Apart from considerations of comfort and convenience, more important and engineering characteristics of the site, as well as legal. These features may raise the price construction, and sometimes even make it impractical.
Status section (purpose)
It is for residential development, under the garden – summer use, OSG, and so forth. If the site has the status of a low-rise residential development / individual housing construction (Ukraine / Russia), it will allow him to build a house, to connect to the existing engineering networks, and then carry out the procedure of legalization (put it into operation). In the garden and dacha can build a house, put it into operation in the status of the garden, and even live in it, but will remain problematic issues residence and connections to some utilities. Today, in Ukraine does not provide registration of an apartment house on the garden and dacha, but in the near future are possible Serious progress (07/01/14 BP Ukraine adopted the bill number 2336a regarding the transfer of garden and country houses in the housing and registration in their place of residence) .
Status OSG does not involve the construction in principle and in order to make this possible, it is necessary to carry out the procedure for withdrawal of land from agricultural land. It is very troublesome and expensive, plus there is no guarantee of a positive decision on the status change.
Conclusion:
- The areas with the status of “a housing” can be taken and recorded almost immediately (in fact the presence of a dwelling house);
- Lots of garden and cottages can be taken, with the registration will have to wait and bustle;
- Agrarial sites, OSG destination, are not suitable to build in principle; and if there is a great desire to be built there, it will need a lot of time and money.
Restrictions on development
Town planning rules
For the construction of a private house legislatively suitable land in residential areas – urban or rural. The site can be within the boundaries of the settlement (then it is much easier to connect to utility networks and procedures of legalization of construction), or to be out of their (usually more complex and – more expensive). Construction in this case is not limited, but complicated.
Near the site is sometimes a building or other. Facility (a monument of architecture and history of the building or land, river or sea), which requires a certain margin. In principle, the site restrictions can not be transferred for housing, but it also happens that it came on the market with the status of “living under the low-rise buildings.” Rescues in this case (relatively) permission of local authorities in the design of residential houses on the site.
Cases from the practice of the first.
For the building was handed plot being in the “green zone” of the city. And all the while the original data have been received, including APL (architectural – planning task) and Gros (urban planning study). Both are not cheap labor were carried out by two departments of urban architecture, and the two did not contain any ban (or restrictions) in the building. Ie at the time of issuance of documents for the study of the construction site is actually located in the “green zone” of the city, where all construction is prohibited, but in most of these documents, it was not mentioned. The question arose at the consultation stage of the project (year 2004), but over time has been safely resolved. Tip: Again, double-check before you buy. To make an official visit to the chief architect of the district, with a request to issue a permit for the design of the house. The plot is not in your property, and then will need extra motivation.
The case of the second.
The area has the status of “living under the low-rise buildings,” it was successfully sold, and then executed the project and submitted for approval to the district architect. Here already and it turned out that building land is not subject to due to the proximity to the sea – that is indicated on the map Ch. the architect of the area. And since at that time regulations do not oblige the builder to obtain a permit from the village council to build, then promptly learn about the limitations and restrictions, he could not. The result – some hesitation, then settled to the mutual satisfaction.
Another thing – how big is the site to accommodate what you want to build. Knowing the building spot of the future house, it is important to understand and spot the possibility of building on the plot, minus the required margins. Regulatory indent from the border area along the street – 5 meters in Russia and 3/6 meters in Ukraine (from residential / main streets); distance from the borders of neighboring parcels – 3 meters in Russia and 1/4 meters in Ukraine (1 – at rates 4 – according to the requirements of local regulatory development); the distance is determined by the dimensions of the building structure, in Vol. h. and speakers). Building a house can be anywhere in the area, observing these and subsequent limitations.
Limitation of servitude
This right to use a part of someone else’s land tenure in order to gain access to his (for example, the allocation of the band to travel to the site). Secured contract and indicated on the cadastral plan. Tip: Watch cadastral plan – the plan except the border area.
Fire restrictions
The rules prescribe leaving firebreaks between buildings to fire from one building to another is not spilled over – from 8 to 12 meters (depending on the fire resistance of buildings). For buildings with walls of brick is 8 meters. Tip: if adjacent areas are closely spaced wooden houses, your building have to distance themselves from him for 12 meters.
Sanitary restrictions
We are talking about distances from power lines, cemeteries, Ind. enterprises.
Protection zones such power lines from power lines with voltage up to 1 kV – 2 m; voltage up to 20 kV – 10 m.
Sanitary distance from existing cemeteries – 300 m; of industrial enterprises – the envy of the characteristics of these objects.
In general, sites with such “neighbors” on the need to act in housing, however, the head of village councils hitrosdelannye sometimes turn a blind eye to such a small thing, and pass the whole tracts of land of common use for residential development.
Tip: Again, to pay an official visit to the chief architect of the district with a request to issue a permit for the design of the house. Again, we remember – land not yet in our property).
Well, and “look through the eyes» J.
Engineering and technological capabilities plot
- The level of the surface area is located below the level of the road, with the possibility of getting the flow of rain water on the site. The situation is widespread in the hilly areas. The solution is very simple – on the border area along the crest gates do, the type of “speed bump” to the storm water flowing along it and did not go to the territory of the site. You can run and podsypku territorrii, but it is significantly more expensive.
- Through the ROW are wire power lines 10kV (they hang pretty low), and it is impossible to call in to the site crane. Also, with all the other parties limited habitable land plots, through which you will pass not. This means that to use in the construction of precast concrete elements (foundation blocks, slabs) will be impossible. The problem is not very big, you can build without precast concrete. It is, of course, easy to use and a little cheaper monolithic, but not so much that it significantly affected the construction.
Properties Geology section
Precoat areas
Land resulting from reclamation meadows in the floodplain of rivers, obtained ushlymi businessmen – officials in such a way – over the meadows namyvayut 2 meters of sand, and organize “garden association”.
Under the garden cottage, of course, may well be a part of the soil – as the garden house, designed for occasional visits, but not to stay – easy to identify and is, in fact, a temporary structure. And trees with potatoes somehow survive here. But under the capital section of this residential development is very good probation. First, a layer of fertile soil, has appeared at a depth of 2 meters, can not serve as the basis for the foundation of the house, but on the contrary, will squander, peregnivaya slowly. And it, this layer must either penetrate piles (which is not cheap), or clean up, followed by the replacement of sand (which is not much cheaper). Secondly, the meadows are in the pool nearest the river, and it is bottled in the spring. Flood levels are well known and reach a maximum 8 meters. Pour section 4, or even 8 meters (to the flood did not get it) not everyone wants to master. Expensive, and looks the part …. quite unusual J.
And third, laying on its territory certain residential education (essentially a residential area) and calling him a “garden – dacha community”, the local authority shall resign from its obligations to perform a range of activities – social engineering and that it is obliged to do for living :
- To build (or at least project the) road;
- The same – with engineering networks (water, sewer, electricity, gas);
- Increase or make new social power – consumer services (health, law-enforcement, education, household).
Of course, living in a residential new formation would be deprived of the usual comfort even for the city. If you absolutely honest, in the taiga.
Comment: alluvium made after 2000, probably made of jellied meadow, and are earmarked for “garden”; alluvium 1990s and about to do that sometimes, for capital construction, the height of the reclamation of up to 10 meters, the status – for housing, and it is justified. So not all equally harmful alluvium J.
To build on the “garden” alluvium, of course, it is possible – and on stilts, and the replacement of soil, and with a cellar, but it will cause a significant rise. The issue of potential podtoplyaemosti nearest the river, too, most of all, relevant – but there could be as lucky, it can happen once, and after 100 years.
Soil subsidence.
These are the same buried meadows (which, under the “garden alluvium” rot itself slowly), and loess loam and sandy loam and peat. Soil subsidence is characterized in that it is compressed under load. Since peat is happening at once, with loess soils – soaking. This implies an uneven drawdown foundations (if they are ordinary, tape) and naturally – cracking in the walls. For the construction they are conditionally suitable – provided the relevant application, but the more expensive types of foundations (monolithic tape, tape and solid walls, monolithic slab).
To build on the site with soil subsidence, of course you can, but taking into account the additional costs (depending on the construction site of the building and the degree of soil subsidence). If your budget is intended only for construction without a “fat”, then look for another site – this is not your L.
Sliding slopes.
The danger of slipping slope with building built on it depends on the properties of the soil, the likelihood of their soaking, the steepness of the slope and location of the house. To determine the ability of landslide slope may geologists conducted exploratory drilling and the calculation of the slope. If such a risk is identified, it can prevent the installation of pile foundation of the house, retaining walls, and diverting surface water from home. The event, these very expensive, so a site with a significant bias is desirable to check on the landslide at least approximately – local geologists say it can sometimes simply on the basis nayavnogo slope (not less than 30 degrees).
Wetlands.
Marsh – a higher water content in the soil to a depth of several meters. At the same time the water in the ground Large Live than solids, and this substance is more reminiscent of the pulp (similar to that contained in the open water at the Kiev Kurenivka, and in 1961 swept away this residential area with people). Sometimes (rarely) the swamp is buried under ordinary-looking soil (sand or sandy loam), and section appear outwardly normal. Is built on a swamp can not, it can only pump liquid. In such cases, the preliminary geology is very relevant, but if this is not possible, the survey will help Aboriginal people. In my experience, in February 2013 it was a case in the village Martemianovo in the Moscow region, where recently all new homes built on monolithic concrete slab, and the geology revealed there is a pulp layer of peat. This one here is total local fashion plate (really, I tell you, very expensive), and could, in principle, lead buyer plot to certain conclusions – before the purchase. Well, if he knew J.
Seismical activity areas.
It can be identified by the seismic zoning map construction standards (for Ukraine – DBN 1.1-12 2006 for Russia – Cn 14.13330.2011). If your site is in a zone of activity up to 5 points inclusive – there is no cause for alarm, from 6 to 9 – you can build, but slightly more expensive; 10 points – you can not build. Soils site are able to do seismic susceptibility plot more or less, so the final point on this issue put geological surveys. The areas of the Crimea, Odessa and Chernivtsi regions of the Carpathians, Prykarpattya and Transcarpathia – to check on the matter is necessary. Kiev – is no.
The high level of standing water table.
High GWL (ground water level) is able to influence decisions on the building only when it is above the level of the basement floor intended, or bottom of foundation base. In the first case it would entail device quality waterproofing basement walls (that is more expensive, and the risks of leaks), the second – the constant pumping of water during the installation of foundations. More than any consequences this fact will not have so high groundwater table does not land unsuitable for construction.
More on that can affect the high groundwater level – a device septic tank that needs to reset the filtered water into the ground, and then the ability of the soil is important to take this water. If the septic tank is located in the water-bearing soil, the water no place to dump it. So, it will be necessary to do a sealed tank, which must be periodically emptied and once – twice a month to call scavengers.
