Local plans, ZPI and other terms worth knowing
Key information – What do you need to know about changes in spatial planning?
What impact will this have on your property?
When will the new regulations come into force? The spatial planning reform began on September 24, 2023, with the adoption of the Act Amending the Spatial Planning and Development Act and Certain Other Acts. Key changes to the spatial planning system will take effect on July 1, 2026, and the most important changes regarding the issuance of development decisions will take effect after June 30, 2026.
What is an Integrated Investment Plan (IIP) and a municipal general plan? The Integrated Investment Plan (IIP) and the municipal general plan are new planning instruments introduced by the Ministry of Development and Technology. The IIP is a special type of local spatial development plan, created at the request of an investor – following prior negotiations and the signing of an urban planning agreement between the investor and the municipality. This document is created for a specific investment and adopted by the municipal council, as a solution intended to improve cooperation between local governments and investors and facilitate the implementation of new projects. The general plan replaces the existing spatial development studies for municipalities and has the status of a local law. Under the act, municipalities must adopt their plans by June 2026.
How will the rules for obtaining development consent change? From 2026, under the spatial planning and development system, development consent decisions will be issued only for development supplementary areas designated in the municipal general plan. The law provides very restrictive criteria for designating development supplementary areas – a cluster of at least five buildings within 100 meters is required. In the absence of a local development plan or a development supplementary area designated in the general plan, obtaining a residential development permit will be virtually impossible.
What does the new law introduce? The new regulations introduce changes to land development principles, including:
- Municipal urban planning standards specifying the minimum share of biologically active surface area
- Planning zones replacing the current system
- Regulation of the Minister of Development and Technology on establishing requirements for new development and land development
- Requirement to conduct public consultations preceded by the presentation of the draft plan (expert panels or workshops, outdoor meetings or study walks)
- New rules for the location of public purpose investments or development conditions
- Spatial planning metadata system
Implementation dates
| Event | Data |
|---|---|
| Amendment to the Act | July 7, 2023 |
| Key changes and adoption of general plans | Until June 30, 2026 |
| Last day for submitting applications for general meeting under the old rules | June 30, 2026 |
| Full entry into force of the new system | July 1, 2026 |
Introduction: Time Bomb for Landowners
The dream of building your own home is deeply rooted in human thought. It symbolizes stability, freedom, and the fulfillment of life's aspirations. However, the amendment to the Spatial Planning and Development Act and certain other acts, which entered into force on July 7, 2023, may shatter this dream for hundreds of thousands of people.
The rapidly gaining momentum of spatial planning reform will fundamentally reshape the land market in Poland. The deadline of June 2026 is approaching, and for many plot owners, it will become a turning point—the day when the building potential of their properties could disappear forever.
1. The end of "wuzetka" (assignments)? New regulations will drastically limit the issuance of decisions on development conditions.
Key changes in the spatial planning system
The most fundamental change concerns the rules for issuing zoning decisions (ZDs). The current study of spatial development conditions and directions will be replaced by the municipal general plan, which will become an act of local law. This amendment means that any new zoning decision will have to be strictly consistent with the general plan.
Areas of development supplementation – new requirements
In the spatial planning and development system after 2025, obtaining a decision on development conditions will only be possible in areas designated in the general municipal plan as "development supplementation areas." Municipalities are not obligated to designate such areas, and the criteria are extremely restrictive:
- A cluster of at least five buildings
- The distance between buildings does not exceed 100 meters
- The area in a narrow strip 50 meters wide around the boundaries of the buildings
This practically eliminates the possibility of building on vast rural and suburban areas.
2. Buying a plot of land? You're playing the legislative lottery.
Investment risk in the transition period
In the current transition period, purchasing a plot without a local development plan is like playing the lottery. No one can guarantee what provisions will be included in the future general plan for a given municipality or whether the purchased land will be designated for development.
Challenges for municipalities in creating plans
The process of adopting general plans is complex and time-consuming. Municipalities have less than two years to prepare a document for their entire area. This rush motivates them to create minimal plans, often omitting areas for development.
3. The "paper" trap: Problems with issuing decisions during the transition period
A massive increase in applications
The transitional provisions have sparked a "development planning approval frenzy." Landowners are filing applications en masse before the new regulations take effect. This rush has overwhelmed municipal offices, causing a dramatic decline in the quality of decisions issued.
The most common mistakes in decisions
Common problems in issued decisions include:
- Inconsistency of the descriptive part with the graphic attachment
- Internal contradictions regarding biologically active surface indicators
- Copy-paste errors in justifications
A faulty decision can fall apart when trying to obtain a building permit.
4. Premium and Worthless Plots: A New Division of the Real Estate Market
Bipolar land market
The spatial planning reform will lead to the creation of a bipolar market:
Premium plots:
- Covered by the local development plan
- Having a valid decision on development conditions
- Drastically limited supply
- Probable dynamic price increase
“Worthless” plots:
- Hundreds of thousands of plots of land with no building potential
- Value falling to the level of agricultural land
Old vs. New Rules in a Nutshell
| Characteristic | Old Rules (Study) | New Rules (Master Plan) |
| Legal force of the document | This document is for guidance purposes only and is not legally binding. | An act of local law, binding on offices and owners. |
| Influence on the issuance of Development Conditions (WZ) | No direct influence; WZ may have been inconsistent with the study. | Total dependency; WZ must be consistent with the general plan. |
| Possibility of development in rural/sparsely developed areas | Relatively large, based on the principle of "good neighborliness". | Drastically limited; only possible within the “development replenishment area” (if built). |
Impact on the agricultural land market
Changes in spatial planning may also affect agricultural land prices. Impeding the conversion of agricultural land for construction purposes could halt the upward price trend in urban areas.
What to do? Practical advice in times of chaos.
For those planning to purchase real estate:
- Only buy plots with a local plan or valid development conditions
- Carefully verify the content of the decision on development conditions
- Pay attention to the validity date (decisions valid until the end of 2025 are valid indefinitely)
For current owners:
- Submit an application for planning permission as soon as possible
- In the new legal reality, possession of the decision will be the only proof of the building value of the plot
Summary: The new reality on the land market after 2026 and changes in the rules
The upcoming changes to the spatial planning system fundamentally alter the rules of the land market. The municipal general plan will replace the existing study, creating a new reality in which land value will be determined solely by hard-and-fast provisions in planning documents.
This is your last chance to consciously take care of your property and avoid falling victim to this quiet revolution in spatial planning. Are you prepared for this new reality and have you already secured the value of your land before June 30, 2026?
