When starting any construction project, it’s important to understand that construction is not just about design and obtaining a building permit. It is closely linked to zoning principles and land-use planning—legal and urban tools that define where, what, and how you can build.
In this article, we will explain what zoning is, how the land-use planning system works in Lithuania, and how these processes affect every builder or real estate developer.
What is land-use planning?
Land-use planning is the process of determining how land plots can be used, what activities are allowed in specific areas, and how urban structures should be developed.
Key planning documents:
- General Plan (GP)—a strategic document setting the development directions of a city or district.
- Special Plans—regulate specific aspects (e.g., engineering networks, cultural heritage).
- Detailed Plan (DP)—a detailed planning level that sets the conditions for the use and development of a specific plot.
Important: not every plot has a detailed plan, but each belongs to at least the general plan area.
Zoning: What is it and why is it needed?
Zoning is the division of areas into zones according to permissible use. Each zone has its rules: what activities are allowed, building intensity, height, distances from plot boundaries, etc.
Common zones:
- Residential (R)—individual, multi-apartment houses;
- Commercial (C)—shops, offices, service buildings;
- Industrial (I)—warehouses, production facilities;
- Recreational, mixed, agricultural, infrastructure zones, etc.
Zoning indicates whether construction is allowed on the plot, what type of building can be designed, and what boundaries apply.
How do zoning and planning affect construction?
Before construction
Before starting any design or construction work, it is necessary to check which zone the plot belongs to and what land-use planning documents apply to it. This determines whether a residential or commercial building can be constructed on the plot, how many floors the building can have, what distances from plot boundaries apply, and other development parameters. In some cases, it may be necessary to change the plot’s purpose, prepare a detailed plan, or obtain special architectural requirements.
Issuance of building permits:
A building permit is issued only if the submitted project complies with the current planning documents and zoning regulations. If the project is not aligned with land-use planning—even if it meets all technical requirements (e.g., STR)—the building permit will not be issued. Therefore, it is important to evaluate all these aspects at the planning stage.
Where to find land-use planning information?
- Geoportal.lt—interactive maps with planning documents;
- TPDRIS.lt—official planning documents, detailed and special plans;
- Arqiplan.com—a digital system that allows automatic checking of plot zoning, development conditions, and restrictions in minutes.
Typical problems and how to avoid them
| Problem | Cause | Solution |
| Building permit not issued | Project does not comply with zoning or GP/DP | Conduct plot analysis before design |
| Purchasing a plot with unsuitable purpose | Land-use planning not evaluated | Check planning documents |
| Unjustified design | Lack of data on restrictions | Use Arqiplan or GIS data |
How can real estate developers work more efficiently?
To work efficiently, every real estate project should start with a thorough plot analysis—evaluating zoning, current planning documents, and potential restrictions. This process can be significantly accelerated by using digital tools like Arqiplan, which automate the checking of regulations and documents. If changes or construction are planned in a more complex area, it is worth collaborating with urban planners or architects who can help adjust the detailed plan or prepare a new one that meets legal requirements and project goals.
Summary
Construction, zoning, and land-use planning are inseparable. A successful construction project starts not with a sketch but with an analysis of plot possibilities. By knowing planning documents, understanding zoning, and using the right tools, you can not only save time and money but also ensure that your project is legal, feasible, and successful.
Planning construction? Start with planning. Check your plot now with Arqiplan.