Spatial study (územní studie)

A spatial study (územní studie) proposes, tests and assesses possible solutions to selected problems in an area that could significantly affect its use and layout (Section 67 of the Building Act No. 283/2021 Coll.). It is a spatial planning background document. Unlike a zoning plan or a regulatory plan, it is not issued as a binding measure of general nature. It is procured by a spatial planning authority acting as the procurer (pořizovatel).

What it is used for

• as an expert basis for land-use decisions, but only in the parts that comply with the zoning documentation,
• as a basis for drawing up or amending a zoning plan,
• as a basis for the national spatial development policy.

A study may, for example, test how to lay out plots, streets, public spaces and utility connections in a new neighbourhood.

A study as a condition in the zoning plan

A zoning plan may require a spatial study in selected areas, for example development areas or redevelopment areas, as a condition for land-use decisions there. It sets a deadline of no more than 6 years from the plan taking effect; if the deadline passes unused, the condition lapses (Section 81). The municipal council discusses the draft of such a study; if it does not do so within 90 days, it is deemed to agree.

An amendment to the Building Act, signed by the President in September 2026 and not yet published in the Collection of Laws, is to make spatial studies a matter for the municipality's own self-government from 1 January 2027 and to replace the 90-day council rule with an option to discuss the draft with owners, authorities or the public.

A study can be used only after it has been published in the national spatial planning geoportal. In the transitional period until 30 June 2027, spatial planning documents are instead published by other means of remote access. The planning office must review whether the study is still up to date within 8 years at the latest, otherwise it is removed from the geoportal.

What it means for a buyer

If a plot lies in an area where the zoning plan makes decisions depend on a spatial study, check whether the study exists and has been published. While the condition applies and no study exists, the building authority will generally not permit building there. If the study exists, it shows the planned layout of plots, streets and greenery in the area.