Zoning and land use planning
Zoning and land use planning
Zoning and land use planning guide the sustainable development of environments and ecosystems.
Zoning and land use planning
Zoning and land use planning determine the use and development of land in a way that meets the needs of residents, businesses and the society.
Zoning specifies the use of the area and the rules and boundaries for buildings, infrastructure and other activities. Land use planning is a broader process that covers the strategy and principles of regional development that factor in zoning, transport, environmental protection and services as well as economic and social factors. Land use planning provides an overview of how lands can be used efficiently and sustainably.
Most projects that require zoning also necessitate an Environmental Impact Assessment. We offer the whole package of zoning and the EIA procedure under one roof.
The zoning process step by step
01
Initiation
The zoning process begins with a decision from the municipality when a need arises to change the land use in an area. The process can be launched by the municipality itself, or the initiative can come from residents, companies or other stakeholders. In the initial phase of zoning, the municipality and a potential project operator draw up a participation and evaluation plan (osallistumis- ja arviointisuunnitelma, OAS) that specifies the parties to participate in the planning and the ways of assessing impacts. The plan is announced and the OAS is made available for viewing, which gives the parties involved an opportunity to submit their opinions on it. Preliminary objectives and preconditions of the plan, such as environmental impacts and factors related to urban structure, are also mapped out in this phase. The OAS is updated as necessary throughout the zoning process.
02
Preparation
During the preparation phase, background information is collected on e.g. the natural conditions of the area, transport, cultural-historical values and possible building restrictions. Sources of information include land surveys, expert statements and previous plans. These are the basis for a draft plan and plan report that describe the development of the area. The draft material is made available for viewing and statements from authorities as well as feedback from residents and other stakeholders are requested. In larger projects, the material is presented in a public event. The feedback received in this phase can affect further planning and any changes to the plan.
03
Proposal phase
Reasoned responses are given to statements and opinions submitted during the preparation phase. Once the draft plan has been processed and the necessary changes have been made, a more detailed plan proposal and description are drawn up. The proposal material is made publicly available for citizens and other parties to leave reminders on it. Authorities and other stakeholders are also asked to submit statements and, if necessary, a consultation with the authorities is arranged. The municipality processes the reminders and may make clarifications to the plan based on them.
04
Approval
Reasoned responses are given to reminders and statements submitted in the proposal phase. Once the plan proposal has been finalised, it is taken to the municipality’s decision-making body. A regional land use plan is approved by the Regional Council, while local master plans and local detailed plans are approved by the municipality. After the approval of the plan, it can be appealed to the Administrative Court, which may delay its entry into force.
05
Entry into force and implementation
The plan officially takes effect by announcement after the appeal period, if no appeals are filed against the approval decision or the appeals are not accepted. After entry into force, the plan guides the use of the area and construction in it, and authorities will monitor that the construction and other measures comply with the plan. The implementation of the plan may include, for example, construction of roads and infrastructure engineering, plot divisions and the granting of building permits. Occasionally, changes or revisions may be made to the plan if circumstances change or the implementation does not meet practical needs.
Environmental planning
Critical points in the zoning process
- The participation and evaluation plan (OAS) should be carefully prepared to allow all stakeholders an opportunity to participate and influence the process. This increases transparency and community acceptance, without which the process is just plans on paper with no chance of realisation.
- Background information is the foundation of the draft plan, and the collection of it is a critical step. Statements and feedback provide valuable information on local conditions and needs. We work with you to ensure that all details are considered as early in the process as possible. Our up-to-date expertise in legislation and experience in the zoning process saves time and resources in all phases.
Planning and Environmental Impact Assessment go hand in hand – we’ll walk you through both
We provide planning services required for land use and construction, from small-scale site planning to partial master plans for wind power projects. Besides the material required in the zoning process, we can prepare various additional documentation.
Our services for zoning and land use planning
- Local master plans and local detailed plans
- Expert services for land use planning
- Master planning
- Deviation and placement permits
Services we provide as additional reports for zoning
- Zoning impact assessment
- Major accident survey
- Stormwater planning and flood assessment
- Climate impact assessment
- Ecological compensation
- Vibration analysis
- Noise and flicker modelling
- Viewshed analysis
- Landscape survey
- Visualization
- Citizen surveys
- Nature and environmental surveys
We offer expert services in zoning and land use together with our sister company Plandea.
Check out Plandea at www.plandea.fi.
Contact our experts
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Jaana Alalauri
Jaana’s areas of expertise include street‑construction design, the design of various sports and park areas, as well as environmental and land‑use planning related to landfills and waste‑management centres.
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Jemina Lahtela
Jemina’s areas of expertise include specialist tasks in land‑use planning and zoning.