A Detailed Development Plan (Bulgarian: PUP) is referred to below as a PUP.
It is one of the main planning instruments that determines how a property can be used and developed.
For the client, the most important question is: does the property have a suitable PUP in place for the proposed building?
What does a PUP define?
Depending on its type, it can determine:
- boundaries of regulated land properties;
- street regulation;
- the purpose of the property;
- the development pattern and character;
- building lines;
- development parameters;
- the route of the utility infrastructure.
For a single-family house, you will most often come across the concepts PRZ, PR and PZ.
What is PUP-PRZ?
The Regulation and Development Plan (PRZ) combines:
- Regulation – defines the streets and boundaries of regulated properties.
Development – defines the development pattern permitted for the property.
Do I need a new PUP for every house?
No.
If the property already:
- is regulated;
- has an effective PUP;
- its purpose allows residential construction;
- the planning provisions allow the proposed house,
it is usually possible to proceed to the next design stages.
When might a new PUP or amendment be needed?
For example, when:
- the property is not regulated;
- there is no suitable PUP in place;
- a new UPI must be formed;
- it is necessary to determine the development pattern;
- regulatory access must be provided;
- the existing plan does not allow the proposed building.
When a PUP already exists, but its planning provisions do not correspond to the new development proposal, the possibility of amending the effective plan may be considered.
How does the procedure work?
After the effective plans have been reviewed, the following steps may be required:
- authorisation to prepare the PUP;
- preparation of the PUP documentation;
- required consultations and approvals;
- notification to interested parties;
- approval by the competent authority.
The exact procedure depends on the specific property.
How long does a PUP procedure take?
A PUP procedure does not usually take only a few days.
In addition to the preparation of the plan, there are administrative stages, coordination, notification and the possibility of appeal.
Are PUP and design visa the same?
No.
The PUP determines the planning basis for the property.
The design visa is based on that planning framework and provides the required information to start the investment design documentation.
Does the PUP mean we can now build?
No.
The following steps may then follow:
- Design visa → investment design documentation → Approval → Building permit
Do you own a property and are unsure whether a PUP is required?
You can send us the cadastral identifier or cadastral plan of the property and brief information about the building you wish to build.
Garant-21 architectural studio can make an initial review and advise whether it is possible to proceed directly to design or whether a planning procedure is necessary first.