Spatial plan and zoning

What is this

A spatial plan is the municipality's binding document that determines, for the whole municipal territory, where and what may be done. Its central part is functional zoning — the division of the territory into zones by permitted use: detached housing, multi-storey housing, mixed centre development, industrial, public, agricultural, forest and water territories. Each zone has its own index, for example DzS, JC or R.

Zoning determines not only whether you may build but also how: the maximum number of storeys and height, building density and intensity, the minimum plot size, the share of open green space and setbacks from boundaries. These are the building regulations, and they can differ even between two adjacent zones.

In practice this means a simple thing: a plot is not automatically buildable just because it is empty. A plot in an agricultural zone may look perfect for a house, but construction there may be restricted or prohibited. That is why zoning is the first thing worth checking before buying land — before the price, before utilities, before everything else.

What you will learn

• The functional zoning and its index
• Permitted use — what may be built
• The maximum number of storeys and height
• Building density and the minimum plot size
• Encumbrances and protection zones
• Whether the property is covered by a detailed plan

How to use

1. Open the map with the spatial-plan layer — the zones are coloured by type of use.
2. Enter an address or cadastre number to find the specific plot.
3. Click a zone → see the zoning index and name.
4. Open the property card for the full building regulations and encumbrances.

Frequently Asked Questions / FAQ

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