Urban planning plans (GPZU) contain data on the parameters of the site, which will be used at the stage of design work, when obtaining permits for the construction of public buildings or their reconstruction. The land owner can order this document through municipal services. Each GPZU is registered with the assignment of an identification number and must comply with the form according to Order of the Ministry of Construction of the Russian Federation No. 741/pr.
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What is a GPZU, how to get it and what does it include, and why you shouldn’t rush to order a GPZU - more details in the article.
What is an urban development plan for a land plot?
Official data on the parameters of a site can be obtained in different ways - from the boundary plan and the act of approval of boundaries, an extract from the Unified State Register of Real Estate, acts of planning and zoning of territories, other databases and documentation. For upcoming design and construction work, such information is summarized in the GPZU form.
The urban development plan is included in the mandatory list of documentation for issuing building permits. You can obtain the form through the municipality, or through the institution (department) to which such powers have been transferred. Owners of land plots, individuals or enterprises can apply.
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For land plots in the capital, GPZU can be obtained only on the basis of an application submitted in electronic format through the website of the Moscow Mayor https://www.mos.ru/. To obtain the form in standard written form, you must separately contact the Moscow Architecture Committee. In St. Petersburg, the GPZU is issued through the Committee on Urban Planning and Architecture (KGA), and the application can be submitted in written or electronic format, including through the MFC.
Sample GPZU:
Legal information about GPZU
The requirement to register a GPZU is contained in the Town Planning Code of the Russian Federation. According to Art. 75.3 of the Civil Code of the Russian Federation, an urban development plan is an official information document reflecting the following parameters:
- layout of the site where construction work or reconstruction of an existing building will be carried out;
- data on land boundaries;
- information about objects located on the site;
- information on technical conditions issued for connecting engineering and technical communications and systems;
- other data on storage parameters.
The rules for filling out the GPZU are regulated by Order of the Ministry of Construction of the Russian Federation No. 741 (download Order of the Ministry of Construction of the Russian Federation dated April 25, 2017 N 741_PR On approval of the form of urban planning land plan). To prepare the document locally, the regulations of the constituent entities of the Russian Federation and local authorities are applied. In Moscow, such regulations are approved by Government Decree No. 396-PP (download 396 PP). A similar regulatory act in St. Petersburg was approved by the Order of the KGA dated September 15, 2017 No. 16-n.
Expert commentary . If you have to design, reconstruct or construct a building or structure, you cannot do without obtaining a GPZU. The document must be received at the initial stage of preparing documents and approvals, since the project will be drawn up based on its information. Our company’s specialists will provide assistance in preparing the GPZU and going through other stages of approval.
In simple terms
The main purpose of issuing a GPZU is to summarize the most important information about the site in one document. Otherwise, the designer, developer and supervisory authorities would have to check information on individual documents and databases and verify their content. In fact, the GPZU is an official extract from the rules of land use and development, documentation on the planning of territories. When preparing the plan, municipal authorities will take into account:
Issuance regulations
According to paragraph 6 of Art. 57.3 of the Civil Code of the Russian Federation, the local government body, within 14 working days after receiving the application, prepares and issues the GPZU to the applicant. If you apply to the MFC, this document is issued within 30 days as a maximum (Article 12 of the Federal Law No. 59 of May 2, 2006).
Registration of GPZU is carried out in accordance with the following legal acts:
- Constitution of the Russian Federation.
- Town Planning Code of the Russian Federation (GrK RF).
- Decree of the President of the Russian Federation No. 1203 of November 30, 1995.
- Federal Law No. 131 of October 6, 2003.
- Decree of the Government of the Russian Federation No. 363 of June 9, 2006.
- Federal Law No. 152 of July 27, 2006.
- Federal Law No. 59 dated May 2, 2006.
- Federal Law No. 221 of July 24, 2007.
- Federal Law No. 210 of July 27, 2010.
- By Order of the Ministry of Regional Development of Russia No. 93 of August 11, 2006.
- By order of the Ministry of Construction of the Russian Federation No. 741/pr dated April 25, 2020.
- The rules of land use and development in the city where the land plot is registered, as well as the Charter of the city district and the resolution of the city administration.
Reference! The finished GPZU is compiled in 3 copies. Moreover, 2 copies are issued to the applicant, and the third is sent to the body authorized to register such a document (Appendix to the order of the Ministry of Regional Development No. 93 of August 11, 2006).
Main sections
The unified form of GPZU was approved by Order of the Ministry of Construction of the Russian Federation No. 741/pr. It should be applied on the territory of all constituent entities of the Russian Federation and municipalities. The exact list of information that will be indicated in the plan form depends on the content of local urban planning and land management documents, cadastral information of the Unified State Register of Real Estate.
Number and basis for issuing the GPZU
Each plan issued is recorded in the books of record. Therefore, the GPZU indicates the assigned number by which you can check the legality of issue and the validity period of the document. Also on the title page of the form the basis for drawing up the plan is indicated, i.e. details of the application, information about the citizen or enterprise.
Total information
The GPZU necessarily summarizes the cadastral information for the site recorded in the Unified State Register of Real Estate:
- location with details by region, municipal district and settlement;
- boundaries (characteristic points, register of their coordinates);
- cadastral number, if the land plot is registered with Rosreestr;
- square;
- information about buildings actually located on the ground;
- zones where construction of capital construction projects is planned (this data must correspond to the documentation on the planning of the territory);
- details of land surveying and planning acts;
- date of issue of the form;
- information about the authorized person.
If the plot for which the GPZU is issued is located outside the territories for which planning projects have been approved, the corresponding lines are not filled in.
Blueprints
The GPZU must include a drawing of the land on which the object will be built or reconstructed. The drawing is made on a topographic basis, i.e. with reflection of landscape marks and heights. The plan will indicate which organization prepared the diagram and the date the drawing was produced.
GPZU drawing
Town planning regulations and types of permitted use
If a town planning regulation is approved for the location and purpose of the OKS, information about it will be reflected in section 2 of the GPZU. Also, in relation to the land plot, the main, conditionally permitted and auxiliary types of use are indicated. This data must correspond to cadastral information and land management plans of municipalities.
Plot dimensions and construction parameters
This section contains information that will affect the content of the project, the possibility of constructing and reconstructing a capital construction project. The following data is provided regarding the memory parameters:
- minimum and maximum dimensions, area;
- minimum offsets from the boundaries, which are taken into account when placing the OKS;
- the maximum number of floors and the maximum possible height of a building or structure;
- maximum percentage of development within the boundaries of the plot;
- requirements for architectural solutions operating in the settlement.
What information does it contain?
According to the order of the Ministry of Construction of the Russian Federation No. 741/pr dated April 25, 2017, the following information is indicated in the GPZU:
- Document Number.
- Full name of the individual or details and name of the legal entity-applicant.
- Address of the land plot and its total area (in square meters or hectares).
- Full name and position of the official and name of the relevant authority.
- A drawing developed on a topographic basis.
- Type of permitted use of the land plot (Article 37 of the Civil Code of the Russian Federation).
- Limit dimensions of the plot.
- Information about various cultural heritage objects, if they are built on a land plot.
- The boundaries of the areas of validity of various public easements established by Art. 23 of the Land Code of the Russian Federation.
- Name of the block (neighborhood, district) where the land plot is registered.
- Information about the current technical conditions for connecting one or more capital construction projects to various engineering networks and communications.
- Details of various regulations establishing certain legal requirements for landscaping.
- Information about red lines. These are considered to be the boundaries of areas on which the following are located: power lines;
- pipelines;
- roads;
- railway tracks and other similar structures.
Also, if the land plot is located on a territory for which the land surveying project has not yet been officially approved, then the following phrase is indicated in the GPZU - “The land survey project has not been approved.”
Why you shouldn’t rush to order GPZU
The issued GPZU is valid for three years. In this regard, it is almost impossible to make any changes to the issued GPZU - only in court, and this can drag on for the same three years.
It is important to do reconnaissance and understand the situation on the land plot, including possible restrictions, before ordering the GPZU. For this, you will need information about land use and development rules (land use and development rules), which is publicly available. Either you can order a city potential, or go to architecture, and so on.
How to get it at the MFC or order through the State Services website?
When receiving a GPZU from the MFC, the owner (holder) of individual housing construction must perform the following actions:
- Prepare the necessary documentation.
- Order a topographic survey of the land plot.
- Contact the MFC.
- Fill out a written application to receive a GPZU. Moreover, in this document it is necessary to indicate the category of use of the land plot - “For individual housing construction”.
- Get a ready-made urban plan in your hands.
The difference between receiving a town-planning plan from the MFC for private household plots and individual housing construction is that in the first case, a different category of use of the land plot must be specified in the application. In such a situation, in relation to private household plots, the following phrase is indicated - “for the purpose of running your own subsidiary plot and the subsequent construction of residential buildings on the land plot.”
If you register a GPZU through the State Services website, you must perform the following steps:
- Go to the State Services website, log in and go to the “Categories” section.
- Select the item “Electronic service”.
- Fill out an application.
- Attach electronic copies of the required documents.
- Submit an application.
Reference! Notification of the readiness of the GPZU will be sent to your Personal Account on the State Services website.
What is urban planning potential and why does it need to be ordered before the GPZU?
Even before receiving the GPZU, you can order the development of the urban planning potential of the site. This document will allow you to evaluate in advance:
- existing restrictions regarding the site and the future facility, which can be eliminated at the stage of engineering surveys and pre-design preparation;
- optimal use of the site and location of the OKS, taking into account landscape and visual analysis;
- requirements for the list and locations of engineering infrastructure facilities;
- the maximum possible output of the area and number of floors of the building;
- other indicators affecting the efficiency of a construction and investment project.
The owner of the site can order urban planning potential. To do this, a visual inspection of the territory is carried out, studying title documents, cadastral and other information. Based on the results of the analysis, reports, conclusions, and other documents will be prepared. Urban planning potential will make it possible to determine a list of measures to remove or change restrictions, and the cost of the necessary work. A decision may also be made about the inappropriateness of further research and preparation of the project if the placement of an object with the required parameters is impossible.
Restrictions in the GPZU - how to remove or change?
Restrictions in the GPZU may make it impossible to further approve the documentation. The following types of site restrictions may be indicated in the urban planning plan form:
- easements registered in the Unified State Register of Real Estate;
- zones with sanitary protection conditions;
- water protection zones.
The document also indicates the content of these restrictions with references to regulations or other acts.
GPZU is essentially an information document, i.e. does not establish or introduce any restrictions and prohibitions, does not change their content. Therefore, it is pointless to appeal the GPZU, and other methods will have to be used to remove or change the restrictions.
Easements can be registered by force of law or agreement, or by judicial act. Zones with special conditions are approved by acts of state or municipal bodies. Consequently, it is possible to change their borders or completely remove sanitary protection or water protection restrictions only through these same departments. This may require the provision of environmental protection and protection facilities, site clean-up and reclamation. If restrictions are associated with an area along linear objects (gas pipelines, other networks), changes must be coordinated with the operating organization.
In some cases, when it is initially impossible to change or remove restrictions, you will have to change the previously selected location of the object. This may require new engineering surveys, design work, examinations, and public hearings in municipalities.
Expert commentary . Changing or canceling restrictions in the GPZU is difficult, but possible. You can order such services from our company if you have problems at the stage of preparing documents and obtaining construction permits. We recommend ordering turnkey services, since violation of the GPZU restrictions will entail the cancellation of the building permit, demolition of the constructed facility, and large fines.
Procedure for obtaining GPZU
The preparation of urban planning plans is carried out by city or district departments of architecture and construction, authorized by local or municipal executive authorities. The basis for launching the procedure is an application from the customer, developer or owner, who can be either an individual or a legal entity. Its duration, according to current legislation, cannot exceed 30 days from the date of filing the application. In addition, the issuance of GPZU is free of charge. Equally important, the preparation and execution of the plan does not require public hearings or other similar events.
Work on the preparation of the GPZU is carried out either as part of the overall land surveying project, or separately. In the second case, the result is presented in the form of an independent document. After the development of the GPZU, it is approved by the local government and issued to the applicant. The validity period of the received document is not directly regulated, but a project based on it must be developed no later than 3 years.
Required documents
In addition to the application, to obtain a GPZU, you must submit a number of documents. The individual attaches copies of the passport and title documents to the land plot, as well as an extract from the cadastre. The latter can be obtained from Rosreestr within three days during a personal visit or online, which will cost the applicant 220 rubles.
The list of required documents for a legal entity is much longer.
It includes, in addition to the statement:
- statutory documents with amendments made to them, as well as certificates of registration and registration (copies certified by a notary);
- copies of title documents for the land plot certified by a notary;
- original or notarized copy of the cadastral extract for the land plot;
- if there are buildings or structures on the site - title documents and cadastral passports for them (copies certified by a notary), as well as agreements with organizations operating engineering communications.
The preparation of the documents listed above is not difficult, since, with the exception of cadastral extracts and passports, it is a standard package necessary for the execution or registration of any commercial transaction. The procedure for a legal entity to obtain documents from Rosreestr is similar to that described above for an individual. For the convenience of applicants, starting from 2020, an online procedure for submitting documentation for obtaining an urban planning plan for a land plot is available on the website of the State Services or the relevant government authority.
conclusions
An urban site plan (GPZU) is needed to obtain a building permit. This document contains basic information about the site, the permitted (permissible) parameters of the future or reconstructed object. GPZU is issued free of charge within 20 days. In Moscow, the document can be obtained through the Moskomarkhitektura, and in St. Petersburg - through the KGA.
Get an estimate of the cost of this service using our price calculator - here
If you have any questions related to obtaining and using GPZU, or need to remove (change) site restrictions, please contact our company. We will provide any services related to pre-design preparation and engineering surveys, design, approval of documents in authorized bodies. Call us, our consultations are free!
Why do you need a GPZU?
An urban planning plan for a land plot is required in the following cases:
- for permission to build a private house on your individual plot;
- to coordinate the design documentation (plan) of future housing;
- for commissioning individual housing construction.
Legalization of individual housing construction will be impossible without first obtaining an urban planning plan for the land plot.
As you can see, this document is the starting point for the start of any construction, therefore the importance of GPZU for individual housing construction in the Moscow region is especially relevant. It is in the Moscow region that there is now an active surge in developments on personal plots.
