Site absorption analysis
and urban planning analysis
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Before an investor’s decision to purchase a plot, we advise on what can be built on the site. This is usually a detailed analysis of the land absorption capacity based on the current Local Plan or Development Conditions. In the absence of such documents, the plot analysis is extended by an architectural and urban planning analysis.
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Most investors, before purchasing a plot of land, study the area in detail or have an architect perform an absorption analysis. Most often, they want to know how much maximum housing or services can be accommodated on the plot, and whether there are any hazards associated with it.
They also want to know how much maximum housing or services can be accommodated on the plot.
In our office we perform a considerable number of such analyses, and sometimes we also receive ready-made ones done by other design studios.
Preparing a good, reliable absorption analysis is a lot of design fun, but it is also extremely difficult due to the number of issues that need to be addressed. At times, it also requires extensive urban planning analyses.
The analysis is also very difficult.
Analyses vary widely depending on the needs. Both in scope and in the detail of the study.
They are also very different.
Land absorption analysis and concepts
Pum
The golden grail of analyses – that is, the eternally asked question of how much maximum housing or services can be accommodated on a plot? A summary of PUM and other basic parameters of development in the form of an easy-to-read table is the basic component of our analyses.
Description
The scope and degree of detail of the descriptive part is adapted to the requirements of the Investor, it should include: an analysis of the provisions of the LSDP or LSDP, a description of the proposed development and service of the site by technical infrastructure, as well as a description of development alternatives and the strengths and weaknesses of the plot.
Drawings / diagrams
The drawing part depends on the budget, time and needs of the Investor at this stage. It should include diagrams of the development possibilities of the site in relation to the provisions of the LSDP or WZP. Depending on the scope, it may include schematic or detailed floor plans, building cross-sections and various development options.
Analysis of obscuration and insolation
The drawing part is often supplemented by a detailed analysis of the shading and insolation of neighboring plots and buildings. This makes it possible to assess to what extent the possibilities of development are limited by the immediate neighborhood through the need to provide the legally required amount of sunlight in rooms intended for permanent human residence. In downtown developments or intensively developed neighborhoods, this is a mandatory part.
Visualizations and sales materials
The absorption analysis can be complemented by a conceptual design with photorealistic visualizations and a full set of sales materials. We produce high-quality visualizations and virtual walk-throughs clearly depicting what can be developed on the site.
What to look out for
When analyzing a given plot of land, it is necessary to take into account a number of factors that can affect what can actually be built on it.
legal defects of the plot
often analyzed at an earlier stage
building height indicator
parking ratio
media connection possibilities
including the availability of water for firefighting purposes.
neighborhood
Access to the investment, including access for firefighting purposes
development intensity ratio
other specific provisions of local law
local resolutions
e.g., the Sejmik
land
in particular, the level of ground water
conservation and noise protection zones
rate of biologically active area
other, general provisions of the Construction Law
environmental restrictions
type of land
construction, agricultural, forestry
existing buildings, overhead and underground networks,
compatibility of the investment with the intended use of the site
noise restrictions
greenery on the plot
possibly valuable trees to be cut down
other factors
The factors are many. Their analysis is not always 100% possible at the initial stage. However, it is extremely important for the continued success of the investment. Overlooking one aspect can have disastrous consequences in the future. A good analysis addresses at least each of these points.