Impact of Spatial Planning on the Pre-Investment Phase of the Development Process in the Residential Construction Field

Abstract

Insufficient due planning policy in Poland is subject to widespread and justified criticism. This applies to all levels of spatial management. Legal instruments governing spatial planning in Poland are passive -setting out only the legal framework corresponding to a particular area. They regulate what might be developed within its boundaries, however, they do not specify how it is to be accomplished. Therefore, there is a need to develop an integrated spatial development planning, in which also investors and/or stakeholders would be involved. Apart from answering to the question of what is going to be developed, it will also provide a very comprehensive and flexible implementation strategy having regard to different timelines and local amenities (facilities).This paper also brings an example showing how the spatial planning strategy was conducted for the development of the "Fort Bema" housing estates in the Warsaw district of Bemowo. It highlights the relevance of the planning phase for the subsequent in-use (operating) phase.

Identification of the key investment project management factors in the housing construction sector in Poland

“…It is worth mentioning at least a few concerns that participants in the housing construction sector in Poland have to deal with during the implementation of construction housing projects/processes (Kulejewski 2008;Sobieraj 2020), namely: -most of the project management solutions applied in the Polish housing construction industry are oriented towards the implementation phases, overlooking other phases that determine the success and quality of projects (Sobieraj 2017). For example, the preparation and adoption of feasibility and directional studies of local municipalities and/or local spatial development plans are rarely developed in close cooperation with urban planners, architects, potential investors and other stakeholders (Kulejewski 2008;Sobieraj 2017Sobieraj , 2020; -the majority of activities related to the management of housing projects in Poland do not take into account the operation and use phase, which is perceived as a very important issue from the end-user perspective. The end-user (be it a housing cooperative, housing community, or an individual owner) must have a professional management system for the facility, housing estate or a group of housing estates so as to maintain technical performance of the buildings/facilities, infrastructure and their surroundings at an economically justifiable level of costs insofar CONTACT D. Metelski dmetelski@ugr.es as the ongoing operation of the facility is concerned.…”

“…The end-user (be it a housing cooperative, housing community, or an individual owner) must have a professional management system for the facility, housing estate or a group of housing estates so as to maintain technical performance of the buildings/facilities, infrastructure and their surroundings at an economically justifiable level of costs insofar CONTACT D. Metelski dmetelski@ugr.es as the ongoing operation of the facility is concerned. All costs have to be affordable and acceptable from the end-user perspective (Sobieraj 2017); -when managing housing projects, insufficient importance is given to the role of the initial phase (including preparation and planning), and one should be aware that this is a relatively least costly phase (Kulejewski 2008). The truth of the matter is that with good project preparation and planning, one can avoid unnecessary problems and costly mistakes during the implementation phase .…”

“…The truth of the matter is that with good project preparation and planning, one can avoid unnecessary problems and costly mistakes during the implementation phase . Also, during the initial phase it is still possible to abandon the project without unnecessary further costs, for example the ones related to the purchase of land, especially if its implementation is burdened with an excessive risk or exceeds financial capacity of the investor or is unprofitable and economically unjustified (Sobieraj 2017).…”

“…These include long and very thorough preparation of investment projects, elaboration of different scenarios (contingencies) of their implementation (Paslawski 2008), and standardisation of engineering documentation . The most appropriate project management methodology should be aimed at quick adaptation to changing environmental conditions (Sobieraj 2017). In particular, project/process management should be as flexible as possible, due to exceptionally frequent reorientations of legal, environmental and economic policies in Poland (Kulejewski 2008;Paslawski 2008;Sobieraj 2019).…”

The Impact of Spatial Planning on Development Activity

“…the concept of spatial development of the country, the spatial development plan of the voivodship or local plans, are passive. This means that they only defi ne the way of land development but do not specify the actions that should be taken to achieve these assumptions (Sobieraj 2017).…”