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.
Get an estimate of the cost of this service using our price calculator - here
What is a GPZU, how to get it and what it includes, and also 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.
Dear Clients!
The information in this article contains general information, but each case is unique. You can get a free consultation from our engineers using one of our telephone numbers - call:
8 Moscow (our address)
8 St. Petersburg (our address)
All consultations are free.
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:
Step-by-step instructions for filling out the GPZU
Filled out by the administrative authority after checking the legal capacity of the submitted application and attached documentation.
Title page
First, fill out the title page, which contains:
- Document Number;
- information about the customer;
- information about the contractor, with details of the legal entity.
Download the title page of the GPZU.
After it, topographical and textual parts are compiled. Certified by the signature and seal of the performer of the work.
After verification and approval, the certifying signature of an official representing the administrative department of urban planning and architecture and the seal of this authority are placed at the top of the sheet.
Topographic drawing
The information indicated by special signs is succinctly built into it:
- about the boundaries of the land plot in the context of territory zoning;
- municipal buildings located in a built-up area;
- location of engineering infrastructure;
- boundaries of the encumbrance territory;
- red lines.
Symbols for GPZU.
To compile it, a current map-plan of the development zone is used, in which the site of the copyright holder planning construction is allocated. The main feature of the document is that the information taken from the boundary plan, marking the boundaries of the land plot with a red line, is canceled. The site is integrated into the territorial context as part of it.
The red lines written on the drawing do not concern the site itself, but the development zone, to which the recipient of the GPZU may have nothing to do with it.
Text document
He must disclose this information by deciphering the topographical signs and indications to which they refer the developer. Here, the information listed above is presented in text form - point by point, which is explained by additional sub-points. The notes provide information showing the location of cultural heritage zones and public easements, as well as similar territories subject to state protection.
The text part is accompanied by development approval acts for the connection and installation of utilities. It is imperative to attach a diagram of their location in the area where work is planned to begin.
For example, it is necessary to create an EPROM for gasification or for electrical networks. If you don't know what an EPROM is, then check out the general information in this article.
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:
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.
Contents and form of the urban planning plan of the land plot
The information that must be contained in the urban planning plan of the land plot is established in Part 3 of Art. 57.3. Town Planning Code of the Russian Federation. This includes, in particular, information:
- about the boundaries of the land plot and its cadastral number;
- on the boundaries of the zone of planned placement of a capital construction project in accordance with the territory planning project (if it is approved);
- on the minimum setbacks from the boundaries of the site within which construction is permitted;
- on the types of permitted use of the site (main, conditionally permitted and auxiliary);
- on the maximum parameters of the permitted construction (reconstruction) of a capital construction project, which are established by the urban planning regulations for the corresponding territorial zone (except for cases when the plan is issued in relation to a site to which such regulations do not apply or for which they are not established);
- on restrictions on the use of land;
- on the boundaries of zones with special conditions for the use of the territory, if the land plot is fully or partially located within the boundaries of such zones (protection zones of utility networks, airfield areas, water protection zone, coastal protective strip, etc.);
- about the presence or absence of cultural heritage objects within the boundaries of the land plot, about the boundaries of the territories of such objects;
- on the boundaries of public easements;
- about red lines.
Thus, the GPZU allows you to identify a land plot, as well as determine its location in relation to other land plots, capital construction projects, linear objects and zones.
Sources of information for preparing the GPZU are (Part 2 of Article 57.3 of the Town Planning Code of the Russian Federation):
- documents of territorial planning and urban zoning;
- urban planning standards;
- territory planning documentation;
- information contained in the Unified State Register of Real Estate (USRN), the federal state information system for territorial planning, the state information system for supporting urban planning activities;
- technical conditions for connection (technological connection) of capital construction projects to engineering and technical support networks.
The form of the urban planning plan of a land plot and the procedure for filling it out, approved by Order of the Ministry of Construction of Russia dated April 25, 2017 No. 741/pr, provide a text and graphic part.
The text part must contain the provisions provided for in Part 3 of Art. 57.3. Information of the Town Planning Code of the Russian Federation, in graphic form - an exact drawing of the boundaries of the site with points set out according to coordinates and schematic drawing on a topographic basis. The drawing should also show the presence of capital facilities and the area of possible placement of future buildings.
At the same time, the graphic part of the GPZU does not determine specific locations for the placement of capital construction projects, but marks the places on the land plot where it is possible and permissible to place them, taking into account the established norms and rules (clause 3 of the Information of the Ministry of Regional Development of Russia).
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 amendments 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 obtain a town planning plan through the MFC: step-by-step instructions
You have the right to contact any multifunctional center in the region of residence; the service has an extraterritorial principle and does not depend on the place of registration of the applicant.
For convenience, you must make an appointment in advance at the nearest MFC, otherwise come to the department and receive a ticket for the queue.
You can clarify the details of the service by phone. The preparation of the plan is carried out by the Committee on Urban Planning and Architecture of the settlement, the finished copy is issued by the MFC.
- Together with a center employee, prepare a sample application for further sending to the Committee;
- Provide a package of necessary documentation;
- Receive a receipt for documents acceptance and track the status of the application using the registration number;
- At the appointed time, arrive at the department to receive ready-made copies of the plan, or a written refusal to provide it with justification of the reasons.
Read also: Certificate 2 personal income tax through State Services
If technical errors and inaccuracies were found in the previously issued plan, an application form must be submitted to correct them.
If an error is made in a plan issued after July 1, 2021, then corrections are made; plans issued before this date must be replaced.
Required documents
- Passport from the applicant.
- Application form.
- Notarized power of attorney, if the applicant is a third party.
- Documents confirming ownership of the land plot, usually an extract from the Unified State Register of Real Estate.
- In some cases, you may be required to fill out consent to the processing of personal data.
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.
How to obtain a “Urban Planning Plan for a Land Plot” (GPZU).
GPZU can be obtained from your MFC branch.
The government service website https://www.gosuslugi.ru/ contains a list of documents that must be provided in order to obtain a GPZU for your site.
To find out how to submit an application, you should register on the website and/or log into your personal account. In the office you will learn how the procedure for obtaining a GPZU takes place in your area.
Receipt time is up to 30 days.
Next, we analyze the city plan point by point.
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.
Article 57.3 of the Civil Code of the Russian Federation. Urban development plan of the land plot (current version)
1. An urban planning plan for a land plot is issued in order to provide subjects of urban planning activities with the information necessary for architectural and construction design, construction, and reconstruction of capital construction projects within the boundaries of the land plot.
1.1. In the event that a land plot for the placement of objects of federal significance, objects of regional significance, objects of local significance is formed from lands and (or) land plots that are in state or municipal ownership and that are not encumbered by the rights of third parties, with the exception of an easement, public easement , the issuance of an urban planning plan for a land plot is allowed before the formation of such a land plot in accordance with land legislation on the basis of an approved land surveying project and (or) layout of a land plot or land plots on the cadastral plan of the territory.
2. Sources of information for the preparation of an urban plan for a land plot are documents of territorial planning and urban zoning, urban planning standards, documentation on territory planning, information contained in the Unified State Register of Real Estate, the federal state information system for territorial planning, the state information system for supporting urban planning activities, as well as technical conditions for connecting (technological connection) capital construction projects to engineering and technical support networks.
3. The urban planning plan of the land plot contains information:
1) about the details of the territory planning project and (or) the territory surveying project if the land plot is located within the boundaries of the territory in respect of which the territory planning project and (or) the territory surveying project have been approved;
2) about the boundaries of the land plot and the cadastral number of the land plot (if any) or in the case provided for in Part 1.1 of this article, about the boundaries of the land plot being formed, indicated in the approved layout of the land plot or land plots on the cadastral plan of the territory;
3) on the boundaries of the zone of planned placement of a capital construction project in accordance with the approved territory planning project (if any);
4) on the minimum setbacks from the boundaries of the land plot, within which the construction of capital construction projects is permitted;
5) on the main, conditionally permitted and auxiliary types of permitted use of the land plot, established in accordance with this Code, other federal law;
6) on the maximum parameters of permitted construction, reconstruction of a capital construction project, established by the town planning regulations for the territorial zone in which the land plot is located, with the exception of cases of issuing a town planning plan for a land plot in relation to a land plot to which the town planning regulations do not apply or for which the town planning regulations no regulations are established;
7) on the requirements for the purpose, parameters and placement of a capital construction project on the specified land plot, established in accordance with Part 7 of Article 36 of this Code, in the event of issuing a town planning plan for a land plot in relation to a land plot to which the town planning regulations do not apply or for whose town planning regulations are not established, except for the case provided for in paragraph 7.1 of this part;
7.1) on the maximum parameters of permitted construction, reconstruction of a capital construction project, established by the regulations on specially protected natural areas, in the case of issuing an urban planning plan for a land plot in relation to a land plot located within the boundaries of a specially protected natural area;
on the calculated indicators of the minimum permissible level of provision of the territory with objects of communal, transport, social infrastructure and the calculated indicators of the maximum permissible level of territorial accessibility of these objects for the population in the event that the land plot is located within the boundaries of the territory in respect of which the integrated development of the territory is envisaged;
9) on restrictions on the use of a land plot, including if the land plot is fully or partially located within the boundaries of zones with special conditions for the use of territories;
10) on the boundaries of zones with special conditions for the use of territories, if the land plot is fully or partially located within the boundaries of such zones;
11) on the boundaries of public easements;
12) about the number and (or) name of the element of the planning structure within the boundaries of which the land plot is located;
13) about capital construction objects located within the boundaries of the land plot, as well as about engineering and technical support networks located within the boundaries of the land plot;
14) about the presence or absence of cultural heritage objects within the boundaries of the land plot, about the boundaries of the territories of such objects;
15) on the technical conditions for connecting (technological connection) capital construction projects to engineering and technical support networks, determined taking into account programs for the integrated development of communal infrastructure systems of a settlement, urban district;
16) on the details of regulatory legal acts of a constituent entity of the Russian Federation, municipal legal acts establishing requirements for landscaping of the territory;
17) about red lines.
3.1. Subjects of the Russian Federation have the right to establish by law a subject of the Russian Federation that a mandatory appendix to the urban planning plan of a land plot, if issued in electronic form, is the materials and results of previously conducted engineering surveys contained in the information system for supporting urban planning activities, provided that the specified materials and results do not contain information classified by federal laws as restricted access.
4. If, in accordance with this Code and other federal laws, the placement of a capital construction project is not permitted in the absence of documentation on the planning of the territory, the issuance of an urban planning plan of a land plot for architectural and construction design, obtaining a permit for the construction of such a capital construction project is allowed only after approval of such documentation on territory planning. At the same time, in relation to a land plot located within the boundaries of the territory in respect of which a decision has been made on the integrated development of the territory, the issuance of an urban planning plan for the land plot is allowed only if there is documentation on the planning of the territory, approved in accordance with the agreement on the integrated development of the territory (except for cases of independent implementation by the Russian Federation, a subject of the Russian Federation or a municipal entity of a decision on the integrated development of the territory or the implementation of such a decision by a legal entity determined in accordance with this Code of the Russian Federation or a subject of the Russian Federation).
5. In order to obtain an urban planning plan for a land plot, the legal holder of the land plot, or another person in the case provided for in Part 1.1 of this article, submits an application to the local government body at the location of the land plot. An application for the issuance of an urban development plan for a land plot can be sent to a local government body in the form of an electronic document signed with an electronic signature, or submitted by the applicant through a multifunctional center.
6. The local government body, within fourteen working days after receiving the application specified in part 5 of this article, prepares and registers an urban planning plan for the land plot and issues it to the applicant. The urban planning plan of the land plot is issued to the applicant without charging a fee. An urban planning plan for a land plot is issued in the form of an electronic document signed with an electronic signature, if this is indicated in the application for the issuance of an urban planning plan for a land plot.
7. When preparing an urban planning plan for a land plot, the local government body, within seven days from the date of receipt of the application for the issuance of such a document, sends to the organizations operating utility networks a request for the provision of technical conditions for connection (technological connection) of the planned construction or reconstruction of a capital construction facility to engineering and technical support networks. The specified technical conditions are subject to submission to the local government body within the time period established by Part 7 of Article 48 of this Code.
8. If the application does not contain information about the purpose of using the land plot, the organization operating the utility networks determines the maximum load at possible points of connection to the utility networks based on the information contained in the land use and development rules and in the documentation for territory planning (if such documentation is available). Information about the purpose of use of the land plot, if available, in the application for the issuance of an urban development plan for the land plot, except if such information about the purpose of use of the land plot does not comply with the rules of land use and development, or information from the rules of land use and development and (or) documentation for territory planning are provided to organizations operating engineering and technical support networks by local authorities as part of the request specified in part 7 of this article.
9. The form of the urban planning plan of a land plot, the procedure for filling it out, the procedure for assigning numbers to urban planning plans of land plots are established by the federal executive body authorized by the Government of the Russian Federation.
10. The information specified in the urban planning plan of the land plot can be used to prepare project documentation and to obtain a building permit within three years from the date of its issue. After this period, the use of information specified in the urban planning plan of the land plot for the purposes provided for in this part is not permitted.
11. In the case of division of a land plot in respect of which the owner has received a town planning plan and a construction permit, or the formation of another land plot (land plots) from the specified land plot by allotment, obtaining town planning plans of the formed and (or) changed land plots is not required. When undergoing, within the period established by part 10 of this article, the procedures included in the exhaustive lists of procedures in the areas of construction, in this case the urban planning plan of the original land plot is used.
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!
What is a town plan
Free legal consultation.
This document reflects the plan of the territory that belongs to the owner and contains the boundaries of the land plot.
It marks existing structures, cultural heritage sites, information about utility networks and other important information.
In accordance with the law of the Russian Federation, tenants and owners of land plots, before starting the construction or reconstruction of buildings on the designated territory, must obtain a town planning plan, abbreviated as GPZU. This document is included in the list of required documentation when obtaining a construction permit.
