Territorial system of ecological stability (ÚSES)

Under Section 3 of Czech Act No. 114/1992 Coll. on Nature and Landscape Protection, the territorial system of ecological stability (územní systém ekologické stability, ÚSES) is an interconnected set of natural and modified but near-natural ecosystems that maintain the natural balance. It has local, regional and supra-regional levels. It is defined by the spatial planning and nature protection authorities. Under Section 4 of the Act, creating it is in the public interest and protecting it is a duty of all owners and users of the land that forms its basis.

What it consists of

• A biocentre is a habitat or set of habitats whose condition and size allow the lasting existence of a natural or near-natural ecosystem.
• A biocorridor is land that does not allow organisms to live there permanently but lets them migrate between biocentres, linking them into a network.
• Interaction elements, such as copses, windbreaks or avenues of trees, according to the Ministry of the Environment's methodology carry the favourable effect of biocentres and biocorridors into the surrounding, less stable landscape.

ÚSES in the zoning plan

The supra-regional and regional ÚSES are set out in the regions' regional development principles, the local ÚSES in the municipal zoning plan, which sets the conditions of use for its land. The ministry's methodology recommends allowing no new buildings in biocentres, including energy production facilities, and no impassable fencing. In biocorridors it allows only transport and technical infrastructure that must remain passable for wildlife. The specific conditions are always in the text of the zoning plan. ÚSES elements that are yet to be created may be designated in the plan as public benefit measures, for which land can be expropriated.

What it means for a buyer

A biocentre or biocorridor on a plot you are buying usually means you will not be able to build there or put up an impassable fence. The nature protection authority always comments on any change of use of land included in the ÚSES. ÚSES on neighbouring plots also means they are intended for nature, not for development, unless the zoning plan changes. The Cadastral Decree does not list ÚSES among the types of property protection, so you will not find it on the title deed; look for it in the zoning plan.

Frequently asked questions

Can I build a house on a plot in a biocorridor?

Usually not. The zoning plan decides, but according to the ministry's methodology no new buildings other than passable transport and technical infrastructure are placed in biocorridors.

Where do I find the ÚSES?

The local ÚSES is in the drawings of the municipal zoning plan, the regional and supra-regional ÚSES in the drawings of the region's development principles. The Institute for Spatial Development also tracks the supra-regional and regional ÚSES under the development principles in the national spatial analytical data.