Shrnutí: Are you planning to buy a plot of land, build a house, or are you curious about what might be built behind your fence? Then you should take a look at the municipality’s zoning plan. It is often this plan that determines whether a plot of land is actually suitable for residential use, whether construction is permitted there, and how its surroundings might change in the future.
A zoning plan is not just a map for government officials. It is a binding document that influences building permit proceedings, property values, transportation links, public spaces, and landscape conservation. Under the new Building Act, land-use planning documentation is binding for decision-making regarding land use, and even small-scale construction projects must comply with it.
Quick Overview
A zoning plan is a municipality’s fundamental conceptual document. It determines how the municipality’s territory should develop, which values should be protected, and how individual areas should be used. The new Building Act explicitly designates it as the municipality’s fundamental conceptual document for guiding land-use development and protecting the values of its territory.
In the zoning plan, you will find, for example, where the municipality plans to locate housing, industrial facilities, community amenities, green spaces, public spaces, transportation and technical infrastructure, and landscape conservation. The zoning plan also defines built-up areas, developable areas, transformation areas, the system of urban green spaces, public infrastructure, and the concept for landscape organization. For a landowner, the zoning plan is important mainly because it answers the question: what is permitted or prohibited on my land, or under what conditions certain activities may take place.
For example, a plot of land registered in the cadastral registry as arable land may be designated in the zoning plan as a developable area for residential use. Conversely, a plot of land in an attractive location may not be suitable for construction if it is designated, for example, for green space, agriculture, public open space, or a transportation corridor.
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A zoning plan typically consists of a text section and a graphic section. The text section describes the rules for the use of individual zones and the conditions for construction. The graphic section shows the area on maps. In practice, it’s helpful to review both sections at the same time. The map will show you which zone a plot of land falls under, but only the text section explains what that zone actually allows.
Typically, you may encounter the following zones, for example:
Each municipality uses its own specific designations and regulations. Therefore, the designation “residential area” does not in itself mean that you can automatically build any type of single-family home on every lot within that area.
A zoning plan may specify, for example:
The zoning plan may also stipulate, for selected areas, that decision-making regarding the area will be contingent upon the conclusion of a planning agreement, the preparation of a land-use study, the issuance of a regulatory plan, or an architectural or urban planning competition.
Ms. Králová purchased a plot of land that was listed as “buildable” in a real estate advertisement. In the zoning plan, it was indeed located within a residential development area. However, upon closer inspection, she discovered that construction throughout the entire area is contingent upon the completion of a land-use study and the construction of a new access road.
The land was therefore not worthless, but it was not possible to start building on it immediately. For the buyer, this means a delay of several years and significant costs. That is precisely why it is not enough to simply consult the land registry or a color-coded map of the zoning plan—the textual regulations and conditions in related documents are also crucial.
Whenbuying land, be sure to ask about the technical details. What kind of details? You’ll find out in our article.
A zoning plan can significantly affect both the value and usability of a property. A change to a single zone in the zoning plan can turn a field into an attractive building lot, but it can also designate a transportation corridor or an area for denser development near a single-family home.
When purchasing a property, you should verify the following in particular:
The zoning plan is also binding when granting building permits. When assessing a project, the building authority examines, among other things, compliance with zoning documents, zoning measures, and the boundaries of the built-up area. This means that even a high-quality project may not be approved if it conflicts with the zoning plan. Similarly, even a minor structure that would otherwise not require a permit under the Building Act must comply with the land-use planning documents.
Mr. Novák owns a single-family home on the outskirts of town. Behind his yard is currently a meadow. However, a proposed amendment to the zoning plan calls for the meadow to be converted into an area for manufacturing and storage. If the amendment is approved, traffic volume, noise levels, and the overall character of the neighborhood could change significantly.
Ms. Novotná is in the opposite situation. She lives next to a brownfield site, the former site of an industrial facility, which the zoning plan now classifies as an area designated for residential development, a park, and community amenities. Such a change could improve the neighborhood and increase the area’s appeal.
The zoning plan, therefore, is not just a “piece of paper at the office.” It can fundamentally influence what life will be like in the area and what the value of a property will be in a few years.
The zoning plan is a public document. You’ll most often find it on the municipality’s website or on the website of the authority responsible for its preparation—which is typically the municipal office with expanded powers acting as the zoning planning authority. Since 2024, the National Geoportal for Zoning Planning has also become increasingly important. The Ministry of Regional Development launched it on July 1, 2024, as a central hub for land-use planning outputs. Among other things, the National Geoportal serves to publish the results of land-use planning activities, track the progress of land-use planning documentation preparation, and provide spatial data on planned land use.
When checking a specific parcel of land, we recommend following these steps:
Real-world experience: People often check only the current zoning map. However, it’s just as important to find out whether the municipality is currently preparing an amendment. The buyer may then be surprised to find that, a few months after purchasing the land, new regulations take effect that limit its usability.
The municipal council decides whether to adopt a zoning plan. A zoning plan is typically adopted and issued for the entire territory of the municipality. The process involves preparing the terms of reference, drafting the plan, consulting with relevant authorities, holding a public hearing, addressing comments, and issuing the zoning plan in the form of a general-interest regulation.
The draft terms of reference are published on the National Geoportal for Spatial Planning, and their publication is announced via a public notice. Anyone may submit comments on the draft terms of reference within 30 days of receiving the notice. A public hearing is held during the drafting phase of the land-use planning documentation. Within 15 days of the public hearing, anyone may submit comments in writing. Comments must include a justification and a description of the area to which they pertain.
The new Building Act expressly stipulates that objections under Part Six of the Administrative Procedure Code cannot be filed against a draft land-use planning document. In practice, however, you may still encounter terminology based on the previous legal framework in some older or transitional proceedings. For a specific proceeding, it is therefore always important to follow the content of the public notice and the specified deadline.
A good comment should not be merely a general expression of disagreement. It should be specific and factual.
In particular, include:
For example, instead of saying “I disagree with the construction,” it is better to write that the proposed industrial area extends right up to the boundary of the residential area, does not address transportation connections, will increase noise pollution, and does not include transitional green space between the residential and industrial areas.
A municipality’s land-use plan is not the only document that influences land use. The new Building Act works with several levels of land-use planning documentation.
The Spatial Development Plan is a document covering the entire territory of the state. It primarily defines significant areas and corridors for transportation and technical infrastructure of international, national, or supra-regional significance, other significant projects, a spatial system of ecological stability of supra-regional significance, and certain public-benefit constructions or measures.
For the average landowner, this may affect them, for example, if their land is located within a corridor of significant transportation or technical infrastructure.
Spatial development principles are prepared for the entire territory of the region. They address matters of supra-local significance—that is, those that extend beyond individual municipalities. Typically, these include major transportation corridors, technical infrastructure, development areas, landscape protection, or public-benefit construction projects. A municipality’s land-use plan must be consistent with higher-level land-use planning documents. Higher-level land-use planning documents are binding on the content of subordinate land-use planning documents, and any part of a subordinate document that conflicts with them shall be disregarded.
A regulatory plan is a more detailed document for a specific area under consideration. It may establish very specific conditions for land use, the location and spatial arrangement of structures, connections to transportation and technical infrastructure, or the protection of the area’s character. In a regulatory plan, you can find, for example, building lines, building setbacks, building height, volume, and shape, the buildability of a plot, or conditions for green infrastructure.
A zoning plan can therefore be even more specific for a developer than the master plan itself. In some cases, the master plan may stipulate that decisions on specific projects within a given area cannot be made without the issuance of a zoning plan or the completion of a land-use study.
If a zoning plan or an amendment to it reduces the usability of your property, it is important to act promptly. You can file a comment during the preparation or amendment of the zoning plan. After the zoning plan is adopted, depending on the circumstances, you may consider filing a motion for review or a petition to have part of the zoning plan struck down in court. Each of these avenues has its own deadlines and conditions, so it’s best to address the matter as soon as possible.
In practical terms, start by asking yourself these questions:
Not every restriction on a property is unlawful. By its very nature, land-use planning balances public and private interests. However, a problem arises when the restriction is disproportionate, insufficiently justified, or internally contradictory.
A municipality’s zoning plan determines how the municipality will develop and how individual parts of its territory may be used. It is particularly important for property owners and buyers because it affects the ability to build, the value of land, and the character of the surrounding area.
When purchasing land, it is not enough to rely on the real estate cadastre or the seller’s claims. It is necessary to review both the graphic and textual parts of the zoning plan, as well as any conditions set forth in a zoning study, regulatory plan, or planning agreement, and to be aware of any ongoing amendments.
Under the new legislation, land-use planning documentation is binding for decision-making within the territory. The public may participate in the land-use planning process primarily by submitting comments, which must be filed in a timely manner and supported by specific justifications.
A land-use plan is a municipality’s fundamental document that sets out its development strategy, land-use designations, public infrastructure, developable areas, landscape protection, and other rules governing land-use decisions.
Most often on the municipality’s website or at the agency responsible for preparing the plans, which is usually the municipal office with expanded jurisdiction. Land-use planning documentation is also gradually being made available on the National Geoportal for Land-Use Planning.
No. The land registry provides information about a parcel of land, such as the owner and the type of land. The possibility of building is assessed primarily based on the zoning plan, the regulatory plan, other local restrictions, and the Building Code.
Check which zoning category the area falls under in the zoning plan, what land uses are permitted for that area, and what conditions the construction must meet. It is also important to verify whether the construction is subject to a zoning study, a regulatory plan, or a planning agreement.
Yes. Under the new Building Act, anyone may submit written comments on a draft land-use plan within 15 days of the public hearing. Comments must be substantiated and must specify the area to which they relate.
A zoning plan is a more detailed document for a specific area. It may specify, for example, building lines, setbacks, the height and shape of buildings, the buildability of a lot, or connections to infrastructure.
Yes. If a zoning plan restricts development, designates a public-benefit project on the property, or changes the land use in the surrounding area, this may affect the property’s value. Conversely, designating the property as a developable area may increase its value.
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Ondřej is the attorney who came up with the idea of providing legal services online. He's been earning his living through legal services for more than 15 years. He especially likes to help clients who may have given up hope in solving their legal issues at work, for example with real estate transfers or copyright licenses.
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