Planning reform 2026: new rules for zoning decisions and the role of the general plan

As of early 2026, the Polish spatial planning system will undergo a significant transformation. The currently used “studies of conditions and directions of spatial development” (SUiKZP), which have so far been informal in nature, will be replaced by a new act of local law. The reform is intended to bring order to local spatial policy, curb chaotic development and eliminate speculative practices related to obtaining zoning decisions (WZ). As a result, investors and landowners will face an entirely new system, in which decisions will only be issued for areas designated by the municipality as suitable for development and their validity will be limited to five years.

The general plan will become the sole fundamental planning document for each municipality. According to current legislation, it must be adopted no later than on June 30, 2026 (this deadline was extended to provide a transitional period and avoid legal chaos). The general plan formalizes the division of a municipality’s territory into functional zones: residential (single-family and multi-family), service, agricultural, green and recreational. Most importantly, it designates the “development completion areas” (OUZ) – the only areas where WZ decisions may be issued. Since the general plan constitutes local law, its provisions are binding without the need for local zoning plans. This gives municipalities significant authority in shaping spatial policy and deciding, where development may or may not take place.

Starting from January 1, 2026, all new zoning decisions (WZ) will be issued exclusively for development completion areas (OUZ) designated in the general plan and their validity will be limited to five years from the date they become final. This marks the end of indefinite WZ decisions, which had given investors the certainty that a project could be implemented on a given site, even if construction was delayed. In practice, investors who manage to submit an application before the end of 2025 may still receive a decision with unlimited validity. However, all decisions issued after the new regulations take effect will be valid for only five years. New WZ decisions will only be obtainable, if the plot lies within an OUZ and the planned project aligns with the land use set out in the municipal general plan. Municipalities will gain tools to define development parameters such as minimum plot size, number of storeys and development intensity.

The method for defining development completion areas (OUZ) is detailed in the Regulation of the Minister of Development and Technology dated May 2, 2024 on the method of designating development completion areas in the municipal general plan. According to the regulation, an OUZ may include a group of at least five buildings (industrial buildings classified under KŚT code 101, retail and service buildings – 103, office buildings – 105, hospitals and other healthcare facilities – 106, educational, scientific, cultural, and sports buildings – 107, other non-residential buildings – 109, residential buildings – 110), with each building located no more than 100 metres from the next. The boundary of the area is initially marked by a curve drawn 50 metres from the outline of the buildings. Then, the areas with a surface not exceeding 5 000 sqm. limited by this curve are enclosed. The final step involves drawing a curve 40 metres inward from the previously marked boundary. This inner section is then subtracted from the total area, resulting in the final OUZ designation. This procedure means that not every dense grouping of buildings will automatically qualify as an OUZ – municipalities will independently decide, where to establish them. If a municipality fails to designate an OUZ, this may result in a situation, when the owner of a given plot will be unable to construct any buildings, even if the plot lies within a municipality without a local plan.

The reform paves the way for clearer, yet more restrictive rules. For plots that previously relied on standard WZ decisions (areas without an adopted local spatial development plan), the change could mean that from mid-2026, new WZ decisions will not be obtainable if the municipality has not designated an OUZ. In regions with limited local plan coverage, many plots may lose their investment potential. Moreover, the five-year validity limit will mean that multi-stage developments will require more precise scheduling. Once a WZ decision expires, a new application will have to be submitted, even if the project has not changed.

The best way to secure an investment is to act already in 2025 by submitting a WZ application as soon as possible, so that the request may be processed under the current regulations and benefit from indefinite validity. It is equally important to monitor progress on the general plan – it is advisable to participate in public consultations and express interest to ensure that your plot is included in an OUZ.

The general plan will not replace the Local Spatial Development Plan (MPZP), but it will complement it. The general plan is a new strategic planning document that outlines the broad directions of a municipality’s spatial development. The MPZP will remain a tool used to define precisely, what can be built on a specific site. The key difference between the general plan and the MPZP is that the general plan is mandatory for all municipalities and defines planning zones and development frameworks, whereas the MPZP is an act of local law containing detailed provisions for specific areas. The MPZP will have to comply with the provisions of the general plan.

Summary

The planning reform means that as of January 1, 2026, new WZ decisions will only be possible within OUZ areas and will be limited to five years. By July 1, 2026, municipalities will have to adopt general plans, without which no new WZ decisions may be issued for areas not covered by OUZ. The reform places municipalities in the role of decision-makers, but also requires investors to be more proactive and strategic in their planning. Those, who take advantage of the transition period and submit applications under the old rules, will gain an advantage – especially in case of large, long-term investments.

Klaudia Jastrzębska
Buildings Database Project Coordinator