Legal assistance in the preparation of detailed development plans in Bulgaria

When planning a construction, investment or land transaction, the first and most important question is whether the property has a working detailed development plan and what it actually allows. The detailed development plan is the act that converts a land property into a regulated land property and determines its specific purpose, permissible development, the manner and nature of construction and development indicators. The absence of such a plan or its incorrect interpretation often leads to the refusal to issue a building permit, the inability to realize the investment intention or serious legal and financial risks.

This topic is aimed at owners, investors and entrepreneurs who want clarity from the beginning — what a detailed development plan is, when it is mandatory, how the preparation and approval procedures are carried out, what the real cost is and what documents are needed. We will also look at issues that are often underestimated, such as the statute of limitations and applicability of already approved plans, the difference between a detailed development plan and a regulated piece of land, and the consequences of building without a plan in place.

At BSLC, we approach these issues comprehensively and customer-oriented. We do not just explain the legal framework, but actually assist in all stages of the detailed planning procedure — from the initial inspection of the property and the existing building base, through the coordination of the preparation of the plan, to its approval and entry into force. Part of our team are architects and designers, which allows us to combine legal certainty with technical feasibility right from the start.

We work with clients in Burgas, Varna, Plovdiv, Sofia, Nessebar, Sozopol, Pomorie, Primorsko and other cities in Bulgaria, knowing the peculiarities of local administrative practice and the requirements of municipal administrations. In the following sections we will show you how to go through the procedures of detailed development plans in an informed and calm way, so that your property is properly prepared for construction, investment or disposal, without unnecessary risks and surprises.

What is a detailed development plan (PUP) and what is a regulated land property (UPI)?

📘 What is a Detailed Development Plan (PUP)?

The Detailed Development Plan (PUP) is a planning act within the meaning of the Law on Spatial Planning, through which streets, neighborhoods and land properties are regulated for construction or for other non-construction needs. It defines the regulatory lines, the purpose of the properties and the specific conditions for construction.

According to Art. 14, paras. 1—3 of the Spatial Planning Act, it is with the detailed development plans that the regulation of the land properties is carried out. Through the street and internal regulation lines, their boundaries and their face towards a street or road are formed. This means that the PUP is not an abstract planning document, but an act that defines the specific spatial and legal framework for future construction.

A detailed development plan has immediate investment significance. Unlike the general development plan, which has a strategic nature, the PUP specifies the forecasts and is a mandatory basis for investment design. According to Art. 168, para. 1 of the Law on Spatial Planning, its provisions are mandatory when developing investment projects. Without a valid PUP, no building permit can be issued.

A PUP is necessary whenever:

• is aimed at the construction of an unregulated land property;
• boundaries between properties change;
• new regulated land estates are formed;
• merger or division of property is carried out;
• the current plan does not allow for the intended investment intention.

According to Art. 18, para. 1 of the Law on Spatial Planning, the detailed development plan for the properties regulated for development shall determine:

• the specific purpose;
• the manner and nature of construction;
• the density and intensity of construction;
• minimum landscaping;
• the lines of construction;
• other device indicators.

The PUP is also mandatory when the property is located in a settlement without a general development plan that has entered into force. In such a case, it is the detailed development plan that determines the purpose and conditions for the construction of the particular property. Without it, the property remains unregulated and, as a rule, cannot be used for legal construction.

🏗️ Types of detailed zoning plan

According to Art. 110 of the Law on Spatial Planning, there are several main types of PUP:

• Regulation and development plan— determines the regulation of streets and properties and the construction regime;
• Regulation plan— regulates the regulation without defining construction;
• Building plan— determines the construction regime without changing the regulation;
• Work plan— specify the construction in one or several regulated land properties;
• Plot plans— for objects of technical infrastructure;
• Design visa(Art. 140 ZUT) — a sample of an existing PUP, which determines the specific parameters of construction for a particular property.

The most complete form is the regulation and development plan, which simultaneously regulates property boundaries and construction conditions.

Where is the detailed spatial plan in the framework of territorial planning in Bulgaria?

The detailed spatial plan (MAP) is located at the lowest, but also the most specific level in the system of territorial planning in Bulgaria. It is the final stage of the structural hierarchy and has a direct investment significance.

The system of urban planning under the Law on Spatial Planning is built on the principle of hierarchy and consistency. Each lower plan must correspond to the upper one and concretize it.

🏛️ 1. National level — strategic planning

At the highest level is the national structural policy, which is implemented through:

• The National Complex Schematic
• District Schemes

These acts are strategic in nature. They determine the long-term goals and spatial structure of the territory of the country or individual regions. They do not directly create rights and obligations for specific owners and do not have an immediate investment action.

🏙️ 2. General Development Plans (GPA)

The next level is the general development plans regulated in Art. 103 et seq. of the Spatial Planning Act.

The general layout plan:

• determines the general structure of the territory;
• provides for the predominant purpose of individual zones;
• regulates infrastructure, environmental regimes and restrictions;
• serves as a mandatory basis for drawing up detailed zoning plans.

The PLO has no direct investment action. It cannot, in itself, be grounds for the issuance of a building permit or for expropriation procedures. Its forecasts are strategic and framework.

🏗️ 3. Detailed development plans (PAs) — the operational level

The detailed development plan is the next stage and represents the concretization of the solutions laid down in the general development plan.

Its main characteristics are:

• has immediate investment significance;
• is mandatory for investment design (art. 168, para. 1 YOLK);
• determines the regulation lines, purpose and construction mode;
• creates the possibility of issuing a building permit.

In other words, if the national schemes determine the “direction” and the general development plan outlines the “framework”, then the detailed development plan determines the specific parameters of each piece of land.

📍 The hierarchical place of the PUP

The system can be represented like this:

1. National Complex Schematic
2. District Schemes
3. General Development Plan (Municipality/Settlement)
4. Detailed development plan (for a specific territory or property)

The detailed development plan is the last link in this chain and the only plan that has a direct effect on specific land properties and specific investment intentions.

⚖️ Why is this place so important?

Due to its place in the PUP hierarchy:

• may directly affect the rights and interests of specific owners;
• subject to appeal;
• is a mandatory prerequisite for lawful construction;
• determines whether a property can be regulated and built.

While the general development plans are strategic in nature, the PUP has concrete, operational and legal significance.

What is regulated land property (UPI)?

The regulated land property (UPI) is a land property that is regulated by a detailed development plan and meets the legal requirements for the eligibility of construction.

According to Art. 14, para. 4 of the Spatial Planning Act, every regulated land property must necessarily have a face to a street, a road or, exceptionally, to an alley in a park. This person is an essential condition for the eligibility of construction, since it guarantees access to transport and technical infrastructure.

The regulatory lines defined by the detailed development plan become property boundaries when the plan is applied with respect to the regulation, pursuant to Art. 14, para. 5 of the Spatial Planning Act. This means that after the application of the regulation there are also real legal consequences — the boundaries under the plan coincide with the real property limits.

📌 The main difference between PUP and UPI

The detailed development plan is the normative instrument by which the boundaries, purpose and mode of construction are determined.

Regulated land is the result of the operation of this plan — a specific property that:

• there are certain regulatory boundaries;
• has a face to a street or road;
• has an established purpose;
• there are certain indicators of build-up;
• can be used for legal construction.

Therefore, without a valid and implemented detailed development plan, no regulated land property can arise, and without a regulated land plot, as a rule, no building permit can be issued.

What are the differences between a land plot and a regulated land property?

A land plot is a property individualized in the cadastral map, which can be agricultural land, forest territory or property within the boundaries of a settlement, but in itself it is not necessarily intended for development and has no regulatory lines. It exists as an object of the right of ownership, but does not automatically create a right to construction.

The regulated land property is a land property that, with a detailed plan, is included in regulation, has certain boundaries, facing the street and clearly established purpose and parameters of construction. Only for land properties regulated for development with a detailed development plan, the specific purpose, permissible activities, density, intensity, landscaping and building lines are determined, according to Art. 18, para. 1 of the Spatial Planning Act.

The most important difference is that every regulated land property is land property, but not every land property is regulated, namely the detailed development plan is the legal instrument that turns a piece of land into a regulated land property and creates the possibility of lawful construction.

What are the regulatory lines and boundaries of the land plot and what is the difference between them?

Boundaries of land property (property boundaries)

The boundaries of the land are the limits of the right to property. They delineate the spatial scope of the property as it is individualized in the cadastral map and cadastral registers.

These limits:

• arise from the right of ownership;
• are determined and maintained in accordance with the Cadastre and Property Register Act;
• show how far does the property of the specific owner extend;
• do not change automatically with a layout plan.

In other words, the property boundary answers the question:
“Which one exactly is mine?”

Regulating lines

The regulation lines are planning lineswhich are defined by a detailed plan and serve to regulation of land propertiesand for the organization of the building and the street network.

They do not arise from property, but from urban planning, that is, they are determined by the municipalityand have a different function — to determine how the territory can be used and developed.

Regulating lines are divided into two main types:

External regulation lines (street regulation lines)

External regulation lines:

• define the boundary between the regulated land plot and a street, road or alley;
• form the so-called “face” of the property;
• can do not coincide with the property limit.

When part of the land falls within the scope of street regulation, this part is intended for the construction of an object - public property, and is subject to expropriation by law.

In practice, the external regulatory line answers the question:
“Where does the street pass and how does the property fit into the street network?”

Internal regulation lines

Internal regulation lines:

• define the boundaries between adjacent regulated land properties;
• are lateral and towards the bottom of the property;
• as a general rule coincide with property boundaries.

Exceptions are permissible only in cases expressly provided by law.

How can I find out what I can build in a property in Bulgaria?

How to understand what can be built in a property is a question to which the law gives a clear, but multilevel answer, since the permissible development is determined not by the right of ownership per se, but by the zoning of the territory.

The nature, manner and parameters of construction in a land plot are determined by a detailed development plan that has entered into force, since it is with the detailed development plans that the land properties for construction are regulated and the conditions for this are established, according to Art. 14, para. 1 of the Spatial Planning Act. When there is a valid detailed development plan for the property, it contains the legally binding information on what specifically can be built - purpose of the property, permissible activities, manner and nature of construction, as well as the specific indicators.

The law explicitly requires that for each land property regulated for development with the detailed development plan, the permissible development, the maximum density of construction, the maximum intensity of construction, the minimum free yard area, the minimum mandatory landscaped area, the manner and nature of construction and the lines of construction, according to Art. 18, para. 1 of the Law on Spatial Planning. It is these parameters that give the exact and legally valid answer what type of building can be realized, with what volume, height and location in the property.

When a detailed development plan has not yet been drawn up, the planning area in which the property falls serves as an initial reference for possible development. Development zones are an element of the general planning and determine in principle the permissible nature of construction. In municipalities with a valid general development plan, it is he who determines the planning area and the main purpose of the territory, and the detailed development plan must necessarily be in accordance with these provisions.

For the territory of Sofia Municipality, the planning zones and the permitted types of construction are regulated in the special Law on Planning and Development of the Sofia Municipality, which introduces zones such as G, Zh, Zh, Zh, Zm and Zh for different types of housing development. The fall of a property in such an area gives an indication that residential construction is permissible in principle, but in itself is not a sufficient basis for issuing a building permit without a subsequent detailed development plan.

When the property is located in a settlement for which no general development plan has entered into force, its specific purpose and construction conditions are directly determined by a detailed plan. In these cases, it is the detailed development plan that is the act that simultaneously regulates the property and creates the legal possibility of construction, without which a building permit cannot be issued.

At the final stage, after there is a working detailed zoning plan, the chief architect of the municipality or district issues a design visa. The design visa is a sample of the current detailed development plan and contains the specific building lines, the permissible height, density and intensity of construction, and is issued in accordance with Art. 140 of the Spatial Planning Act. It is the design visa that translates the planning provisions into the language of the specific investment project.

Thus, clarity of what can be built in a property is achieved through a consistent analysis of the general development plan, the detailed development plan and the design visa, each of these acts having a different but mutually complementary legal function. Only their totality gives a sure and legitimate answer to the permissible development and protects the owner or investor from errors with serious legal and financial consequences.

‍ What is the procedure for drawing up, approving and amending the PPP?

Procedure for drawing up, agreeing, approving, entering into force and amending detailed layout planis regulated in Section III of Chapter Seven of the Spatial Planning Act.

It is a complex administrative legal process that combines:

• authoritative acts of competent authorities;
• design activities;
• expert opinions;
• involvement of interested parties;
• Possibility of judicial review.

Manufacturing has a dual function — to ensure Legality(compliance with the law and the above development plans) and appropriateness(rational and sustainable development of the territory).

AND. Initiation of the procedure and authorization of the elaboration

1. Competent authority

According to Article 124 of the Spatial Planning Act, the elaboration of a detailed development plan is authorized by a different competent authority depending on the scope of the plan:

• the mayor of the municipality — where the plan covers the territory of a municipality or part of it;
• the regional governor — when the territory falls within more than one municipality or the site is of regional importance;
• the Minister of Regional Development and Public Works — when the territory falls within more than one area or the site is of national importance.

Competence is determined by the territorial scope and nature of the provisions.

2. Initiative — who can request elaboration

Crafting can begin:

1. on the official initiative of the administration;
2. at the request of interested persons.

Pursuant to Article 124 (2) of the Spatial Planning Act, interested persons may make a written proposal to the mayor of the municipality. Interested persons are owners, holders of limited property rights, concessionaires and persons with the right to build by law.

3. Application for admission — content and documents

The procedure in practice begins with the submission of an application for admission to the elaboration or amendment of a detailed development plan.

Commonly applied are:

• document of ownership;
• sketch of the property;
• reasoned proposal or sketch-proposal;
• technical assignment;
• document for a paid fee;
• if necessary - consent from neighbors in the case of related construction;
• preliminary contract in the cases of Article 17 of the Law on Spatial Planning.

It is important to emphasize here that the administrative body is not obliged to automatically allow the elaboration — it carries out an assessment of eligibility and compliance with the current development plans.

4. Term and nature of the act

Pursuant to Article 124b of the Spatial Planning Act, the competent authority shall take a decision within one month.

• If it allows the elaboration, a permit is issued.
• If it refuses, the refusal is reasoned and subject to appeal under the procedure of Article 215 of the Spatial Planning Act in conjunction with the Code of Administrative Procedure.

The decision on authorization is not subject to independent challenge, while the refusal is subject to judicial review.

II. Drawing up an assignment

1. Legal regulation

According to Article 125 of the Law on Spatial Planning, projects for detailed development plans are drawn up on the basis of an assignment.

The assignment is a mandatory starting document that:

• justifies the need for the plan;
• determine the scope of the territory;
• indicate the goals and objectives;
• determines the device indicators;
• sets the technical parameters of the development.

2. Support plan

If necessary, the assignment contains a support plan.

The support plan shall include:

• data from the cadastral map;
• existing buildings;
• technical infrastructure;
• restrictions and easements;
• relief and specialized maps.

The data is provided by:

• The Agency for Geodesy, Cartography and Cadastre;
• the municipal administration;
• operating companies (water supply, sewerage, electricity distribution and others).

The operating companies shall provide the data within 14 days.

III. Special arrangements already in the assignment phase

1. Cultural and historical heritage

According to Article 125 (5) of the Spatial Planning Act, when the territory falls within a protected cultural heritage zone, the assignment is coordinated with the Ministry of Culture.

The pronouncement should be made:

• within one month;
• in the case of group immovable cultural values — within two months.

If no decision is taken within the time limit, the opinion shall be deemed to be positive.

2. Ecological assessment

When necessary, an environmental assessment is carried out in accordance with the Environmental Protection Act.

The environmental assessment is part of the detailed development plan, not a separate element. Without a positive opinion, the plan cannot be approved.

IV. Elaboration of the project

After approval of the assignment, the actual development of the project begins.

The project contains:

• graphic part;
• text part;
• device indicators;
• regulation lines;
• building lines;
• density and intensity indicators;
• building mode.

Usually the design work goes through:

• preliminary draft;
• final project.

V. Submission of the project and communication

1. Submission to the municipality

After elaborating the final draft of a detailed spatial plan, it is submitted to the municipal administration for the initiation of the administrative procedure of communication, consideration and approval. The deposit is made by the contracting authority or by an authorized person with an express power of attorney.

The project should be completed with a full set of documents that certify both the legal interest of the applicant and the compliance of the project with the requirements of the law and the coordinating bodies.

First of all, they present documents of title or other right in rem, on the basis of which the proceedings are initiated — a notarial deed, a contract for an established building right, a purchase and sale contract, a court decision or other title. When the proceedings are conducted by a proxy, a notarized power of attorney is applied. If the request is based on a preliminary contract under Article 17 of the Spatial Planning Act, the preliminary contract itself with notarized signatures shall be submitted.

Secondly, it applies the project itself for a detailed zoning plan, which contains a textual and graphic part. It is customary to submit the required number of hard copies (one original and copies) and digital model of the graphic part in the appropriate format, in accordance with the requirements of the municipality and the Agency for Geodesy, Cartography and Cadastre. The digital model is mandatory in plans that change the boundaries of land properties, since it serves for subsequent reflection in the cadastral map.

All apply to the project Concurring opinions from the administrations and operating companies concernedwhere such are required in accordance with the nature of the plan. These can be opinions from:

• operating companies for water supply and sewerage;
• electricity distribution companies;
• heat or gas supply companies;
• fire safety authorities;
• Regional Environmental and Water Inspectorate;
• Ministry of Culture when affecting immovable cultural values;
• other specialised control bodies as appropriate.

When the plan is required environmental assessment, it shall be applied as an integral part of the documentation together with the decision or opinion of the competent environmental authority. Without a positive environmental assessment, the plan cannot be approved.

If necessary, the following shall also be submitted:

• certificate of tax assessment;
• up-to-date sketch or scheme from the cadastral map;
• evidence of consent of neighbors in related development;
• documents certifying the status of the property (for example, the presence of easements, restrictions or special regimes).

After submitting the set of documents, the municipal administration conducts a check for regularity. If deficiencies are found, a period is given for their elimination. Only after acceptance of the complete set begins the period for notification under Article 128 of the Law on Spatial Planning and for the follow-up to examination by an expert council.

2. Notification under Article 128 of the Spatial Planning Act

Within 10 days of receipt, the project shall be communicated by:

• announcement of publication in the “State Gazette”;
• publication on the website of the municipality;
• Disclosure in an appropriate place.

In the case of plans up to one neighborhood, the communication is individual to the interested parties.

3. Deadline for objections

Interested parties may submit written objections:

• within one month of promulgation;
• within 14 days upon individual communication.

Objections are considered by the municipal expert council on spatial planning.

VI. Examination by an expert council on spatial planning

1. Competent expert advice

After the deadline for objections, the draft, together with the objections, proposals and requests received, shall be examined by the competent expert council:

• Municipal expert council on spatial planning — according to the general rule;
• Regional expert council — when the site is of regional importance or covers more than one municipality;
• National Expert Council on Spatial Planning and Regional Policy — where the site is of national importance or covers more than one area.

The legal basis is contained in Article 128 and Article 129 of the Law on Spatial Planning.

2. Time limit for consideration

The project is considered within one month of its receipt in the municipal administration.

The expert advice:

• discuss the project;
• considers objections;
• gives an opinion;
• can suggest adjustments;
• can return the project for rework.

3. Return for rework

If the project is returned for complete or partial rework:

• correction is carried out;
• a notification and objection procedure shall be carried out again for the revised part;
• the deadlines start running again.

This is an essential guarantee of legality and participation of the persons concerned.

VII. Approval of the detailed development plan

1. Approval under the general rule — decision of the municipal council

According to Article 129 (1) of the Law on Spatial Planning, the detailed development plan is approved by a decision of the Municipal Council on a report of the Mayor.

The deadline for a ruling is one month after adoption by the expert council.

The solution is:

• send for publication in the “State Gazette”;
• publish in the Unified Public Register of Spatial Planning;
• published on the website of the municipality.

2. Approval by order of the mayor

Where the detailed layout plan is:

• within a range of up to one quarter;
• in Sofia Municipality and cities with regional division — up to three districts;
• for land properties outside the borders of settlements,

it is approved by order of the mayor of the municipality (Article 129, paragraph 2).

The term for issuing the order is 14 days after acceptance by the expert council.

3. Approval by Regional Governor or Minister

With a wider territorial scope:

• the regional governor approves the plan by order — in case of regional significance;
• the Minister of Regional Development and Public Works approves by order — in case of national importance or scope over one area.

The deadline for giving a ruling is one month after adoption by the relevant expert council.

VIII. Notification of the act of approval

The act of approval (decision or order) shall be communicated to the persons concerned in accordance with the procedure of the Code of Administrative Procedure.

The deadline for appeal is 14 days from the date of notification.

The legal basis is Article 215 of the Spatial Planning Act.

IX. Entry into force of the detailed development plan

According to Article 132 of the Spatial Planning Act, the plan comes into force:

1. from the date of approval, where it is not subject to appeal;
2. after the expiry of the time limit for appeal — if not appealed;
3. from the date of the final judgment — when it was appealed.

Partial entry into force

If the act is appealed in part, the uncontested part enters into force independently.

This allows partial implementation of the plan.

X. Sample plan and design visa

1. Sample plan

In the drafting process, investment design may be allowed on the basis of a sample plan.

This is the part of the project that allows starting investment design before the final entry into force of the entire plan.

2. Design visa

According to Article 140 of the Law on Spatial Planning, a design visa is issued by the chief architect.

She:

• constitutes a sample of an operational detailed development plan;
• contains the building lines;
• contains the permissible indicators;
• provides an opportunity to start investment design.

XI. Procedure for amending a detailed development plan that has entered into force

1. Grounds for amendment

An amendment is permissible only on the grounds exhaustively specified in Article 134 of the Spatial Planning Act.

It is expressly forbidden to modify it in order to legitimize illegal construction.

2. Request for amendment

The procedure begins with a written application to:

• the mayor of the municipality;
• the regional governor;
• the Minister of Regional Development and Public Works (according to the competence).

A draft proposal for the amendment shall be attached to the application.

3. Admission or refusal order

In accordance with Article 135, the competent authority shall within one month:

• authorizes the elaboration of a draft amendment;
• or refuses motivated.

The order is subject to appeal.

4. Official amendment

On certain grounds, the Authority may, ex officio, order the preparation of a draft amendment.

In these cases, the order may suspend the operation of the plan in the affected part.

5. Procedure after admission

After admission:

• the draft amendment is being drawn up;
• agrees;
• reported;
• considered by an expert council;
• is approved;
• shall enter into force in the same order as a new detailed development plan.

Why trust the BSLC team when it comes to drafting, amending or approving a detailed development plan?

Drawing up or amending a detailed plan is not just a technical or design task — it is complex administrative procedure with direct impact on the right of ownership, investment realization and value of the property.

The team of BSLCapproaches each case strategically — not only as a procedure under the Spatial Planning Act, but as part of the overall investment model.

We work with a complete understanding of the spatial planning hierarchy — from the general plan to the detailed plan — and analyze at the initial stage whether the investment intention is compatible with the current planning framework or requires modification. This prevents the common error of starting a design without real device eligibility.

When drawing up a detailed layout plan:

• analyze the status of the property and previous plans;
• we assess whether there are grounds under the Spatial Planning Act for initial regulation or amendment;
• assist in the formulation of an assignment;
• coordinate work with designers, surveyors and specialists;
• we monitor compliance with administrative procedural deadlines and requirements;
• we defend the interests of the client in the event of objections from neighbors or third parties.

In case of amendment of a detailed development plan that has entered into force:

• we carry out a preliminary legal assessment of whether the legal prerequisites are present;
• analyze the risk of refusal of the administration;
• we structure argumentation based on structural parameters and case law;
• we represent the client in the proceedings and in the event of a possible legal appeal.

When it comes to approving a detailed development plan, we:

• we monitor the correct communication and participation of interested parties;
• we prepare opinions and objections;
• we defend the project in front of expert advice;
• we provide legal protection in the event of an appeal in accordance with the Administrative Procedure Code.

Our advantage is that we combine:

• expertise in spatial planning and construction law;
• experience in administrative and judicial proceedings;
• understanding the investment logic behind each project;
• coordination between legal, technical and economic aspects.

A detailed layout is often The critical point, which determines whether a project will be realized or will remain on paper.

The team of BSLCworks in such a way that the structural procedure is not an obstacle, but a tool for the safe and lawful realization of the investment.

What is the cost of preparing or amending a detailed plan?

The cost of making or amending detailed layout planis not fixed and depends on numerous legal, technical and administrative factors. In practice, it is formed by three main components — design part, administrative costs and legal services.

1. What does the price depend on?

The main factors that determine the value are:

• 📍 Location of the property— in a large city, resort area, industrial area or outside an urban area;
• 📐 Area and scope— whether it concerns one regulated piece of land or a territory of several neighbourhoods;
• 🏗️ Type of plan— regulation and building plan, only regulation plan, work development plan, amendment of an existing plan;
• 🔁 Complexity of the amendment— whether boundaries, purpose, building indicators are changed or a first regulation is carried out;
• 🌿 Existence of additional reconciliations— environmental assessment, coordination with cultural heritage bodies, infrastructure companies and other administrations;
• ⚖️ Risk of objection or appeal— when there are neighbours with opposite interests, the procedure can be significantly complicated.

2. What costs does the procedure involve?

Three groups of expenses are conventionally formed:

2.1 Design part

Preparation of assignment, geodetic survey, preparation of the project in the preliminary and final phase.

2.2 Administrative fees

Fees for examination, publication in the “State Gazette”, reconciliations and other procedural costs. (For PUP up to 3 districts and for territories outside settlements, the notice is not published in the State Gazette, but is communicated to the interested persons)

2.3 Legal services

Legal analysis, strategic structuring of the procedure, preparation of documents, legal representation and defense in the event of objections or judicial appeal.

3. Indicative ranges

Prices vary depending on the type of detailed development plan, the number and type of specialties and designers that need to be involved, the area of the development, the deadlines for elaboration and the complexity of the particular case.

The prices listed below are for a plot of up to 1000 square metres and do not include fees for obtaining source data, procedures for reconciling detailed development plans and drawing up plans for the detailed development plan, where required.

For a detailed plan for two plots, the price increases by 50%, and for each subsequent plot — by another 30%.

The updated prices with an increase of 10% are as follows:

• PUP-PZ (detailed development plan — building plan)
  from 550 euros/ 1075,70 leva
• PUP-PRZ (detailed development plan — plan for regulation and construction)
  from 825 euros/ 1613,67 leva
• PUP-RP (Detailed Spatial Plan — Regulation Plan)
  from 550 euros/ 1075,70 leva
• PUP-RUP (detailed spatial plan — work plan)
  from 1100 euros/ 2151,41 leva
• PUP — sketch (reasoned) proposal for admission of PUP
  from 330 euros/ 645,43 leva
• Technical assignment (planning assignment) for the PUP
  from 165 euros/ 322,71 leva

All prices are inclusive of value added tax.

It is important to emphasize that an attempt to “minimize” the cost at the beginning often leads to significantly higher costs in the case of refusal, return of the project or legal proceedings.

4. The BSLC Approach

The team of BSLCalways begins with a preliminary legal analysis of:

• the admissibility of the investment intention;
• the risk of refusal or appeal;
• the necessary reconciliations;
• the time horizon of the procedure.

After this analysis, an individual offer is drawn up, tailored to the specific project, and not an abstract tariff model.