New guidelines for building public amenities: city development based on transparent rules

The Metropolitan Institute of Bratislava (MIB) has presented a draft of planned changes to the current guidelines for changes to the zoning plan ↗︎. The MIB outlined how they propose to engage with developers and deliver innovative ways to finance the city's development. It presents developers with draft transparent rules on how to participate in building amenities, transport, green infrastructure and quality development of the city. In addition, by altering the zoning in favour of a greater proportion of housing, including affordable housing, developers increase the value of their land. By working with developers, the city will obtain a share of this created extra value. _ "The concept underlying the planned changes is an organic follow-up to the ongoing public hearing on the design of the Mlynské Nivy Urban Planning Study ↗︎ (MUŠ), where we plan to use the updated guidelines as a pilot project. Thanks to this update, the possibilities of involving developers in the construction of public amenities within the context of the zoning plan change will be more flexible and varied, depending on the needs of the site and the developers' capacities,"_ says Ján Mazúr, MIB’s Director.

"One of the aims of the Urban Housing Policy Concept is to actively cooperate with the private sector in city planning and to build mutual trust in the long term. This methodology introduces new transparent rules to building a better city, while communicating the city's requirements openly and fairly for such a large-scale neighbourhood. It will also ensure that investors contribute financially to building amenities based on the real needs of future residents, even for features that are not commercially attractive. Good and transparent rules make good partners," adds Lenka Antalová Plavuchová, Deputy Mayor.

Why are the zoning guidelines changing?

The draft planned changes to the current guidelines for zoning plan changes will define the share by which developers will co-finance the construction of public amenities. Up to the present, the guidelines have determined the share of flats that the developer is to transfer into the city’s ownership following construction of the project; this share will then be used to complement the stock of urban rental housing. The proposed change should result in enabling the city to acquire built amenities, land or financial resources tied to a specific purpose - the construction of large amenities, especially tram radial routes - from developers. The city will have a new resource for transforming developing areas. Meanwhile, the resources invested in amenities will "stay" in the area and will primarily benefit future residents of the area as well as adjacent neighbourhoods.

Mlynské Nivy is a pilot case of a change in co-financing of public spaces The draft urban study of the Mlynské Nivy zone exemplifies how to involve developers in the process of co-creating city districts that enhance the quality of life of their residents. Co-financing by developers will make possible the construction of parks, schools, kindergartens, a tram line and other amenities in this new neighbourhood. The needs of the area are derived from the draft urban study.

New neighbourhoods should come with high-quality amenities

In new neighbourhoods where the zoning plan permits a function other than the construction of housing, the area is not made ready for new residents who would lead a full and quality life in the area. There are no schools and kindergartens within walking distance, no parks and sports facilities for a healthy lifestyle, no public transport infrastructure to prevent traffic from collapsing, no cultural and health centres so that people do not have to travel halfway across the city to get to them.

However, the construction of such facilities entails high costs that the city would not be able to invest from its own resources for many years or decades. It is, therefore, necessary to identify sources of funding for the creation of quality city districts, including the involvement of private developers whose clients will benefit significantly from these investments.

The change will lead to higher investments in amenities

The revised guidelines of the zoning plan changes are important as they will lead to significantly higher investment in amenities than in the current situation. This will also significantly increase the value of the area for developers, which should also benefit the public. The proposed changes do not mean a greater burden on developers than under the current guidelines. It only entails a  transformation into more general, different types of performance by developers to benefit the city.

Next steps

The Metropolitan Institute of Bratislava and the city will consult the draft change of guidelines with developers in the coming weeks, then the draft will be submitted to the City Council for approval.