As a rule, its elements are information obtained by surveyors during their topographic surveys or taken from the cadastral register. Such elements include:

1. The total area of ​​the site.
2. Cadastral number.
3. Diagram of elements that are part of the infrastructure located above or below ground or on the ground.
4. Number for the building plan.
5. Adjacent elements of neighboring plots of land, for example, sidewalks or roads.
6. Other parameters that can significantly affect future construction, for example, current legal norms require that information explaining how a private plot of land and the public territory adjacent to this plot will be exploited must be included in the plan that is being made for individual housing construction.

What's in the apps

Typically, landowners, wondering how to make a layout diagram of a land plot themselves, think only about the graphic part. But applications are an equally important component of SPOSU. They must provide calculations justifying the percentage of development.

An urban development plan of the land plot should also be attached here as confirmation that the plan fits into the building standards in your locality. The design of future buildings will also come in handy.

Sample plan for planning organization of a land plot in 2020

Requirements that apply to SPRUS

The first category of requirements that must be met includes how to correctly draw up a diagram. As a rule, it is drawn on sheets of either A4 or A3 format; if it is done on a computer, it must in any case be printed on paper; if the diagram is first drawn on paper, then it can be transferred to electronic format if desired; It is not allowed to write letters and other symbols in any way other than the printed version of their writing; to apply graphic objects, special ink should be used, and the lines should be drawn without overlaps and monolithically; There should be no corrections or typos in the text of notes or designations.

The second category of requirements that must be fulfilled relates to issues that arise between a citizen and state authorities when certifying the SPRSU. In most cases, the interested person needs to go through the following steps to achieve the desired result:

• Go to the architectural department or town planning committee or department performing similar functions in the municipal administration that is in charge of the plot of land for which the diagram was prepared.
• Give them the prepared SPOS or order its production.
• Receive it after the time required by law for verification and certification, with the necessary seals and signatures of the persons responsible for this.

What is SPOSU?

Read the title and it will become clear to you. This diagram should show everything capital that has already been built (and is planned to be built) in your yard. Including utility networks. Plus, you will certainly have to indicate the distance from the wall to the fence (even if there is none yet). However, let's not get ahead of ourselves, let's start from scratch.

So, let’s say the architectural department has already given you an urban planning plan for the land plot (GPZU). If the yard area is less than 1 hectare? Then just transfer it from the GPZU to tracing paper - that’s the basis for drawing up the SRZU. But suddenly you are lucky. As is rare for ordinary Russians, your “yard” has an area of ​​up to 10 hectares. Then the resulting Urban Development Plan is made on a scale of 1: 2,000. This means that it will not only have to be copied, but each side will have to be enlarged 5 times. But leaving the same angles.

The layout of the planning organization of a land plot is always submitted to the architectural department of local authorities on a scale of 1: 500.

What documents will the applicant need to order SPRSU, prices and production time?

You can order the production of a diagram either from the municipal administration or by submitting an application to an organization or individual entrepreneur who is engaged in the preparation of urban planning documentation or draft architectural documents.

Once the approval is completed, before starting work on the production of the SPRUS, you will need to provide :

1. Your own passport or other equivalent document.
2. If you are a representative of the applicant's interests, then bring with you a power of attorney that has been certified and confirmed by a notary.
3. A document that proves that you have title to the piece of land for which you want to produce a diagram, or proves that you have some other right over that land, such as a right of use.
4. Topographic survey of the land plot you own.
5. The extract that you received from the competent state authorities from the urban planning plan.

Prices and terms

The range ranges from three thousand rubles to five to six thousand rubles paid for production in large cities in non-capital regions, and from five to six thousand rubles required to prepare a high-quality scheme in the two largest Russian cities and their surrounding areas.

The usual time period required to prepare a diagram ranges from fourteen to forty-five days. It all depends on how big the excitement is among customers at the moment, and also largely on the current season, i.e. In spring or summer, the number of people wishing to make SPOZU increases.

Required data for OPROM

• urban development plan of the land plot (GPZU);
• plan for the location of future facilities and access to them;
• engineering communications with their connection points;
• objects available on the land plot;
• designation of restricted zones (security, land, sanitary), if any;
• land area;
• type of fencing;
• building height and number of floors (up to 3 floors for individual housing construction);
• object structure;
• other information.

The layout of the planning organization of the land plot must comply with the GPZU.

What does the planning organization of a land plot look like?

If you want to draw the SPOZU with your own hands and not pay third-party contractors, then your intention can be realized, since the law does not pose an insurmountable barrier for you, directly prohibiting non-professionals from making the diagram. The only limitation that you must consider before starting graphic work is the following question: can your future building in any way be dangerous and potentially cause significant harm to people living next to it ? If your answer is no, then you can begin to implement your plan after reviewing the example of an OPMS provided below.

What specific steps do you need to take to make your own SPOZU? Go through the following steps sequentially:

1. To ensure that your diagram can be used for its intended purpose in the future, please note that under no circumstances should you change the data obtained from the cadastre about your site and absolutely any parameters reflected in the urban planning plan.
2. Bring the graphical data from the urban planning plan to a scale of one to five hundred in order to copy them, or if you have a topographic survey with a scale of one to five hundred, then use it.
3. You need to transfer already constructed structures onto your diagram using lines that are smooth and clear , in which there are no overlaps, only in ink with acceptable colors, namely purple or blue .
4. What is planned to be built on your plot in the future must be displayed using a dashed line .
5. Please clarify symbols that may be misunderstood in the notes below the diagram. In addition, it is necessary to indicate the parameters of future construction objects, for example, the number of floors, the coordinates of their location, and area.
6. Data must be entered in accordance with the rules that govern the form of the SPRUS.
7. After you complete this work, you will need to take this diagram to the city planning department or other government agency involved in performing similar tasks to have it certified.
8. Having passed the certification stage, you can use this scheme in order to obtain permission to build objects of interest to you.

Of course, there can be no question of any SPOZU certificate if you neglected the required scale or made corrections in the drawing or text notes, or made any mistakes, for example, with the display of cadastral information.

Development of the OSD section

SPOZU Scheme of planning organization of a land plot , this section is one of the most important documents in the process of obtaining a building permit. This document contains the requirements, justification, conditions and parameters of the permitted use of the site for construction.

Composition of the documentation for the OSD section:

The cost of the work is calculated depending on the area of ​​the site and the complexity of the project. For a more detailed calculation, please use the contact information below!

To calculate the cost of designing a section, you need to: 1. Provide initial data on the object, technical specifications (if available) to your email address and receive a cost estimate within 1 hour;

2. Fill out the order form on the website and receive a cost estimate for the work in a convenient way for you: Calculate the cost of the project

September 03, 2020

Land issues

Clause 4 “Types of work on the preparation of project documentation that affect the safety of capital construction projects should be carried out only by individual entrepreneurs or legal entities that have certificates of admission to such types of work issued by a self-regulatory organization. Other types of work on the preparation of project documentation can be performed by any individuals or legal entities.” The list of types of work that affect the safety of capital construction projects was approved in Order of the Ministry of Regional Development of the Russian Federation No. 624 dated December 30, 2009 [3]. According to this order, work on the preparation of a scheme for the planning organization of a land plot, which affects the safety of the site, includes work on the preparation of:

Where can I order a SPOZU (scheme of planning organization of a land plot) on favorable terms?

If you decide to build or reconstruct a capital construction project, you need to order SPOZU - materials in the form of a topographic survey made on a scale of 1:500. They record all the maximum boundaries of the territory on the basis of title documents issued by state bodies. In addition, they indicate all capital real estate objects and underground communications located in a given area, as well as buildings that are only planned to be erected in the course of further work. The documentation must strictly comply with the urban planning plan of the area provided for development.

Official papers for individual housing construction include:

1. Individual number assigned to the urban development plan for the area.
2. Area size.
3. Calculation of the percentage of territory development.
4. The area intended for residential premises.
5. The height of the structure being built, the number of floors.
6. Type of fencing.
7. Conventions.

For individuals when constructing residential real estate, the materials must reflect:

1. In the text description:
   a clear and complete description of the area allocated for capital construction;
2. a clear explanation and justification of the passing boundaries of established protective sanitary zones (including security zones with sanitary breaks) of construction projects located within the territory;
3. justification for the scheme, which should not contradict urban planning standards and established technical requirements; if the allocated zone is not subject to urban planning regulations, the explanation is made on the basis of materials about its use;
4. a detailed description of the decision regarding the planned improvement of the area intended for development.
5. In graphic description:
   location points for existing and future capital construction facilities, indicating all designed and existing approaches to these structures;
6. optimal solution for the planned improvement;
7. boundaries of the area of ​​validity of the imposed easements (fixed when they are established);
8. boundaries of introduced protective and sanitary protection zones and existing sanitary gaps.

The need for SPOZU for the construction of individual housing

Both general contractors, small construction firms, and individual developers without SPOZ will not be able to obtain a building permit. A scheme is a document drawn up in accordance with regulatory requirements and consists of two parts.

The first is graphic images of the site, the second part is textual, which explains technical information. It is needed in order to obtain permits for individual housing construction. The future object is depicted on a diagram within the boundaries of the land plot and all planned engineering communication networks are reflected on it.

The regulatory document for drawing up a plan for the planning organization of a plot of land is Decree of the Government of the Russian Federation No. 87 of 2008.

Land plot organization scheme (SPOZU)

SPOZU (scheme of planning organization of a land plot) represents a text and graphic description of the location of specific construction objects on the site with utilities connected to them. This textographic scheme is required when obtaining a mandatory permit for the construction or reconstruction of a capital construction project. The SPOZU is provided together with the application for a construction permit, which complies with the requirement of Art. 51 part 9 clause 3 of the Town Planning Code of the Russian Federation.

Text part

• Justification of the SPOZU in accordance with the urban planning plan and technical Regulations, draft planning.
• Characteristics of the land plot on which it is proposed to construct a house, building, structure (area, cadastral number, nature of the relief, description of the soil).
• Technical and economic indicators of land plots (percentage of construction with calculation).
• Description of the organization of the relief with a vertical layout (indication of all elevations for construction sites, provision of water drainage and organization of traffic).
• Activities for landscaping (sidewalks, green spaces, fire lanes).
• A traffic pattern providing access to the construction site and movement along the land plot.
• Justification of the boundaries of security and sanitary zones, if necessary, their allocation in accordance with the current SP.
• Scheme of utilities on the site, including protection from storm water, groundwater, landslides and other hazardous phenomena.
• Zoning of the development area indicating the functional purpose of the zones and the buildings and structures located in them (garage, swimming pool, etc.).