What is included in the master plan? Construction master plan: development, composition, types
Owning a home is the dream of every person, especially a man who has already given birth to a son and planted a tree. And if buying a ready-made structure simplifies the task, then construction will be more difficult. And it’s not just about erecting the structure with your own hands, the costs of earthworks and other construction processes. Relevant documents and the master plan of the land plot play an important role.
All this is prescribed by law Russian Federation, where it is indicated what to start capital construction, installation of utility systems and other work is possible with the appropriate documents. The list of them is large, however, the main plan is considered to be the general plan of the territory. To draw up, you need to take into account all the features of the terrain, allocate places for construction in accordance with fire safety standards. What is a master plan? What role does he play? How to arrange it to build a house? Let's find out.
Concept of master plan of a building
According to one reference book, a site master plan is a project document indicating the planning, development, reconstruction and other types of work on a land plot. This is a kind of plan in which everything is written down to the smallest detail. The master plan is based on a drawing on a selected scale, where a plan of the future object is superimposed on the plan of the selected territory (topographic, photographic or engineering topographic). The design object is not only a separate building. It could be the whole city or municipal area.
To clearly understand what a master plan for a land plot is, look at its example.
It must indicate the chosen scale, features of the territory, as well as the complex of future construction. But the question arises, what is it for? Why spend so much time creating it? There are two compelling reasons for the need for a plan:
- This is a legal requirement of the state. It turns out that without a completed document, which has been agreed upon with the relevant authorities, construction cannot begin. Only then can the owner count on erecting a building on the territory and connecting utilities to it. There is an opinion that if I am the owner of the territory, then I can do whatever I want with it. This opinion is wrong. It is not for nothing that the state has formed self-government bodies and architectural supervision that monitor the correct installation of utilities and the preparation of a master plan. Why? So that the design and communication systems are not dangerous for nearby residents. Let's take just one example. It is important that the master plan complies with fire safety regulations. According to the standards, the road on the territory must be located at a distance from the walls of the future house, which is at least 5 m. At the same time, the width of the road is at least 3.5 m. In order for special equipment to be able to move freely along the roadway on the site, all these requirements must be taken into account.
- Having a master plan for the development of the site in hand will simplify the construction process itself. This formed project serves as a guide. With its help, you can correctly identify buildings and other elements on the site. This is a residential building outbuildings, playground, vegetable garden, flower bed, swimming pool, recreation area, etc. And even if the landowner wants to order a standard project, the features of the territory should not be missed.
It turns out that without developing a master plan for the site, no one will allow you to carry out construction. And it doesn’t matter that you are the legal owner of the territory. The law applies to everyone. Therefore, before you start building your own home, you need to make sure you have a general plan. You can do it yourself, however, it is better to entrust the work to specialists who will do it quickly, efficiently and correctly. In any case, you need to know how to draw up a master plan for the territory.
The principle of drawing up a master plan for a site
The general plan is a list of documents, the main of which is the drawing or plan itself. Like other documents, there are some requirements for it; it has features and nuances in its development and execution. They must be taken into account in order for the relevant authorities to approve the plan.
List of documents for preparation
To begin the process of preparing a draft master plan, you need to have a list of documents. What are they? Below is the list:
- cadastral plan. Thanks to it, you can have a complete picture of the land plot that is being designed. The cadastral plan has the dimensions and boundaries of the site;
- a diagram reflecting the connection of the building to the general utility system (water supply, gas supply, electricity, sewerage system);
- a detailed diagram showing the location of neighboring buildings, roadways and other complexes present in the adjacent territory;
- a detailed description of the buildings that will be built on the selected territory (house, agricultural buildings, etc.).
Additional points when developing a master plan
The main task is to make the general plan ideal, so that they don’t find fault with it and don’t ask unnecessary questions. For everything to really be like this, you need to take into account some control zones when drawing up. In particular, we are talking about the system of engineering communications. You don’t need to be an expert to understand that in the place where communications pass, it is impossible to build a residential building, as well as other small buildings, such as a garage, shed and toilet. Even planting tall plants is not allowed.
Note! We are used to placing buildings on the territory the way we want.
But, the law implies maintaining a distance in the general plan of the site between structures, which complies with all fire safety standards. In addition, if the area is flooded by seasonal rains, then the plan must contain a drainage system. Thanks to it, the site and all its buildings will not be flooded; the water will go through the system to the central sewer or a place of your choice.
Another nuance related to the characteristics of the territory. When drawing up a master plan, it is important to take into account the location of buildings taking into account geodata. For example, the selected plot of land is not flat, but has large differences. In this case, a residential building must be built on a hill. Why? In this case, the likelihood of flooding is reduced to zero. All precipitation will flow into the pit without affecting the structure. Some still choose to build in the lowlands. Then you will need to take all measures to ensure that the building does not flood.
Experts recommend placing the house on a slight slope, parallel to the horizontal surface. If a building is being erected on a slope with a steepness of 1:2 or more, then the subgrade must be strengthened and made stable. For this purpose, retaining walls and other similar structural elements are used.
As mentioned above, there are standards for the location of buildings depending on the roadway. It can be located at a distance of 5 m from the border of a plot of land passing along the street. And if there is a neighboring plot nearby, then the distance is 3 m or more. Taking into account all these rules, nuances and advice, you can draw up a competent master plan for the development of a land plot.
Structure of the site master plan and sample
In the photo below you can see an example of a master plan for the site. It is being developed for the development of the site. This is a kind of drawing that is made on a scale of 1:500. The plan contains the location of building structures, landscape features, vegetation on the territory, pedestrian paths, entrances to the territory and a lot of other details. The more detailed the plan, the better.
In addition, many other documents are attached to the drawings, here is a list of them:
![](https://i1.wp.com/bouw.ru/userfiles/1881_7_small.jpg)
Developing a master plan for a land plot is a responsible matter. It is unlikely that anyone without proper education will be able to do this work. Therefore, it is better to find an experienced architect or an entire organization that will make all the drawings and documents correctly. It is clear that you will have to pay a lot, however, you will have permission for official construction from the authorities.
Who to contact and what is the approximate cost of developing a master plan
Now there are a lot of organizations that will be happy to provide you with their services for creating a master plan. You can ask your friends, maybe they know good company doing their job well. When such a company is found, all that remains is to submit an application. You can discuss all the details and wishes with the master.
There is no specific fixed price for creation. It depends on the area of the site. The cost is calculated per 1 m2. On average, the price for developing 1 m2 is 1,500 rubles. But the price may fluctuate. Here is an example of prices for drawing up a general plan from a certain company:
- From 500 m2 - price 1500 rub./m2.
- From 1500 m2 - price 1000 rub./m2.
- From 3000 m2 - price 700 rub./m2.
- From 5000 m2 - price 400 rub./m2.
- From 10,000 m 2 - price 300 rub./m 2.
- More than 20,000 m2 - price 150 rubles/m2.
There is a pattern: the larger the plot, the cheaper the cost per square meter. It turns out that if you need to develop a master plan for a site with an area of 11 acres (1100 m2), then you will have to pay 1.65 million rubles for all the work. A lot of? Yes, but these are the prices. The company undertakes to complete the task within a certain period of time.
When the plan is ready, you need to contact the appropriate structure and wait for approval for construction.
Let's sum it up
Although you will have to pay a lot for drawing up a master plan for the site, this is a mandatory procedure required by law. If you ignore the appeal to the urban planning department, then the construction itself and the finished structure will be illegal. Therefore, if you want to start construction, you cannot do without it.
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General plan: "Concept" stage
Sketch proposal (general plan diagram, or pre-design studies)
performed in 2 stages:
- Creation of three different versions of planning concepts (general plan) for the village. Customer approval of one of these options.
- Detailed study of the approved version of the development project: general plan broken down into sections, public lands, including roads, inter-section driveways, checkpoints, technical zones - water treatment plants, wastewater treatment plants, transformer substations, hydraulic fracturing, etc.
- Additional sheets: balance of territories, landscaping and improvement scheme, transport scheme, zoning, situational and reference plans, technical and economic indicators, explanatory note.
Cost of developing sketches:
"Express concept"- economical option = from 45 000 rub. for objects up to 20 hectares (excluding VAT). With 1 version of sketches, utilitarian, practical option, without creativity. You can view examples of express concepts
Option "Standard" = from 55,000 to 100,000 rub.(depending on the area of the site and the requirements of the technical specifications)
Option "Exclusive" =from 75,000 to 250,000 rubles. (depending on the area of the plot and the requirements of the technical specifications), it is recommended for villages of the premium and deluxe classes, for areas with complex terrain, for objects with small sections and townhouses. The work is carried out by an architect of the highest category, with a detailed analysis of the relief and taking into account the smallest nuances.
The final cost depends on the area of the site and the technical specifications.
The cost of a consolidated plan for utility networks is from 15,000 rubles.
At further stages the following are being developed:
Project completion time – from 10 to 20 work. days.
To develop sketches, the customer must provide the following initial data and materials:
· Design assignment indicating the expected technical conditions.
· Topographic survey
For detailed design cottage village the customer must also have the following documents: geological basis of the site, technical conditions for connecting utilities (electricity, gas, sewerage), a list of restrictions imposed on this site.
Cottage village "Istragard", Istrinsky district of Moscow region, 70 hectares
Territory planning project (according to 87 PP)
Composition of the territory planning project (PPT)
Volume 1 “Approved part”
· Transport infrastructure
· Engineering equipment. Networks and systems
· Environmental protection
Graphic materials
· Territory planning drawing
Volume 2 “Substantiating materials”
General part (Explanatory note)
· Climatic and engineering-geological conditions
· Characteristics of the construction site
· List of objects proposed for construction
· Information about the order of construction
· Architectural and planning solutions
· Sanitary protection and security zones
· Functional and planning balance of the territory
· Transport infrastructure
· Engineering preparation of the territory and vertical planning
· Engineering equipment. Networks and systems.
· Fire and anti-explosion measures
· Life support measures for people with limited mobility
· Environmental protection
Graphic materials
· Scheme of placement of an element of the planning structure in the settlement system
· Scheme of the use of the territory during the preparation of the planning project with the boundaries of zones with special conditions for the use of the territory
· Scheme of architectural and planning organization of the territory (development sketch)
· Scheme of organization of the road network and traffic flow
· Scheme of vertical planning and engineering preparation
· Master plan of utility networks
· Scheme of improvement and landscaping of the designed territory
Cottage community "Snegirevskie dvoriki", 15 hectares, Moscow region, Krasnogorsky district
Volume 3 "GOiES"
General part (Explanatory note)
· Measures to protect the territory from natural and man-made emergencies, civil defense and fire safety
· Results of the analysis of the possible consequences of the impact of modern weapons on the functioning of the territory
· Results of the analysis of the possible consequences of the impact of natural and man-made emergencies on the functioning of the territory
· Justification of proposals to improve the sustainability of the functioning of the planned territory, protection of personnel during special periods and natural and man-made emergencies
Low-rise building block in Kazan
Graphic materials
· Placement of the designed territory relative to areas of possible dangers
· Zones of AHSV infection with damaging toxodoses in accidents on motor vehicles (and/or railway transport)
Fire affected area in vehicle accidents
Development cost territory planning project (PPT) depends on the area and topography of the site and on average is from 250,000 to 500,000 rubles. This cost is indicated if the customer has all the original documents, incl. general plan diagram of the facility in *dwg and calculation of design loads on utility networks. The production time for design documentation is 1-1.5 months.
Initial data for design:
1. Design assignment and agreed general plan;
2. GPZU (if any);
3. Geobase (topographic survey) in electronic form;
4. Technical specifications for utility networks;
5. Calculation of loads on utility networks (if any)
5. Cadastral plan;
6. Engineering and geological surveys (if any);
7. Felling list and counting sheet, dendroplane (if necessary);
Cottage village "Krasnaya Pakhra", Moscow region
Composition of the territory organization and development project (POZT) - for DNT, DNP, SNT
Explanatory note
· Introduction
· Analysis of the existing situation
· Determination of the parameters of the planned construction
· Zones with special conditions for the use of the territory
· Environmental protection measures
· Fire safety measures
· Measures to protect the territory from natural and man-made emergencies, carrying out civil defense activities
Low-rise building block in Ivanovo
Graphic materials
· Situational plan
· Topographic survey of the territory
· General plan for the development of the territory (layout and development drawing) with the main technical and economic indicators of the project
· Scheme of engineering networks
· Drawing of transferring the object to the area
Road profiles
The cost of developing a project for the organization and development of a territory (POZT) depends on the area of the site and on average ranges from 75,000 to 150,000 rubles. This cost is indicated if the customer has all the original documents, incl. general plan diagram of the facility in *dwg and calculation of design loads on utility networks. The production time for design documentation is 2-4 weeks.
Cottage village "Volnushka", Tver region
Calculation of design loads on utility networks for the protection zone (if necessary)
- Water supply, sewerage, storm drainage = RUB 20,000.
- Electricity supply = 20,000 rub.
- Gas supply = 20,000 rub.
Cottage village "Bylovo", Moscow region
We provide a full range of turnkey services
Flexible payment system
Work experience on Russian market
Qualified employees, constant training and participation in seminars
Availability of necessary professional equipment and vehicle fleet
General plan of the site. Master plan design from Art-Green Design.
The master plan of the site is the next stage of work after the preliminary design has been developed and approved. Without a doubt, the draft Master Plan can be called the foundation of the entire landscape project. This is a kind of technical passport, which collects all the information about the site and records all the details of its future improvement and landscaping.
The master plan of a land plot, park or any area where landscape work is planned to be carried out contains information on the location of existing and planned buildings and structures, water bodies, MAF (small architectural forms), locations and configurations of paths and paths, existing and planned flower beds , lawns, lamps - all objects that will appear on the site upon completion of work. In this case, the size of trees is indicated already in their adult state.
The process of creating a Master Plan consists of two stages. The first is situational, that is, the document displays all the details of the original site. At the second stage, the actual design of the landscape transformation takes place. The designer creates the image of the future garden or park, its style, and prepares an estimate for the work.
![](https://i0.wp.com/agdizain.ru/images/generalnyy-plan-uchastka1-small.jpg)
Master plan of the landscape project
Based on the Master Plan, all work is carried out project documentation. It consists of several sections, each of which is represented by diagrams and drawings. The sections are prepared in such a way as to provide comprehensive information to the customer about what work needs to be done, and to the performer (contractor of the work) how this work should be performed.
So, for example, the alignment drawing provides maximum information about the locations and geometry of all elements of the General Plan: buildings, reservoirs, parking and road and path network, retaining walls, various MAFs, flower beds, mixborders, etc.
The planting drawing shows the types of plants that are supposed to be used for landscaping a given area, their location and “linkage” to existing buildings or decorative elements. A mandatory addition to the planting drawing is an Assortment List of Planting Materials, containing photographs of a particular plant and its characteristics. An accurate list of plants allows you to determine the cost of planting material and, if necessary, edit the Planting Drawing.
Serious attention is paid to irrigation systems. It is no secret that creating a beautiful garden necessarily involves its further maintenance, regular care and watering. The latter is ideally handled by an automatic watering system. Completely autonomous, it will maintain the necessary soil moisture so that your plants feel their best. Based on engineering and technical calculations, specialists will draw up a plan diagram of the pipelines of the automatic irrigation system, a list necessary equipment, determine the location of all its elements.
Increased demands are placed on drainage systems. The predominance of loamy and clayey soils in the Moscow region interferes with the normal removal of moisture from the soil surface. As a result, excess water negatively affects the plants, the foundation, and other elements of your garden. The drainage system allows you to drain the area and remove excess moisture from the soil.
A separate section is devoted to the lighting system. There is no landscape without additional, soft and comfortable lighting. Carefully thought out decorative lighting of landscape elements; street lamps that illuminate the contours of paths and paths on the site, underwater lighting and switch locations - all this is necessary in order to emphasize the beauty of your landscape. Layout diagrams for cables and lighting elements, list of materials and technical parameters, selection of equipment and analogues - all this data is included in the design of the lighting system.
Information about all sections is summarized in an explanatory note, which clarifies the sequence of work, notes on the technology for their implementation, and features of caring for planted plants and lawns. The explanatory note to the General Plan also outlines the basic concept of landscape design and the most significant points.
As a result of the design, we receive a summary table of all landscape elements, a list of materials, their volumes and characteristics. Based on these data, an estimate of the cost of work and materials is calculated.
Master plan of the land plot from Art-Green Design
The Art-Green Design company offers services for the development of a Master Plan. Depending on the size of the site and the volume of future improvement work, work on drawing up a General Plan requires a certain amount of time, which should be taken into account when calculating the start date of work.
Master plan is a summary document of the projected development of the territory, which shows the placement of designed, existing, reconstructed and subject to demolition buildings, structures, utility networks, roads, railways, landscaping facilities, landscaping, terrain planning, etc.
The composition and rules for the design of drawings of the general plan and transport of the enterprise (GT brand) must comply with SPDS GOST 21.204-93.
Horizontal lines are drawn onto the master plan and tied to the topographic base. The master plan is a drawing of the territory, which shows the placement of buildings and structures being designed, existing, reconstructed and subject to demolition. Newly constructed buildings are located depending on their functional or technological connection and in accordance with fire safety and sanitary standards. These standards determine the minimum distances between buildings, water supplies, etc. The fire distances between them depend on the degree of fire resistance of the building (Table 14.2.1)
The sanitary gap between the ends of buildings with windows is established depending on the height of the taller building. It must be at least 12 m. If there are no windows, the gap is determined according to fire safety standards. Between the long side and the end of the building it is taken to be at least 12 m. Between single-section buildings of five floors and above, as well as tower-type buildings, the sanitary gap must be at least one and a half times the height of the taller building, but not less than 30 m.
Sanitary gaps are also established between the border of residential development and the industrial construction zone and between other objects.
In addition, the master plan also shows the boundaries of the area being built, auxiliary buildings, green spaces, various sites, driveways and roads.
Master plans can show power, lighting, telephone and telegraph lines, water supply, sewerage, heating and other networks.
If necessary, a drawing of energy and sanitary mains indicating the necessary structures and their connections to the designed and existing facilities can be separately included in the consolidated plan of engineering communications.
Scale. To make various drawings of grade Ш, scales of 1:500, 1:1000 are used, plan fragments - 1:200, nodes - 1:20. If necessary, it is allowed to use a scale of 1:2000 for general plan drawings, and a scale of 1:10 for nodes.
Master plan drawings include:
- layout plan (plan of the location of buildings and structures);
- relief organization plan;
- plan of earth masses;
- master plan of utility networks;
- territory improvement plan.
When placing complex objects, sometimes a master plan diagram is drawn up, on the basis of which, after agreement with the customer, working drawings are prepared.
Master plan diagrams are drawn in the same way as training drawings.
If the drawing contains one or more images at the same scale, then it is indicated in the title block after the name of the image. If several images have different scales, it is signed under the name of each image.
Dimensions on master plans are indicated in meters with two decimal places. The same dimension is adopted for coordinates.
Angles are indicated in degrees with an error of no more than 1", if necessary - 1".
Slopes are expressed in ppm without indicating a unit of measurement.
The steepness of the slopes is given in the form of ratios 1:1.5; 1:2.
Marks. The system of elevations adopted on a topographic basis must correspond to the system of elevations of the general plan. Markings on the master plan are expressed in meters with two decimal places. The marking sign is accepted according to GOST 21.101-97 in the form of an arrow.
Stroke lines are regulated by GOST 2.303-68*. The contours of the designed buildings and structures are a solid thick main (S).
Designed above-ground utility networks, design contours with marks divisible by 0.5 and 1 m - solid thick (S). Designed underground utility networks, line of zero works - dashed (S/2). The fracture line of the designed relief is dashed (S/W). Construction geodetic grid, fencing of the territory, grid of squares for calculating the volume of earth masses, contours of designed buildings, design horizontal lines, berg strokes, etc. - solid thin (S/3).
The conditional boundary of the territory is a dashed-dotted line with two points (2/3S). The thickness of the lines S is taken depending on the scale and clarity of the drawing.
Conditional images. In master plan drawings, “Symbols for topographic plans at scales 1:5000, 1:2000, 1:1000, 1:500” are used to depict and designate existing buildings and structures, utility networks and transport devices. Existing railways at scales of 1:1000 and 1:500 can be depicted as one continuous thin line.
The designed above-ground and underground buildings and structures, utility networks and transport devices are depicted on master plans in accordance with GOST 21.204-93.
Buildings, structures, utility networks and transport devices subject to development or demolition are depicted as shown in Fig. 14.2.1, and those subject to reconstruction - as shown in Fig. 14.2.2, and the distance between the hatch lines is taken for a scale of 1:2000 and 1:5000 - 1.5-2 mm, and for scales 1:500, 1:1000 - 2.5-3 mm.
Conventional signs for topographic plans, conventional graphic images and designations on drawings of general plans, as a rule, are used without explanation. Some conventional images according to GOST 21.204-93 are given in table. 14.2.2 and table. 14.2.3. When using conventional images not provided for by GOST, appropriate explanations should be given on the master plan drawings.
If it is necessary to show existing and designed buildings on one drawing, then the symbols of existing buildings are drawn with thinner lines. If the symbolic graphic symbols of the same name being designed and existing buildings are difficult to distinguish, you can accompany them with an explanatory inscription or give an explanation in the legend or instructions to the drawing.
The contours of the designed buildings and structures on the master plans are depicted according to the plans of the working drawings of the objects, taking the coordination axes of the buildings and structures aligned with the internal edges of the walls.
If the distance from the outer wall of the building to the coordination axis on the image scale exceeds the thickness of the contour line, the latter is related to the corresponding distance from the coordination axis (Fig. 14.2.3).
Sheet design. When making master plan drawings, you should pay attention to the uniform filling of the working area of the sheet and to the clarity of the image. The master plan drawing is placed with the long side of the territory along the long side of the sheet. The upper part of the image should correspond to the northern part of the site. Deviation from the north orientation is allowed within 90° to the left and right. On all sheets, the master plan drawings are made with the same orientation.
Direction of orientation, i.e. the “south-north” line is indicated in all cases with an arrow. Various types of arrows are shown in Fig. 14.2.4.
If necessary, a diagram showing the number of windy days as a percentage for a given area and the direction of the wind relative to the cardinal directions throughout the year is depicted on the sheet with the master plan drawing. This diagram is called a wind rose, the construction sequence of which is shown in Fig. 14.2.5, a-c. Wind data is plotted on a scale from a point taken as the center towards the wind (Fig. 15.2.5, c). Thus, each delayed segment shows the direction to the center of the wind rose and the duration of the wind as a percentage relative to the cardinal points. The sum of all segments that determine the direction of the wind and the number of windy days in different directions should be equal to 100%.
On master plans it is not allowed to draw buildings in a mirror image in relation to the applied project. In all designed and existing buildings, as a rule, door and gate openings are shown as breaks in the contour with the center line.
Buildings and structures on the master plan are marked with Arabic numerals. It is recommended to place the marking number in the lower right corner of the building outline.
The master plan drawings are made both in linear graphics and in shades - plain or colored.
All paints are suitable for washing, except bright ones; washing with black ink works especially well.
Examples of various designs of master plans are shown in Fig. 14.2.6-14.2.8.
The arrangement of graphic material on the master plan sheets may be different. For example, in the upper left part of the sheet, draw a “south-north” arrow or a compass rose, situational plan with a dedicated construction site. In the lower left part of the sheet you can place conventional images that are not included in GOST 21204-93, with appropriate explanations. In the center of the sheet is a drawing of the general plan. On the right side, from top to bottom, there are tables (explication of buildings and structures, list of residential and public buildings and structures, etc.), as well as text instructions (notes). Their width, as a rule, is taken equal to the width of the main inscription. It is recommended to leave a free margin of at least 45 mm between this data and the main inscription to allow for changes that arise after the design is completed. An approximate location is shown in Fig. 14,2,9.
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