The construction of apartments in Brno is being hindered by an outdated zoning plan, according to developers

Brno - An outdated zoning plan and waiting for a new one, which will not be ready for at least five years, is hindering the construction of apartments in Brno, say developers who have joined the Association of Brno Architects and Builders (ABRAST). Deputy Mayor Martin Ander (SZ), responsible for urban planning, agrees that the zoning plan is a problem. However, he also claims that there are many more obstacles slowing down construction and that developers are oversimplifying their argumentation. There is still plenty of building land available, although it is logically diminishing, Ander told ČTK.

The last update of the zoning plan is from 2008, and the plan itself was created in 1994. Developers consider the lack of flood protection measures, which block about a fifth of the buildable land, to be one of the biggest problems. According to the chairman of the supervisory board of ABRAST, Marek Vintr, the issue was caused by the annulment of the 2014 zoning plan update by the court and the current slow pace of incremental changes.

"The city has failed to find a processor for two packages of changes, which contain systemic changes, such as flood protection measures. Because of this, the next package of changes, which includes a large part of the building areas from the annulled update, will also be delayed. We estimate that it will be completed by 2019," Vintr told ČTK. According to Ander, the city is preparing a tender for a processor and was waiting for the regional council to approve the principles of land development and for the amended public procurement law to come into effect.

Vintr claims that the delays could be fatal for some developers, as they requested changes in the zoning plan as early as before 2010. They will only see these changes with a ten-year delay, he said.

Tomáš Kaláb from the construction company Kaláb admitted that there is still enough buildable land, but it is problematic from the developers' perspective. Besides flood areas, there are issues with unresolved ownership relationships. Like Ander, he mentioned the high demands of building infrastructure. "Developers argue that it is not worth it for them to build where the floor area ratio is lower," Ander said. This determines how many floors buildings can have. According to Ander, some developers also hesitate to build on brownfield sites because they hide old environmental burdens.

Kaláb also pointed out that for some areas, an absurdly large number of parking spaces is required per number of residents. "We want to change that. We are planning to commission a study that would divide Brno. For example, on Palackého and Štefánikova, five-story buildings could easily be built, but that means two floors of garages, which increases construction costs. Yet it is an area well-served by public transport," Ander stated.

Developers also point to the resistance of various local associations that oppose further construction in the vicinity. "An illustrative example can be Kaménky in Černovice, where the developer only addressed his apartment construction and is not concerned with further infrastructure. I have the impression that many do not realize that for a project to be positively accepted, it must bring something that existing residents lack. Therefore, we are now preparing a study for a comprehensive solution for Kaménky with Imos," Ander said.

The city has also started to systematically collaborate with developers to unblock the situation in various locations as soon as possible.

Apartment prices in Brno have increased by an average of 15 percent over the last year, making them more affordable for many people in the surrounding areas. In the last five years, about 1,000 to 1,400 apartments have been added annually in Brno. The demand exceeding supply is also a result of other economic factors, such as low mortgage interest rates, increasing incomes, and the subsequent purchase of apartments for investment rather than personal housing.