BASIC TERMINOLOGY

Detailed Site Plan (DPU)

DPU/Detailed Site Plan is implementation plan which elaborates in details terms of construction and settlement of particular intervention in the territory; it is enacted in compliance with Physical Plan of the town/municipality and with Local Area Plan (UPU).
DPU identifies the territory in which particular intervention is going to be undertaken, its size and intended use, exact allocation of the facilities in the area.

Physical planning documents

These documents establish how the space is going to be organised and used, and the intended destination of the area. They are enacted at the state level (Physical planning and Building Act), regional level (Physical plan of Croatian counties) and on local level (Physical plans of Croatian towns and municipalities).

Permits

Building permit is document which is according the new Law required for the construction of huge infrastructural developments. It proves that main design is made in compliance with the Location permit and physical plans. Building permit must not be in contradiction with the laws and regulations; it is released by competent ministry.

Location permit is document which is required for the construction of facilities exceeding 400 m² of gross buildable surface, and it complies with the Detailed Site Plan. It is released by competent state administration office at the county or city level , at the request of the investor. Location permit remains in force 2 years after it has been released.

Certificate of occupancy is document which is required for the use of the facility exceeding 400 m². The application must be submitted requiring the release of the Certificate; it is issued by the competent state office at the county or city level (the same authority that has previously issues the approval of main design).

Master Plan (GUP)

GUP identifies the surfaces on which is possible to build, it further identifies what can be built (intended use of the surfaces) and allowed size of the buildings. GUP is the plan which is enacted only for the buildable area of the town, however the overall administrative territory of the city is regulated by Physical plan of the city. According to the new Physical Planning and Building Act, GUP/Master Plan is not any more mandatory. However Master Plans that entered in force prior to passing of new law , remain in force until the adoption of new physical plan for the territory of such town.

Building area

It is the area which is according to physical plans provided for the construction. Building areas are classified as building areas of the settlements (residential purpose) and building areas of separate purposes (e.g. intended for business use). More detailed intended use of surfaces/territory within the boundaries of the building areas of the settlements is identified in UPU/Local Area Plan and DPU/Detailed Site Plan (see above).

Extract from the cadastre map

It is document which, at request, is issued by municipality cadastre office. The extract is graphical presentation of cadastre plots designated with certain number. The insight in the cadastre is public , and therefore anyone who submits the proper application can be enabled the insight in cadastre records. Extract from cadastre map is document which is essential in the application for the release of Location permit. Data in cadastre should be identical to data in land-registry records. The cadastre also records the data on the holder of the land, however there are no data on real estate ownership title.

Extract from land-registry records

It is document which proves who has the ownership title over particular real estate. The insight in land-registry records is public and anyone who submits proper application can be enabled the insight in land-registry records. The extract from land-registry records is document which is required when applying for the release of Location permit and Decree on terms of construction. Data in land-registry records should be identical to data in cadastre.

Location conditions

These are conditions established in the Location permit or in decree on terms of construction, always in compliance with physical plans. They regulate the height up to which it is allowed to build, the position of the building in the area, the rate of density of development on the plot, etc. Location conditions established in such a way can not be changed.

Intended use of the area

It prescribes the manner of future use of the territory, utilisation of buildings and settlement of land i.e. whether the particular territory is planned only for the construction of residential buildings or it allows for the construction of commercial buildings as well. The intended use of the territory is designated in physical plans with different letters as follows:


S– residential buildings only

M – mixed developments of buildings intended for residential-commercial use
K – commercial developments ( business premises, shopping malls etc.)

T1– hotels

T2– tourist villas

LN – ports of nautical tourism (marina)

Designs in the construction process


Main design elaborates in details all the elements of the building, defined in the preliminary design (technical solutions of the building and adjustment to laws and regulations). It must be in compliance with preliminary design, and it is elaborated by licensed architect. When constructing the house up to 400 m² Main design NEED NOT be approved by the competent authority, however it must be available at the site. When constructing the house exceeding 400 m² such an approval is required.

Preliminary design is document required to obtain Location permit. It identifies the position of the building on the plot and its appearance. Preliminary design should not be contrary to the laws and physical plans; it is elaborated by licensed architect.

Execution design is mandatory for all developments exceeding 400 m². It elaborates all technical details of Main design, and has to comply with it. Different parts of design serve as the instructions for the contractors of the works on the site. It is elaborated by licensed architect.

Decree on construction terms

This is new document which replaces previously required Building permit and it is required for construction of buildings up to 400 m². Decree is issued by competent state office at the county or city level (the same authority competent for the issuance of Location permit). The application has to be submitted in order to obtain decree. Decree remains in force 2 years after release.

Local Area Plan (UPU)

UPU is implementation plan which determines urbanistic development of the settlement or of one part of the settlement. UPU establishes the intended use - purpose of the territory and the form in which it is going to be settled and used. It also identifies those interventions in the space which are significant and require subsequent more detailed elaboration in Detailed Site Plan. UPU is mandatory for undeveloped parts of building areas of settlements and undeveloped separate building areas outside of the settlements.

Protected coastal sea area (ZOP)

It is the area comprising all islands, tract of land in width of 1000 m from the shore line and the sea in width of 300 m from the shore line - it is designated in the base map of Croatia. All the plots which are situated on the island, sea shore, or at distance of 200, 300 or 700 meters from the shore (less than 1000 m) /better: or distant less than 1000 m from the shore, are situated within the protected coastal area. The law prescribes for this territory special construction terms, i.e. the facilities must not be built 70 to 100 meters from the shore line (depending on location).