Zoning plan

A zoning plan (reguleringsplan) is a politically adopted plan for a defined area that sets out what the land may be used for and what may be built there. The plan consists of a zoning map, the associated zoning provisions and normally a planning description. The provisions govern land use purpose (housing, commercial, transport, recreation area, services and so on), degree of utilisation, building heights, siting, access, parking, consideration zones and sequencing requirements. A legally binding zoning plan binds both the municipality and private landowners, and it governs all later building application processing.

The legal basis is plan- og bygningsloven chapter 12 (the Norwegian Planning and Building Act). Under plan- og bygningsloven § 12-1, a zoning plan is required for larger building and construction works and for other measures that may have significant effects on the environment and on society. The act distinguishes between two main types:

• Area zoning (plan- og bygningsloven § 12-2) is used when the municipality wants to steer the development of a larger area with several properties or several actors, typically a city district or a transformation area. It is normally put forward by the municipality.
• Detailed zoning (plan- og bygningsloven § 12-3) is used for a single project or a smaller area. It can be put forward both by the municipality and by private proposers. In practice, this is the type that private developers deal with most often. A private planning proposal must be prepared by qualified professionals and stay within the main features of the land use element of the kommuneplan (municipal master plan) and of applicable area zoning plans. Some measures have their own requirements: onshore wind power plants, for example, require area zoning.

The process in plan- og bygningsloven starts with a planning initiative and a start-up meeting with the municipality (plan- og bygningsloven § 12-8), then notice of the start of planning, preparation of the planning proposal (with an impact assessment where one is mandatory), public consultation for at least six weeks, and a final decision by the municipal council. If a project is to depart from the plan, either a dispensation must be granted under plan- og bygningsloven chapter 19, or the plan must be changed through a formal plan amendment. A minor change under plan- og bygningsloven § 12-14 second paragraph is a lighter process without a new consultation round.

State and regional authorities (Statsforvalteren, the county governor, Statens vegvesen, Bane NOR, NVE, Riksantikvaren and others) can raise an objection before the decision when the plan touches national or regional interests. An unresolved objection must be settled through mediation with Statsforvalteren or with Kommunal- og distriktsdepartementet before the plan can take effect.

Zoning plans are held in the municipal planning registers and collected nationally at arealplaner.no at Kartverket, based on the Plandata dataset in Geonorge. It is the zoning plan that typically governs utilisation through %-UFA, %-BYA, maximum eaves height and ridge height, and it is the sequencing requirements in the plan that often decide when a project can start (for example, "the pavement along Kongeveien must be completed before the first permit for use"). The provisions on degree of utilisation follow circular H-2300 from Kommunal- og distriktsdepartementet. The use of symbols on the zoning map (hatching, line types, colours for the different land use purposes) is set nationally in Nasjonal produktspesifikasjon for arealplan og digitalt planregister, del 2: Tegneregler (the national product specification for land use plans and digital planning registers, part 2: drawing rules), summarised with examples on the government's guidance page on zoning maps. Oslo has historically used its own drawing set for municipal zoning plans, so colours and hatching on Oslo plans differ from the national standard. Always check the legend on the zoning map before you interpret the symbols.

Older zoning plans may use land use purposes other than those in the current version of the act (PBL 2008). They still apply, but they are interpreted in line with today's definitions so far as this fits. Many development projects start by checking whether the applicable plan allows the intended utilisation, and if it does not, by considering a dispensation or a plan amendment.

In Placepoint, the applicable zoning plan for a property is shown in the property panel, including land use purpose, provisions, consideration zones and sequencing requirements. What the colours and hatching on the zoning map mean is set out in the zoning plan legend. A walk-through of the flow is in the example Zoning and maximum UFA.

How the dataset appears on the map

The dataset is part of the map layer Property:

From Placepoint's dictionary: Zoning plan

More information: Lovdata: Plan- og bygningsloven chapter 12, Arealplaner.no, the government: circular H-2300 on degree of utilisation, The government: drawing rules for zoning maps (PDF), The government: guidance on zoning maps, Oslo PBE's zoning plan maps, Store norske leksikon: reguleringsplan

English: Zoning plan (per Plan- og bygningsloven).

Frequently asked questions

What is a zoning plan?

A zoning plan is a politically adopted plan that sets out how a defined area may be used and what may be built there. It consists of a map with the associated zoning provisions.

Who adopts a zoning plan?

The municipal council adopts zoning plans. Private developers can put forward proposals for a zoning plan, but the municipality always makes the final political decision.

What is the difference between a detailed zoning plan and an area zoning plan?

A detailed zoning plan applies to one specific building project and is more specific. An area zoning plan covers a larger area and sets the framework for future detailed zoning within that area.

Can I build something that the zoning plan does not allow?

To build something that departs from the zoning plan, you must apply to the municipality for a dispensation. A dispensation is granted only if the advantages clearly outweigh the disadvantages and national or regional interests are not set aside.

How do I find the applicable zoning plan for a property?

You can find the applicable zoning plan through the municipality's map portal, Arealplaner.no, or by using a tool such as Placepoint that collects all public planning data in one place for quick analysis.