High-quality municipal development cannot be achieved through isolated construction projects. It requires the long-term coordination of spatial planning, landscape, water, transport, technical infrastructure, housing, public spaces, and the needs of local residents.

The following overview summarises the fundamental principles that can help municipalities make informed decisions about their future development—from cooperation with developers and brownfield regeneration to blue-green infrastructure, maintenance, public participation, and investment priorities.

A. Municipality and Development

A municipality is both a community of people and a spatial and infrastructural entity. Its development is influenced by terrain, water, geological conditions, history, ownership structure, transport connections, and its relationship with the surrounding landscape.

The fundamental spatial elements generally include buildings, urban blocks, courtyards, and public spaces: streets, squares, village greens, parks, waterfronts, passageways, and other meeting places. Each element has a different function and position within the spatial hierarchy.

Development density should range from 80 to 240 inhabitants per hectare. Below 100 inhabitants per hectare, operating public transport and shops, as well as carrying out routine street maintenance, becomes economically disadvantageous for a municipality. The appropriate density depends on the character of the settlement, the availability of infrastructure, the capacity of the area, and spatial planning documentation.

Development within the existing built-up area and the regeneration of brownfields, vacant plots, and empty buildings often reduce land take and the cost of new infrastructure. Each site must be assessed with regard to public interests, environmental quality, climate, greenery, transport, and property ownership.

Planning Agreements and Cooperation with Developers

A planning agreement is a public-law contract between a developer and a municipality. The parties undertake to cooperate in implementing a development project and may also regulate private-law rights and obligations.

Planning agreements are not generally mandatory. Their purpose should be to coordinate development and public infrastructure, not to collect arbitrary payments. Municipalities should proceed predictably, fairly, and transparently. It is advisable to adopt principles for cooperation with developers in advance, based on data and local needs.

Subject to statutory conditions, a spatial plan or regulatory plan may identify a development project for which the conclusion of a planning agreement is a prerequisite for decision-making in the area. Specific commitments—such as the construction of infrastructure, financial or non-financial contributions, or affordable housing—must have a legal and contractual basis.

A municipality may influence property tax only through coefficients and other instruments permitted by Act No. 338/1992 Coll. It cannot impose an arbitrary individual penalty on a specific developer.

B. Landscape, Water, and Greenery

The landscape supports production, recreation, biodiversity, water infiltration, cooling, and connections between settlements. A municipality may prepare a landscape strategy, a landscape planning study, a green infrastructure master plan, or a water management strategy. These documents should be coordinated with the spatial plan, land consolidation measures, and legislation governing nature conservation, water protection, and the protection of agricultural land.

Blue-green infrastructure consists of an interconnected system of parks, tree-lined streets, gardens, water bodies, swales, retention and storage facilities, permeable surfaces, and suitable soil volumes. Every project should assess rainwater management, conditions for trees, heat exposure, and connections to the wider system.

The role of a municipal landscape architect or municipal gardener is organisational and professional; municipalities are not generally required by law to establish such a position. Clear responsibility for strategy, design, planting, and long-term maintenance is nevertheless essential.

C. Connectivity and Movement

Safe walking is the fundamental mode of movement. It is followed by cycling, public transport, individual motorised transport, and deliveries. Streets must allocate limited space among movement, public life, greenery, water infiltration, utility networks, and servicing.

When refurbishing a street, assess its surfaces, accessibility, crossings, cycling, public transport, trees, rainwater management, lighting, and underground utilities together. Merely replacing the asphalt often preserves existing problems.

Parking and charging infrastructure should be designed in accordance with the spatial plan, local rules, construction requirements, and energy regulations.

D. Infrastructure and Sustainability

Coordinate technical, transport, civic, and blue-green infrastructure with public spaces. Every project must assess capacity, protection zones, operational connections, and the possibility of future repairs.

A region’s Digital Technical Map is an important source of information, but it does not always replace a geodetic survey, statements from infrastructure owners, or verification of actual conditions on site.

A municipal energy strategy may address energy savings, local energy sources, photovoltaics, heat pumps, community energy, waste management, and the resilience of critical infrastructure. Every facility must be assessed in terms of permitting, heritage protection, fire safety, grid connection, and operational viability.

E. Buildings and Housing

Every building affects the street and the municipality’s skyline. Consider its location, scale, ground floor, entrances, façades, roof, relationship with public space, energy performance, and potential future changes of use.

Before renovation, verify the building’s technical condition, heritage protection status, applicable permitting procedure, energy requirements, and the potential for reusing existing structures. Photovoltaics, heat pumps, green roofs, and shading may be appropriate, but they must respect safety, construction requirements, the character of the place, and any applicable heritage protection.

Consultation with the building authority can help determine the appropriate procedure, but the authority does not replace the designer. Preliminary information may be requested under the Building Act.

Municipal housing is an instrument of housing policy. Municipal housing should account for approximately 30% of the housing stock.

F. Maintenance, Advertising, and Public Space

Regularly record the condition of buildings, streets, greenery, and street furniture. Allocate funding for preventive maintenance, minor repairs, and rapid interventions. When making changes to public space, remove unnecessary barriers and coordinate signage, lighting, advertising, and information systems.

A manual covering advertising, colours, or urban elements may serve as a useful methodological document, but it does not usually establish a general legal obligation for all property owners. The regulation of advertising, building alterations, and installations must be based on applicable legislation, spatial planning documentation, official decisions, heritage protection requirements, or valid municipal regulations, such as a city council regulation.

Works of art in public spaces require appropriate arrangements concerning ownership, copyright, safety, and maintenance. For new commissions, agree in advance on licensing, ownership, the possibility of relocation, and responsibility for repairs.

G. Community

Engage the public continuously and communicate clearly. Explain what is open to discussion and what is constrained by budget, law, or technical conditions. Publish the brief, schedule, key decision points, and responses to public comments.

The temporary use of vacant buildings or sites can bring a place to life, but even temporary projects must respect property rights, safety, hygiene, fire protection, permitting procedures, and conditions of use.

A participation coordinator can provide a stable point of contact for the public. This is a recommended organisational role rather than a position generally required by law.

H. Processes and Priorities

Priority should be given to projects in the centre that serve all residents. However, also assess:

• safety and emergency conditions;
• the number and diversity of users;
• the municipality’s statutory obligations;
• the contribution to the accessibility of services and housing;
• impacts on climate, greenery, water, and transport;
• investment and operating costs;
• project readiness and property-related risks;
• effort versus impact;
• funding opportunities and links to other projects.

Allocate responsibilities among the municipality’s political leadership, municipal administration, municipal architect, project manager, property manager, designer, and external experts. For every decision, identify the responsible person, deadline, required supporting documents, and approval procedure.

A high-quality municipality is not created through a single project. It results from the long-term integration of a well-prepared brief, transparent selection procedures, professional design, lawful permitting, high-quality implementation, maintenance, and open communication.

Legislation and Sources Used

Act No. 283/2021 Coll., the Building Act, as amended—in particular the provisions concerning spatial planning, planning studies, regulatory plans, planning agreements, documentation, parties to proceedings, project permits, developers’ obligations, and supervision.

Act No. 284/2021 Coll., amending certain acts in connection with the adoption of the Building Act, as amended—related amendments and transitional provisions.

Decree No. 131/2024 Coll., on building documentation, as amended.

Decree No. 146/2024 Coll., on construction requirements, as amended.

Decree No. 149/2024 Coll., implementing certain provisions of the Building Act, as amended.

Decree No. 157/2024 Coll., on spatial analytical data, spatial planning documentation, and the unified standard, as amended.

Act No. 134/2016 Coll., on public procurement, as amended.

Act No. 121/2000 Coll., the Copyright Act, as amended.

Act No. 360/1992 Coll., on the professional practice of authorised architects and authorised engineers and technicians active in construction, as amended.

Act No. 128/2000 Coll., on municipalities, as amended.

Act No. 500/2004 Coll., the Code of Administrative Procedure, as amended.

Act No. 338/1992 Coll., on immovable property tax, as amended.

Act No. 114/1992 Coll., on nature and landscape protection, as amended.

Act No. 20/1987 Coll., on state heritage conservation, as amended.

Act No. 100/2001 Coll., on environmental impact assessment, as amended.

Act No. 254/2001 Coll., the Water Act, as amended.

Act No. 334/1992 Coll., on the protection of agricultural land, as amended.

Act No. 13/1997 Coll., on roads, as amended.

Ministry of Regional Development: Methodological Guidance on Planning Agreements, 2025 — https://mmr.gov.cz/getmedia/4ad880e9-e619-4271-860f-f0c7e982bc2f/Planovaci-smlouvy-2025-02-13.pdf.aspx