Enkelman Maxim, 4"B"

In the course of this project, the main stages of the development of the territories of the eastern part of the Eurasian continent were considered: from the first campaign of Yermak beyond the Urals to the mass relocation of industry and population to Siberia after the start of the Great Patriotic War.

The project also highlights the factors that prevented the development of the east of Eurasia by Russian Cossacks and the factors that forced the courageous and brave Russian people to go to the north and east of Asia, explore new territories and put their names on the map of Russia.

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PROJECT

"Development of the territories of Russia"

GBOU secondary school №1386

Maxim Enkelman

4 "B" class

Classroom teacher:

Zakharyan T.R.

annotation

Our country is the largest country in the world. At the same time, the population density of Russia is much less than in other countries, and only Canada, which is second in size only to our homeland, is even less populated.

The territory of Russia has been developed for centuries at the cost of many lives of both Russian and Soviet people. At the same time, even now, about half of the entire territory of Russia remains undeveloped, despite the unprecedented progress of mankind, the development of transport and other technologies that provide truly limitless opportunities for travelers.

In the course of this project, the main stages of the development of the territories of the eastern part of the Eurasian continent were considered: from the first campaign of Yermak beyond the Urals to the mass relocation of industry and population to Siberia after the start of the Great Patriotic War.

The project also highlights the factors that prevented the development of the east of Eurasia by Russian Cossacks and the factors that forced the courageous and brave Russian people to go to the north and east of Asia, explore new territories and put their names on the map of Russia.

Main part

Introduction

Russia is the largest country on Earth. In terms of area, it significantly exceeds Australia and is almost equal to South America. Russia occupies a third of the giant continent of Eurasia. However, in two countries located in Asia - China and India - the population is 10 times larger than in Russia, and the area is much smaller.

There is another example: Canada. In terms of size, it is second only to Russia, while the inhabitants in it are almost 10 times smaller.

Such a sharp discrepancy between the size of the country and its population is explained by its geographical position and natural conditions. The climate in a significant part of the territory of Russia and Canada is very severe and unfavorable for human life.

Despite this, the Russian people for many centuries mastered these vast territories and sought to go where no man had gone before. But even at the moment, about half of the entire territory of Russia remains undeveloped, although modern vehicles and technologies give mankind truly enormous opportunities in studying the Earth.

In the course of this project, we will consider the main stages of the development of the territory of Russia, the factors that prevented its development, as well as the factors that favored this development.

"Where did the Russian land come from"

The territory that is now part of the Russian Federation was inhabited by people about 10-12 thousand years ago. The lands located between the Volga and the Oka began to be settled by the Slavs as early as the 8th century, although for a long time they remained the far northeastern periphery of Kievan Rus. After the Mongol-Tatar conquests of the 13th century, a new center of Russian lands was formed in this area, headed by Moscow. It is around this center that the territorial increment of the Russian state begins.

The period from the end of the 15th century to the middle of the 17th century is commonly called the era of the Great Geographical Discoveries. The boom of discoveries covered almost all countries. Including Russia. But if the Europeans had to cross the oceans to discover new lands, then for the Russian discoverers the unexplored territories lay almost nearby: beyond the Ural Mountains. But unlike the oceans, which could be crossed fairly quickly on ships, it was much more difficult to overcome distances on land.

The initial directions for the development of Russian territories were the north and northeast. In 1581 the first Russian detachment crossed the Ural Range, and in 1639 the Russians appeared already on the shores of the Sea of ​​Okhotsk.

Development of the Urals

Russian merchants began to penetrate the other side of the Ural Mountains already from the 12th century. They were actively trading with local tribes: "Ugra" and "Samoyed". However, until the middle of the 16th century, this was a difficult and dangerous business. On the way from Moscow to Yugra Land, the Kazan and Astrakhan Tatar kingdoms, hostile to the Russian state, lay.

Only when Ivan the Terrible succeeded in conquering Kazan and Astrakhan did the way beyond the Urals open, and the Volga and Kama became completely Russian rivers.

In the 17th century the development of the Urals continued. However, the advance of the Russian population to the northern regions of the Urals was held back by unfavorable conditions for the development of agriculture. In the southern regions of the Urals, the Russians met with resistance from the Bashkir population.

Therefore, the main areas of development are undeveloped or poorly developed fertile lands of the Middle Urals. The local agricultural population treated the Russian peasants kindly and, together with them, developed new arable lands.

In the second half of the XVII century. the southern border of the Russian lands advanced to the Iset and Miass rivers. At the end of the XVII century. the total population in the Urals was at least 200 thousand people. Rivers were the main means of migration. Population growth was fastest in resource-rich areas. Despite repeated devastation from the Bashkir raids, the population of the Ural cities grew, including due to the exiles, and due to the influx of non-Russian population: Komi-Zyryans, Karelians, Mari, Tatars, Lithuanians, as well as captured Poles and Mansi who switched to Russian service (vogulov).

Development of Western Siberia

In the middle of the 16th century, the merchants, the Stroganov brothers, to whom Tsar Ivan the Terrible transferred the eastern territories in the Perm region to rule, began to think about how to move further east in land development. But for this they needed a brave and skillful leader, who was the Cossack chieftain Yermak, who had been in the service of the Stroganov merchants for several years.

Little is known about the origin of this legendary man. In the annals there are different versions of his name: Ermak, Ermolai, Herman, Ermil, Vasily, Timofey, Eremey.

In 1581, Yermak, at the head of an army of 500 people, crossed the Ural Range and on October 26 took the city of Isker, the capital of the Siberian kingdom. But such an army could not hold back the Tatar raids for a long time and was surrendered in 1584, and the entire army of Yermak was killed. Ermak himself died by drowning during the battle in the Irtysh.

But in 1587, reinforcements arrived from Moscow, and the capital Isker was again taken by the Russians, and several cities with fortified garrisons were built in its vicinity. So Tobolsk, Tara and other cities appeared on the map.

Numerous discoverers rushed along the path opened by Yermak, who were attracted by the richest expanses of Siberia. By the middle of the 17th century, they had crossed all of Northeast Asia and reached the shores of the Sea of ​​Okhotsk.

In 1604, the city of Tomsk was founded on the Ob River, and in 1610 travelers reached the mouth of the Yenisei. In 1618, Russian Cossacks founded a fortified fortress at the mouth of the Yenisei River, which later became the city of Yenisei.

Development of Eastern Siberia and the Far East

Local residents on the Yenisei River told the Russian Cossacks that further east there is a full-flowing Lena River, on the banks of which sables and other animals with valuable fur are found.

A small group of 10 people went in search of this river. It was headed by the Cossack Vasily Bugor. Despite the fact that the journey was long and exhausting, Vasily and his comrades reached the Lena, and in 1632 the city of Yakutsk was erected on its banks. Returning to Yeniseisk, Vasily Bugor spoke about the wealth of the Lena, and merchants, industrialists, and trappers reached out to the great river. Russian villages began to appear one after another on its banks.

It was from the banks of the Lena that the development of Siberia began. Having learned from local residents (Yakuts) about a new rich region in the south, the Yakut governor Pyotr Golovin equipped an expedition to search for it. The detachment consisted of almost 150 people, armed with rifles and even a cannon. Heavy boats were built for the campaign. On July 15, 1643, a detachment led by the Cossack Vasily Poyarkov set off on them.

Poyarkov's boats first sailed along the Lena, and then south along the Aldan River. Then for 10 days they sailed along the Uchur River until they ended up at the mouth of the Gonam River. Then winter came and the boats froze into the ice. Poyarkov’s detachment dragged the boats to the Brant River and, waiting for spring, sailed further along the Zeya River until they reached the great Amur River, which they discovered in the summer of 1644. The Cossacks reached the mouth of the Amur only in autumn. Only 60 people remained on the expedition. Poyarkov did not dare to sail in boats on the sea, so a clumsy and slow-moving ship was built, on which in the spring of 1645 the detachment entered the Sea of ​​\u200b\u200bOkhotsk. Poyarkov returned with the remaining 20 Cossacks to Yakutsk on June 12, 1646. Having neither a map nor a compass, through the impenetrable taiga and unknown rivers, suffering need and deprivation, the Cossacks made many discoveries. Subsequently, Vasily Poyarkov compiled a detailed description of the Amur region and handed over to the Yakut governor a project for its development, which became a new significant milestone in the history of geographical discoveries.

The next expedition to the Amur from Yakutsk was made by Erofey Pavlovich Khabarov, who in the summer of 1649, together with 80 Cossacks, set off on a journey along the Lena River. But Khabarov was met at first by unfriendly Daurs, and then by hostile Achans, who, with the support of the Manchurian army, forced Khabarov to return to Yakutsk.

In 1648, Semyon Dezhnev set out on seven ships with an expedition from the Kalyma River to the ocean. Only three ships out of seven sailed to the most northeastern point of the mainland, now called Cape Dezhnev, and sailed south through the strait separating Asia from America. Through storms and storms, the elements of Dezhnev's court carried across the Pacific Ocean almost to the Kamchatka Peninsula and washed ashore beyond the Anadyr River. So the Chukotka Peninsula was discovered.

Another great discovery was the discovery of Alaska by the Russian navigator of Danish origin Vitus Bering in 1741. In the same 18th century, there were many discoveries in the coastal regions of the Arctic Ocean.

New discoveries and developments

The agricultural development of Siberia began in the 19th century. In the 1850s, the territories of the Amur and Primorye were annexed to the Russian Empire.

At the beginning of the 20th century (in 1916), the Trans-Siberian Railway was built. This allowed the Asian part of Russia to develop and settle even faster, because the path from St. Petersburg to Vladivostok became possible to overcome in weeks, and many settlements were built along the train route.

This led to an even greater influx of people into the eastern regions of the country. In the western direction, the spread of Russians took place on a smaller scale, since these territories were already densely populated.

In the 1920s-1930s, the coal industry developed in Siberia. Construction and new factories require new workers. By 1939, the share of the urban population in Siberia had grown significantly.

During the Great Patriotic War, the population of large Siberian cities grew sharply due to the evacuation of industry and people from the European part of the USSR.

Conclusion

Once the capital of the Russian state was Kyiv, then our country began to grow both to the north and to the south. But the biggest discoveries and conquests of land were made, of course, in the direction of the eastern coast of Eurasia.

However, the development of the territory of the eastern part of our continent was given at the cost of many lives of both Russian Cossacks and Soviet people.

Vast territories of Russia are located in the domain of permafrost, where the lowest temperatures are recorded, where there are the longest winters and the most stable cold in the entire Northern Hemisphere. In the village of Oymyakon (Yakutia), a temperature of -71 degrees Celsius was recorded in 1926. It is colder only in Antarctica (in 1983, a temperature of almost -90 degrees Celsius was recorded there).

In addition, in the territories that the Russian people mastered, both scattered tribes and close-knit peoples (Tatars, Bashkirs, Daurs, Achans, Manchus and others) lived.

These factors (huge territory, harsh climate and hostile natives)strongly restrained the development of the lands of Russia.

At the same time, the territory of Russia has always been very rich in various natural resources. In the old days, salt, furs, and game fish were valued. Currently oil and natural gas. And gold and diamonds have always been valued, with which the Russian land has always been very rich.

The presence of such resources forced and now forces people to develop the territory of Russia, despite its harsh climate.

But in addition to the richest resources, the Russian people were driven by the desire to discover the unknown, to leave their names in the history of our great country for centuries, as well as the very beautiful Russian nature.

List of used resources

1. Balandin, R.K. I know the world. Geography of Russia: children. encycle. / R.K. Balandin - M.: AST: Astrel: Transitbook, 2006 - 398 p.
2. Markin, V.A. I know the world. Geography: children. encycle. / V.A. Markin - M.: AST, 1995 - 560 p.
3. Petrova, N.N. Geography of Russia. Complete Encyclopedia / N.N. Petrova - M.: Eksmo, 2014 - 256 p.
4. Children's encyclopedia. Russian names on the world map / No. 5 - 2010 / Ed. V. Polyakov - M., 2010 - 56 p.
5. Wikipedia - free encyclopedia [Electronic resource]. -http://wikipedia.org

In some cases, the territories allocated for parks and gardens are waste lands of former agricultural land, peat bogs, swampy areas, littered wastelands with bushes, degrading forest stands. Ground cover and local soils*** (Soil (soil) - 1) the generalized name of any rock occurring in the weathering zone of the earth's crust and considered from an engineering and construction point of view; 2) a substrate consisting of mineral and organic matter of anthropogenic origin) are characterized by forbs with the inclusion of weeds, small debris, glass, and stones. During the initial development of objects, the following types of territories are encountered:

Territories with existing soddy-podzolic soils, typical for central Russia with a humus horizon of small thickness (up to 15 cm), low humus content (up to 3%);
territories that have come out of agricultural use, allotted for development, including degraded, unstructured soils;
territories that include soils (conditionally: soils or urbanozems), highly compacted and contaminated with toxic substances (soot, oil products, heavy metals), requiring their cleaning by removing the upper contaminated layer and its removal;
dumps of household garbage containing waste, organic substances of various nature;
peatlands, swampy soils with a high degree of acidity;
dumps of waste quarries with technogenic soils.

In these territories, preparatory engineering work is being carried out, including drainage of the territory (if necessary), primary organization of the relief, backfilling of holes and depressions, strengthening the banks of reservoirs, slopes (if necessary), removal of bushes, dry trees, removal of toxic substances and waste chemical production, etc.

At the end of the cycle of engineering and general preparatory work, it is necessary to carry out work related to the further development of territories, their cultivation, depending on the state and mechanical composition of the underlying soils, the level of groundwater, etc.

Territories with natural sod-podzolic soils require plowing and the introduction of organic and mineral additives. The application rates of additives are determined by specific conditions. One of the effective additives is lime. Liming improves the structure, accelerates the decomposition and conversion into an assimilated state of nutrients in existing soils, promotes their mobilization, the formation and preservation of a lumpy soil structure. With the help of lime, the excess acidity of the soil is neutralized. The experience of cultivating soils shows that during the reaction of the soil solution pH< 4,5 в почву необходимо вносить 6 т извести-пушонки на 1 га; при pH = 4,5...5,5 следует вносить 2,5 т.

Territories with sandy soils of light mechanical composition little fertile, do not retain moisture. When developing this kind of soil, loamy, finely crushed soils, well-decomposed peat or peat composts are introduced.

Peat bogs require long-term development by clearing bushes, uprooting, continuous drainage and laying drainage, leveling and subsequent plowing to a depth of 20 ... 30 cm, lime to eliminate acidity, organic and mineral fertilizers.

Territories with heavy alkaline soils also require a long learning curve. Soils contain sodium compounds, so they are first of all subjected to gypsum. Gypsum calcium displaces sodium from them. The resulting sodium sulfate is easily removed by washing the soil with water artificially, as well as during rain or snowmelt. Gypsum is applied with deep (up to 50 cm) plowing (2.5 tons per 1 ha), after which organomineral fertilizers, such as ammonium phosphate, are added, which improve the soil saturated with alkali.

Development of territories of former agricultural use. First, the area is cleared of debris, leveled, and weeds are removed. Then, the upper soil cover is cultivated, which consists in loosening the layer to the depth of its occurrence (25...30 cm) and the simultaneous introduction of improving additives and fertilizers in accordance with the recommendations for a preliminary soil analysis. The upper loosened soil layer is spudded with bulldozers and formed into trapezoidal piles 2...3 m high, 4...6 m wide. glass, stones, rhizomatous weeds and giving it a fine-grained structure.

One of the effective, but relatively long-term methods of development and enrichment of unstructured, nutrient-poor soils on the territory of the future object is green manure.

Sideration is the cultivation of soils by growing on them and then plowing in special green manure grasses: alfalfa, lupine, peas, and beans. These crops enhance the activity of soil microorganisms and enrich the soil with nutrients. The green mass of green manure is plowed into the soil twice a year, after which potash and phosphorus fertilizers are applied to it. Only by the spring of next year will the soil be suitable for landscaping.

Development of territories of former landfills. In cities, landfill areas typically contain household waste several meters thick. In civil engineering, in order to seize building areas from such territories, a landfill is localized by one or more high hills with the provision of an annular drainage, which has the output of water from landfills to treatment facilities.

Landfill masses are carefully examined beforehand from the point of view of sanitary hygiene and the degree of their infection with epidemic diseases is established. Then, after obtaining a special permit from the sanitary and epidemiological service, with a small layer of household waste in the territory of the landfill allocated for landscaping objects, work is carried out in the following sequence:

The territory is planned, cleaned of large debris and loosened;
a network of grooves (50-60 cm deep) is cut with a planting plow at a distance of 0.5 m from each other to enhance the processes of aeration, removal of harmful gases and leaching, removal of harmful mineral salts by atmospheric waters and snow during melting;
through the growing season, the entire area is planned, plowed with plows to a depth of 25 ... 30 cm and harrowed;
after that, according to the project of the territory of the garden or park, they start landscaping and gardening - planting trees and shrubs, arranging lawns.

The landscaped areas of the former landfills in the first two or three years are limited to visits. The study of the environmental impact of such territories is systematically carried out by the services of sanitary and epidemiological inspections.

Development of territories on slopes subject to erosion. The work is carried out according to a specially developed project. Surface runoff is preliminarily organized by deep plowing, furrows transverse to the slope with slopes and protective rollers. Furrows are designed to intercept rain and melt water. The distance between the furrows is set by the project depending on the steepness of the slope and the physical and chemical properties of the underlying soil. Between the furrows, fertile soil (vegetable soil) is covered with a layer 15 cm thick. The surface is leveled and grasses are sown and shrubs are planted.

Development of the territories of worked-out large quarries and dumps. The main task is the isolation of technogenic soils containing toxic substances. According to the dumps, the cultural layer of the soil, necessary for the growth of vegetation, is “constructed”. First, an insulating layer is laid from a mixture of sand and loam with a thickness of at least 1 m. Then, a layer of fertile soil (plant land) with a thickness of at least 1 m is spread over the surface of the insulation layer, which is necessary for planting trees and shrubs. Layer-by-layer filling of insulation layers is carried out taking into account their compaction (on average - up to 20%). Thus, the soil cover is "designed" in the territory allocated for gardens and parks.

Development of objects in alluvial territories. The main task is to prepare the soil cover for the growth of plantings. Such a cover is artificially created by refilling the pulpy sandy-silty loess-like mass by using special machines and mechanisms - refullers *** ( Refuller - a floating soil pipeline for moving a mixture of soil with water from a dredger to a laying site. The method of developing territories with alluvial soils, with the help of a refuller, was used in domestic practice when creating the Primorsky Victory Park in Leningrad in the 40s and 50s. XX century). The sandy-silty mass contains mainly sandy particles with a small percentage of loess and loamy inclusions and requires the addition of composts. Territories with alluvial soils are planned according to the vertical planning project, surface runoff is organized, then additives are added in the form of composts, which are embedded to a depth of 40 cm along the entire improved soil horizon. This is achieved by plowing the surface with mounted plows on tractors throughout the area. With a long-term development of alluvial territories for the cultivation of soils, green manure is an effective agricultural method. At the same time, before sowing seeds of green manure plants, superphosphate (90 kg per 1 ha) and potassium salt (100 kg per 1 ha) are applied. After the growth of the herbage and its plowing into the soil, the plots are again sown with grass seeds. Such an operation can be carried out within two to three years. As experience shows, this makes it possible to obtain highly productive soil with a large supply of nutrients, which can be used both at the work site when creating an object, and for planting trees and shrubs on the territories of other objects.

Park areas in wastelands. When designing a vertical layout and organizing the flow of water, one should be guided by the existing relief marks. If groundwater occurs in the wasteland at a level suitable for the growth of plantations (within 1 ... 1.5 m from the day surface), then the existing relief should be preserved as much as possible. The soil taken out of the trough of the paths, and the top layer of soil taken out of the pits and trenches for trees and shrubs, should be placed on the surface of the plots intended for planting. Soil excavated from pits and trenches below the vegetation layer of the earth (below 0.2 m) should be used to fill low places. Surplus of such soil should be removed from the site to a landfill.

Park areas on the sites of former landfills. When designing a vertical layout, it is necessary to take into account the replacement of existing soils by the depth of the root-inhabited soil layer for trees, i.e. by 1 ... 1.5 m. If laboratory tests confirm the safety of the poured soil for plants, the design surface elevations should be assigned 0.2 ... 0.3 m above the existing surface of the territory. Soil from holes and trenches dug under trees and shrubs should be used to backfill low places or take it to a landfill.

Park areas in the areas of existing plantings. The project of vertical planning in the territories occupied by green spaces is developed, as a rule, along roads and sites. The plots occupied by plantings are left in the existing relief marks. In places with difficult drainage, fills are made, if possible, preserving existing trees.

In order to reduce the volume of earthworks, when designing park roads, paths, sites, squares, the existing relief should be adhered to as much as possible.

Plots intended for park areas must be preserved in existing marks. For this purpose, the relief is interrupted by slopes and, in exceptional cases, by retaining walls. Slopes are made of different heights and laying lengths. The height of the laying slopes, as a rule, is 0.3 ... 3.0 m.

The main park roads and sites are made 10 cm below the lawns, additional paths and paths are flush with the surface of the lawns. Park roads are bordered with a curb made of stone or ribbon turf. From the edge of the curb at the level of the upper mark, a lawn strip of no narrower than 0.5 m is planned, on which, according to the project, shrubs can be planted. If a slope is created, then the sole or lower edge of the slope is projected from the lawn strip.

On a rugged terrain with sharp drops and steep slopes, terraces with stairways are provided. To mitigate longitudinal slopes on park roads, you can make a “cut-in” into the terrain. If the slopes have a slope of less than 1: 1.5 and 1: 1, then retaining walls should be installed.

All corners at road intersections must be rounded with a radius of at least 1.5 m and not more than 9 m.

The preparation of the territory of the landscaping object begins with work on its cleaning from debris, dismantling of old buildings and structures.

Materials of inorganic origin, such as crushed stone, slag, screenings, stones collected during cleaning, are used to build roads or backfill pits and pits of dismantled buildings and structures, ravines and other low areas.

In areas covered with materials of inorganic origin, vegetable soil is poured according to the design marks of the vertical layout. Podsypka vegetative earth is made on the basis of the general calculation of the need for individual structural elements. So, for lawns and flower beds, the thickness of the vegetative layer of the earth should be 15 ... 40 cm, depending on the type of lawn and flower bed. The need for plant land for trees and shrubs is calculated depending on the type of plantings and the size of plants, planting pits and trenches.

Materials of organic origin (grass, leaves, twigs, animal bones, etc.) can partially be used as fertilizer at the facility. Backfilling of deep depressions with organic materials is prohibited. Soils containing a large amount of lime, impregnated with bitumen, asphalt, consisting of household waste, are not suitable for planning.

When backfilling deep ditches, ravines, pits, compaction and settlement of the soil must be taken into account.

Fine sand must be compacted, taking into account precipitation by 3 ... 4%, coarse sand, sandy loam, light loam - by 8 ... 10%, heavy loam - by 12 ... 15%.

To obtain design marks, the bulk soil is compacted in layers (15 ... 20 cm each) with rollers or embankments are made taking into account the draft.

Layer-by-layer compaction of bulk soil is mandatory on the routes of park roads and alleys, on sites for various purposes, on sites allocated for structures, along fences and adjacent lanes.

On landscaped areas that are more than 5 m away from roads and sites, it is allowed to fill the soil without compaction. Within the zone of the main development of green spaces, only loamy and sandy soils should be used.

When performing work on vertical planning, it is necessary to maintain good turf and a humus humus layer of the earth.

In all areas where soil is poured or removed, good grass is cut short. The sod is cut into ribbons (tape width - 25 ... 30 cm, length - 50 ... 100 cm, thickness - 5 ... 6 cm). Sod is folded on the site in a place protected from the wind.

The entire humus layer is removed and stacked in heaps. At the end of the work on the vertical planning, the plant soil is poured onto the bare barren soil with a layer 15–20 cm thick.

Work on the removal of the project in nature is carried out in stages in a strict sequence.

On the first At the stage, they take out the general situational plan of the object, clarify the boundaries in kind, and bind to the adjacent territories (to the highway, street, city square).

On the second stage, the entire territory of the object (or its individual sections) is divided into a grid of squares with a side of 5, 10 or 20 m, i.e. a drawing of a cartogram of earthworks is taken out into nature. The boundary corners of the grid of squares are tied to permanent benchmarks - to marks on the "red" line of the adjacent territory, to the corners of existing buildings or structures.

A peg is driven into the corner of each square (or geometric figure). A notch is made on the top of the peg, on which the working mark is recorded. For example: +0.15 m - embankment, -0.25 m - excavation.

On the third At the stage, work is carried out on vertical planning - on the embankment and cutting the soil in accordance with the working marks of the territory. Work is carried out by a scraper or bulldozer; in small areas to achieve high planning accuracy - using small machines or manually. After careful leveling of the territory according to the design marks, an act is drawn up for the work performed.

On the fourth At the stage, the main communication routes are brought to life - drainage, storm drains, roads, alleys of sites for various purposes. The removal of the project of structures is carried out according to working drawings using geodetic instruments (theodolite, compass). Along the axes of the roads, along the breaks in the relief, at the corners of the sites, along the alignments and edges of the slopes, stairs, retaining walls, pegs are driven in and working marks are recorded on their notches in the upper part. The boundaries of roads and sites are marked with pegs, and cords are pulled between them to indicate them in kind. Experienced surveyors are involved in the work.

On the fifth At the stage, they directly carry out work on laying communications, arranging park roads and sites, and proceed to the construction of the structures themselves in accordance with the vertical planning project.

Source: Construction and operation of objects of landscape architecture. Teodoronsky V.S.

Before discussing what are the advantages and disadvantages of construction projects in which the territory is subjected to integrated development, let's figure out what it is, in fact, "comprehensive development of the territory."
Under the complex development of the territory is meant the complete development of the land on which construction is underway. This is not only the construction of apartment buildings, but also the laying of all necessary communications and engineering systems, as well as the placement of related infrastructure sufficient for comfortable everyday living. And last but not least, a properly drawn up project of the future residential quarter.

CAT - what kind of animal and what is it eaten with?

According to statistics, in the market of real estate under construction in St. Petersburg and the Leningrad region, CATs account for 40% of all projects. Of course, most of these CATs are built on the outskirts of the city, in the so-called "behind the KaDie" or near it. Since the city center is a well-formed quarters, and there new houses appear either as a result of compacted development, or as a renovation of old quarters, or on the site of industrial zones and factories that have either closed or been moved outside the city.

The outskirts of the city, as well as the immediate territory of the Leningrad region, are an excellent place for building a "city within a city", as they provide literally a clear field for the implementation of all the ideas of architects, designers and developers.

First of all, economy-class and comfort-class quarters are being built with integrated development. By percentage, they can be correlated as 60-70% to 23-35%. The remaining 5-7% are business-class housing. And such a picture is quite understandable: CATs assume a large number of apartments under construction, in which a fairly large number of families will live. After all, supply comes from demand. And today's realities are such that the majority of Russian buyers are focused on buying budget housing. And the location of modern CATs in St. Petersburg can hardly be called prestigious.

In general, cottage settlements that appear throughout the Leningrad region around St. Petersburg, as well as in the Kurortny and Primorsky districts of the northern capital, can also be attributed to CATs. After all, a comprehensive improvement of the land is also being carried out here, with the construction of infrastructure facilities. And such villages, consisting of cottages or townhouses, are more likely to be of interest to buyers of luxury housing. But the requirements for the objects under construction, in this case, are very high.

Features of IOT projects

When creating IBA projects, domestic developers rely on European experience. And even foreign architectural bureaus are involved in the design. Since the cost of design work here and abroad is approximately equal, but our architects lack professionalism in terms of designing not just one building, but an entire block at once. Not enough experience.

Of course, if we trace the history of the development of KOTs, then we can note that the integrated development of built-up areas began a long time ago, back in the 30s of the last century. And this is a global trend that is typical for many developed and developing countries, with its own characteristics, but with a common goal - to create a comfortable environment for living. Not only an apartment or a house, but also the surrounding space. To provide future residents with social and medical facilities, trade and service organizations, a road and transport network, and the necessary engineering systems.

CATs were previously built in Russia. In Soviet times, small towns were built near large factories or industries, life in which depended on the city-forming enterprise. And during the construction of such towns, considerable attention was paid to the construction of social, commercial and domestic institutions designed to provide residents with a decent standard of living. But in the USSR, such infrastructure facilities “hung” on the balance sheet of city plants and factories. And their number and variety often depended on the directors of enterprises, who knocked money out of the budget for infrastructure construction.

After the collapse of the USSR, the integrated development of land also fell apart and was forgotten for several decades. Residential buildings were built pointwise, mainly compacting the existing urban development and adding pressure to city communications. Yes, and many social facilities were closed or redesigned, but no new ones were built. In this connection, the lack of social and household infrastructure is still acutely felt in the northern capital.

The peculiarity of CATs is, in particular, the provision of future residents with all the necessary infrastructure: social, trade, and transport.

Advantages of COT projects

The most important advantage of CATs is, perhaps, a single project for the development of an entire microdistrict or quarter. And in this project, the required capacity of engineering networks and communications for the projected amount of housing has been calculated. The necessary social and commercial infrastructure facilities have been calculated and planned to fully cover the needs of the future population of the quarter. Roads have been laid that can provide excellent transport links both within the microdistrict and between it and neighboring blocks.

Residents in a properly organized and built CAT have the opportunity not only to work close to home, but also to fully relax and have fun within their own quarter. It doesn't matter if it's going to the cinema, shopping or a walk in the park. Children in CATs attend a school or kindergarten that is in close proximity to their home.

The advantages of CATs built on the outskirts of the city include a lower cost of square meters compared to housing prices in the center of St. Petersburg, as well as a much better environmental situation.

Before considering the shortcomings of CATs, let's say a few words about CATs built directly in St. Petersburg and the Leningrad Region, since their minuses, for the most part, are the result of Russian realities.

Projects COT St. Petersburg

The largest CATs in St. Petersburg can be called the Baltic Pearl, which is being built in the South-West of the northern capital, the Northern Valley, growing in the north of the city, within walking distance from the Parnas metro station, the residential complex Kamenka, which is being built near Novoorlovsky forest park. No less famous are the residential complex "New Okkervil", the microdistrict "Slavyanka" in Pushkin, the residential complex "Yuntolovo", "Triumph Park". Of the low-rise buildings, one can distinguish "New Izhora" in the Pushkinsky district of St. Petersburg, "Shcheglovskaya estate" behind Vsevolozhsky.

If we pay closer attention to the development of CATs in St. Petersburg, it can be noted that the projects for the development of territories given for construction are very interesting at the design and theory stage. But, as soon as it comes to the practical part and the actual construction of buildings, projects undergo great changes.

The most striking example is the history of the construction of the second stage of the Mariinsky Theatre. Yes, this is far from a CAT, but it is a clear example of how a building according to a project can differ from the final solution, and what problems and reasons this can be explained by the builders themselves. Something similar happens with CATs. And every Petersburger understands this example.

For example, the Baltic Pearl, one of the ambitious projects involving Chinese capital, has undergone significant changes during the implementation in terms of the construction of social and commercial facilities. The business center no longer looks like in the plan, having lost its petals, turning from a lotus into a pearl. There will also be no heart of the microdistrict, which was supposed to be a covered pedestrian zone with shops, restaurants and cafes. Objects of entertainment infrastructure will be, but already scattered around the quarters and hidden among multi-storey buildings. Yes, and part of his land, the Chinese developer assigned to Russian developers, who are implementing their projects there, which do not intersect in concept with the general plan of the Baltic Pearl. Yes, and the construction time of this residential microdistrict has moved a lot. And instead of 2010, the project completion date is 2016.

The same fate befell the Seven Capitals microdistrict, which is being built in Kudrovo. Of the seven capitals, only two remained: "Vienna" and "London". The rest of the territory is being built up by other companies, which also refused to follow the architectural style and high-rise solutions of the Seven Capitals.

Of course, the main reasons for such upheavals can be called the change of power in St. Petersburg, and the economic crisis of 2008 greatly interfered with the plans of developers. But there are other factors that prevent the construction of CATs that fully correspond to European ones in terms of comfort.

Cons of COT projects

The main disadvantages of CATs in our country are the inconsistency of actions between municipal authorities and developers, as well as the desire of developers to get as much profit as possible.

Let us dwell in more detail on the relationship between the authorities and developers. It is clear that the social component of life in the neighborhoods, as well as transportation, is the responsibility of municipal authorities rather than developers. Builders, for the most part, do not care how the residents will live in the housing they have built. The developer will build houses, sell all the apartments, get his income and move on to build the next quarters. And his area of ​​responsibility remains only in guaranteeing the quality of buildings. But how comfortable it is for people to live in the new microdistrict, whether they have enough schools, shops, medical institutions, and whether there are traffic jams at the exit from the quarter - these are no longer the concerns of the developer company. And this is where local officials should work together with developers to provide an appropriate level of living in CATs.

But in reality, even if this is stipulated, it often remains only in words. So, often, the authorities and builders cannot agree on who is responsible for the construction of social facilities, for the development of the road transport network, how and to what extent this will be paid for by the budget. And as a result, residents of neighborhoods suffer, forced to stand in traffic jams in order to get to work and take their children to kindergarten or school, since there are not enough educational institutions in the area for everyone.

A long period of preparatory work on new plots of land is also a big minus of CATs in Russia.

The problem today is that for the integrated development of the territory, the area of ​​\u200b\u200bthis very territory should be rather big. And before building housing on the existing site, the developer company must take care of summing up all the necessary communications. After all, most often sites for CATs are offered completely undeveloped, former farmlands of collective farms and state farms (as, for example, in Murino). And there are almost no companies in St. Petersburg that can afford to acquire vast territories and spend large amounts of money on laying engineering networks. After all, this can take up to 35% of the total amount required for the construction of the microdistrict.

One way out of this situation is to unite several developers who are developing one site. The issue is that rarely do they agree on a common architectural style or at least a single concept of construction. And if they are still ready to work out the issue of building common infrastructure facilities (and the municipal authorities require this when issuing construction permits), then, as a rule, we are not talking about the general improvement of the territory. Each individual developer ennobles and beautifies the adjoining spaces and courtyards, but there are no common large squares or parks in such territories. An exception for today can be called "New Okkervil", which is being built by two companies - "Otdelstroy" and "Construction Trust". Here, first of all, a park area was arranged on the banks of the Okkervil River. True, the park was not designed according to all legal norms. Therefore, throughout 2013, the residents of the New Okkervil residential complex had to defend their place for walking from the encroachments of the church, which looked after it for the construction of the temple. So even new microdistricts are not protected from compact development.

Another pitfall in the development of new lands and the laying of communications is that not always suppliers of electricity, heating, water are ready to cooperate with developers. After all, they have their own plans for the development of their facilities, not at all coordinated with the developers. And there are times when a microdistrict is being built, it is already close to completion, and engineering networks with the necessary capacities for it, or substations in the plans of providers of such services are somewhere in the next decade. The parties have to negotiate, which can take longer than the time spent on the construction of buildings. Many buyers have faced the fact that they cannot move into their apartments, as the electricity connection scheme is temporary, and even the elevators do not work. This, of course, is not only a problem for CATs, but in their scale it is multiplying. After all, you cannot easily connect a large residential microdistrict to an existing substation, for example, if its capacity is not enough. Need to build a new one. And so in everything.

Another disadvantage of CATs is that infrastructure facilities are built last, and the residents of the houses commissioned first live in an open field, deprived of both shops near the house and good roads. And this situation can drag on for years.

There are cases when another residential high-rise is being built on the site of a planned parking lot. Developers are trying to squeeze the maximum profit from the available land, so they build multi-storey buildings next to each other, leaving small courtyards that barely accommodate a playground, a couple of benches and trees. The number of parking lots is also minimal and rarely reaches 40% of the number of apartments built. By increasing the number of storeys of buildings, developers create a semblance of anthills, among which the attractiveness of the suburbs is lost, which consists, among other things, in clean air and closeness to nature.

Summary

Analyzing all of the above, we can say that today CATs are the right and necessary choice for developers when not just a residential building is being created, but a whole comfortable living environment. And by purchasing an apartment in such an object, the buyer receives not only his own living space, but also the opportunity to enjoy his free time on the territory of his quarter.

But in order to reach the European level of integrated development of territories, much more effort must be made. And above all, to create conditions for optimal interaction between municipal authorities and developers, so that the development of neighborhoods is really carried out comprehensively, and, most importantly, consistently.

And once again, we will briefly list the pros and cons of CATs in St. Petersburg and the Leningrad Region.

Pros:

Creation of new microdistricts with the construction of infrastructure facilities;

Harmonious, unified concept for the development of the quarter;

Lower cost of apartments compared to prices in the city center;

Close proximity to the city

Minuses:

Lack of a sufficient number of social facilities in the neighborhoods;

A minimum of green areas and parks inside CATs;

Insufficient number of parking lots for vehicles;

The underdevelopment of the road transport network, as a result of which traffic jams at the exit from the CATs are a common situation.

Regional registration and the inability to use the social infrastructure of the city in those KOTs that are built on the lands of the Leningrad region.

;color:#111111">in the past lessons, we examined the anthropogenic impact on nature and found out that almost all landscapes on the territory of Belarus are anthropogenic.

;color:#111111">The topic of today's lesson will be:;color:#111111">Development of the territory.

;color:#111111">Open your notebooks and write down the date and topic of the lesson.

;color:#111111">Natural and anthropogenic landscapes are the basis of human life. In the process of economic activity, he uses natural resources: water, land and others.

;color:#111111">Natural conditions can both contribute to human life and cause great difficulties in the development of the territory.

;color:#111111">- What territories do you think are unfavorable for development and economic use?

;color:#111111">(deserts, mountains, swamps)

;color:#111111">For many centuries the population of the Earth was small, and this population was distributed in the most favorable areas.

;color:#111111">- What centers of origin of civilizations do you know?

;color:#111111"> (Mediterranean, Southeast China, Interfluve)

;color:#111111">As a result of economic activity, a person actively developed the territory, while he cut down forests, built housing, cultivated land, laid communication lines, etc.

;color:#111111">So what is territory development?

;color:#111111">Development of the territory is any use of the territory for various types of economic activity. The main sign of the development of the territory is human settlement.

;color:#111111">

;color:#111111">Differences in natural conditions cause different levels of development.

;color:#111111">What territories do you think are more developed?

;color:#111111">(with higher concentration of resources, and favorable natural conditions: Ruhr, Mediterranean, etc.)

;color:#111111">In accordance with the type of economic activity, the types of territory development are distinguished.

;color:#111111">There are 4 types of development in Belarus:

1. ;font-family:"Times New Roman";color:#111111">Agricultural
2. ;font-family:"Times New Roman";color:#111111">Industrial
3. ;font-family:"Times New Roman";color:#111111">Vehicle
4. ;font-family:"Times New Roman";color:#111111">Recreational

;color:#111111">Write the diagram in your notebook

;color:#111111">Agricultural development.

;color:#111111"> The natural conditions of Belarus determined, first of all, its agricultural development. Since ancient times, people on the territory of our country began to cut down forests and develop land for arable land. That is why the most common type of natural and anthropogenic landscapes in Belarus has become agricultural forest Agricultural lands within them occupy 40-50% of the territory of the republic, and forests about 30-40%.Agricultural forest landscapes occupy approximately 35% of the territory of Belarus and are most widely represented in its central part. agricultural landscapes, in which the proportion of forests does not exceed 20%, and agricultural land in some places occupies 80% of the territory.Agricultural landscapes are common in places with the most fertile soils and occupy more than 30% of the territory of the republic.

;color:#111111">Industrial, transport and recreational development;color:#111111">. Agricultural development of the territory of Belarus is combined with other types. In places where minerals are located, the main type of development of the territory is;color:#111111">industrial.;color:#111111"> Lands where industrial development is the main type occupy less than 5% of the republic's territory. In terms of environmental impact, industrial development is the strongest.

;color:#111111">What examples of the environmental impact of industrial development do you know?

;color:#111111"> ( ;color:#111111">The construction of quarries, mines, industrial facilities, artificial reservoirs has radically changed natural landscapes. This is most noticeable in the Soligorsk mining region, where about 5 thousand hectares of land were withdrawn from agricultural use as a result of salt mining and waste accumulation. In general, in Belarus, the lands disturbed as a result of mining activity occupy more than 40 thousand hectares, and even larger areas are occupied by settlements, in which industrial land development also prevails).

;color:#111111">Transport development

;color:#111111">Agricultural development led to the formation of a dense network of rural settlements on the territory of Belarus. The presence of rural and urban settlements, in turn, led to the transport development of the territory. During the 19th—20th centuries, a dense network of railways and roads developed on the territory of the republic The average density of railways in Belarus is almost 30 km/1000 km;vertical-align:super;color:#111111">2;color:#111111">, while paved roads are a little short of 300km/1000km;vertical-align:super;color:#111111">2;color:#111111">. In terms of transport development, Belarus surpasses most of the CIS countries and many European countries.

;color:#111111">Starting from the second half of the 20th century,;color:#111111">active recreational development;color:#111111"> of the territory of Belarus. Recreational landscapes now occupy about 6% of the country's area. About 20 resort and recreational zones of republican significance have been created in Belarus. Suburban forests and reservoirs are actively used for recreational purposes.

;color:#111111">What examples of recreational areas do you know?

;color:#111111">The level of mastery.;color:#111111">

;color:#111111">The gradual development of mankind at all times caused a change in the level of development of a particular territory. In the era of the scientific and technological revolution, the rate of change in the level of development increased many times over.

;color:#111111">Write in your notebook: "indicators of development of the territory", you will write them down in the course of my explanation.

;color:#111111">One ​​of the most important is;color:#111111">population density;color:#111111">. The higher the population density, the higher the level of development of the territory. The second important indicator is;color:#111111">plowing area;color:#111111">. It characterizes the level of agricultural development of the territory.;color:#111111">Density of railways and highways;color:#111111"> characterizes the level of transport development of the territory, and;color:#111111">number of resorts, sanatoriums, recreation areas, tourist centers;color:#111111"> - recreational.

;color:#111111">The result of the development of the territory is the creation of fixed production assets - buildings, structures, equipment. They are associated with different types of development of the territory: industrial, agricultural, recreational, transport. The development of the territory is characterized;color:#111111">density of fixed assets;color:#111111">, i.e. their cost per 1 km;vertical-align:super;color:#111111">2;color:#111111">.

;color:#111111">Thus, the more economic facilities are built, the more industrial or agricultural products are produced, the higher the level of development of the territory.

;color:#111111">Another important indicator of the level of territory development is;color:#111111">share of economically active territory in the total area of ​​the country;color:#111111">.

;color:#111111">Economically active territory includes agricultural lands, forests of operational significance, industrial lands, roads, mineral deposits, recreation areas. In fact, they are anthropogenic landscapes - those lands that are used in economic activity. Belarus is characterized by high level of development of the territory.Today, the economically active territory is more than 90% of the area of ​​the republic.

;color:#111111">Natural resource potential and capacity of the territory.;color:#111111"> The level of development of the territory characterizes the degree of economic development of the country. The higher the level of development of the territory, the more products the economy produces. On the other hand, in areas with a high level of development, the anthropogenic load on the environment increases. This often leads to the emergence of geo-environmental problems. They usually become aggravated in the most developed regions, especially around large cities. Therefore, now humanity is faced with the task of maintaining balance in anthropogenic landscapes. Excessive pressure on natural complexes is unacceptable. (;color:#111111">Remember which regions of Belarus are characterized by geoecological problems;color:#111111">.)

;color:#111111">At the present stage in Belarus it is intensively used;color:#111111">natural resource potential;color:#111111"> - a set of natural resources of a particular territory that can be used without deteriorating the state of natural complexes.

;color:#111111">Write the definition in your notebook

;color:#111111"> For example, excessive mining can lead to pollution of soils, surface and groundwater, deterioration of the seismic state of the territory. Therefore, for environmental reasons, not all minerals today can be of industrial importance.

;color:#111111">Rational nature management ensures the fullest use of the country's natural resource potential and reduces the possibility of environmental degradation in it. It leads to a balanced development of regional natural and economic systems.

;color:#111111">An important indicator of environmental management is;color:#111111">territory capacity;color:#111111"> - the ability to accommodate a certain number of natural and economic objects without compromising environmental functions.

;color:#111111">Write the definition in your notebook

;color:#111111"> Excessive plowing or a large number of industrial enterprises significantly worsen the ecological situation. Therefore, by studying the capacity of the territory, it is possible to limit its economic development. Now the construction of industrial enterprises, roads, artificial reservoirs, the development of mineral deposits, and drainage reclamation is impossible without preliminary ecological expertise. The capacity of the territory depends on the stability of landscapes to anthropogenic load. Usually, complex and diverse landscapes in terms of internal structure are considered more stable. On the territory of Belarus, they include hilly-moraine-erosive and kachovo-moraine landscapes. Therefore, the indicator of the capacity of the territory in them is greater .

What legal instruments does the Town Planning Code of the Russian Federation provide for investors and developers? What legal problems can they face when concluding agreements on the integrated development of the territory, the development of the territory? The answers to these and other questions are in the EJ material.

In July 2016, Federal Law No. 373-FZ of July 3, 2016 was adopted, which introduced significant changes to the Town Planning Code of the Russian Federation. Namely, the requirements for documentation on the planning of the territory were established, the list of tools allowing for the integrated development of the territory was expanded. Within the framework of the conference "State Regulation of Urban Planning - 2017", organized by "ASERGROUP", Maxim Popov, Ph.D. in Law, Head of the "Real Estate and Construction" department of the law firm Goltsblat BLP, spoke about the features and problems of various legal forms for the implementation of integrated development of territories .

Why did the legislator begin to pay increased attention to the urban planning sphere?

The need to reform the urban planning sector has been brewing for a long time. We can single out the following prerequisites that have led to the ongoing changes.

First, the number of free (not encumbered with the rights of third parties) public land suitable for large-scale commercial development has decreased. Previously, a potential investor could easily find large land plots in the city and not far from it, free from the rights of third parties. Today, plots suitable for large-scale commercial development are becoming smaller and smaller.

Secondly, the lease of a public land plot has lost its investment features. In particular, we are talking about limiting the possibilities to change the purposes of its provision or the type of permitted use. Ten years ago, such a lease was not much different from the ownership of a land plot. What was it? Legal entities quite calmly acquired public plots on the right of lease. At the same time, any purpose of use could be declared: for a parking lot, construction of a shopping center, etc. In fact, the subject was in no hurry to build up the site. The tenant was waiting for another person interested in building this site. When such a person appeared, the plot was given to him on a sublease, and his legal regime was transformed into a new tenant. There were no problems with changing the purpose of granting the land, or with the extension of the lease. In addition, the rent was not the highest.

The situation has begun to change since 2012. A stable practice has been formed at the level of the highest courts, which excludes the possibility of changing the purpose of providing a leased public plot. If the site was taken for parking, then it must be used for parking. Changing the purpose of the grant came to be considered circumvention of the law.

Since March 2015, a new edition of the Land Code of the Russian Federation has come into force. The pre-emptive right to conclude a lease of a public plot for a new term has been excluded - as a general rule, it cannot be leased out without bidding. According to paragraph 3 of Art. 39.6 of the Land Code of the Russian Federation, citizens and legal entities that are tenants of publicly owned land plots have the right to conclude a new lease agreement for such land plots without bidding only in two cases:

1) if the land plot is leased to a citizen or legal entity without holding an auction;

2) if a land plot is provided to a citizen at an auction for horticulture or dacha farming.

The cadastral value of a land plot has become huge, so it is not so easy to keep land plots on a leasehold basis. Once comparable to ownership, today renting a public lot has become unprofitable. Finally, the financial possibilities of municipalities for the construction of communal, social and transport infrastructure facilities have sharply decreased.

Activities for the integrated development of territories: a general concept

Integrated and sustainable development of the territory is a general term. Under it, it is necessary to understand the activities for the preparation and approval of documentation for the planning of the territory for the placement of capital construction facilities for residential, industrial, public, business and other purposes and the utilities, transport, social infrastructure facilities necessary for the operation of such facilities and ensuring the life of citizens. In addition, such activities involve carrying out works on architectural and construction design, construction, reconstruction of these objects.

Currently, there are four forms of integrated and sustainable development of the territory:

development of a built-up area (Articles 46.1-46.3 of the Civil Code of the Russian Federation);

integrated development of territories (Article 46.4 of the Civil Code of the Russian Federation);

integrated development of the territory at the initiative of the right holders of the plots (Article 46.9 of the Civil Code of the Russian Federation);

integrated development of the territory at the initiative of the local government (Article 46.10 of the Civil Code of the Russian Federation).

Built-up area development

The most likely area of ​​practical application of this form is the regeneration of a territory with dilapidated apartment buildings in the absence of a clear possibility of withdrawing land plots for municipal needs.

The development of a built-up area is allowed if such area has:

emergency and to be demolished apartment buildings;

apartment buildings, demolition, the reconstruction of which is planned on the basis of municipal targeted programs;

objects of communal, social, transport infrastructures.

The decision on the development of a built-up area is made by the local government of a settlement or district in the presence of an urban planning regulation, as well as regional and local standards for urban planning.

An agreement on the development of a built-up area is concluded based on the results of an open auction. The winner receives the right to provide land plots not encumbered with the rights of third parties without bidding (part 8 of article 46.1, paragraph 9 of part 3 of article 46.2 of the Civil Code of the Russian Federation, article 39.5 of the RF LC).

It is important to take into account the legal position of the Armed Forces of the Russian Federation, set out in Ruling No. 309-KG15-5924 dated October 27, 2015 in case No. A07-21632/2013, according to which the conclusion of an agreement on the development of a built-up area is not a sufficient basis for the seizure of land plots for state ( municipal) needs.

Quoting the Document

The provisions of Part 3 of Art. 46.1 of the Town Planning Code determine the conditions for making a decision on the development of a built-up area on which apartment buildings are located, and do not directly apply to owners of land plots in relation to the decision on the issue of their forced withdrawal.

In itself, the conclusion of an agreement on the development of a built-up area is not a basis for the seizure of land, since such an agreement only regulates the procedure for implementing the decision on the development of the territory adopted by the administration, while the possibility of withdrawing a land plot from the owner is due to the presence of state or municipal needs.

What are the main problems associated with the operation of this mechanism?

Although the law focuses on the complexity of the territory, often in practice everything happens differently.

Imagine a quarter built up with dilapidated houses. An investor comes and realizes that he is not interested in settling the whole quarter - it will take too much money. It is interesting for an investor to take into work only a part of the quarter - to resettle several houses and build an apartment building. Dilapidated buildings still remain around this house.

Formally, urban planning legislation provides him with such an opportunity. According to paragraph 1 of Art. 46.1 of the Civil Code of the Russian Federation, the development of built-up areas is carried out within the boundaries of an element of a planning structure (quarter, microdistrict) or its part (parts). Thus, there is no requirement in the law that the project should cover the entire territory of the quarter. As a result, in practice, instead of the normal integrated development of the territory, targeted projects are being implemented.

There is another problem. According to paragraph 3 of Art. 46.1 of the Civil Code of the Russian Federation, a decision on the development of a built-up area can be made if such territory is located:

1) apartment buildings recognized in accordance with the procedure established by the Government of the Russian Federation as emergency and subject to demolition;

2) apartment buildings, demolition, the reconstruction of which is planned on the basis of municipal targeted programs approved by the representative body of local self-government.

In addition to these facilities, in the built-up area, in respect of which a development decision has been made, there may be only engineering infrastructure facilities that ensure the operation of multi-apartment buildings only. Meanwhile, in reality, as a rule, there are other capital construction projects on the territory, for example, sheds. In practice, when making a decision on the development of the territory, they try not to notice this fact, but formally there are grounds for challenging the decision.

This form is often disadvantageous for the investor. It is responsible for the resettlement of residents. Moreover, the local government is often not able to clearly calculate the amount of payment under the contract for the development of built-up areas.

Integrated development of the territory

Integrated development of the territory (IOT) is carried out in the field of construction of the main residential / non-residential facilities with the initial provision of a site from public land. The mechanism in this case is as follows. At the auction, land plots are provided that are not encumbered with the rights of third parties. The winner of the auction concludes an agreement on IBA (Clause 6, Article 39.8 of the Land Code of the Russian Federation). Only a legal entity can participate in the auction for the right to conclude a lease agreement for a land plot for integrated development (Clause 2, Article 46.4 of the Civil Code of the Russian Federation). Public hearings are not required for planning and survey projects.

Most importantly, the primary land plot must be free from the rights of third parties. What is meant here?

There is a large plot of land in the city. The city wants to build a microdistrict or an industrial park there, the site is put up for auction. The winner of the auction signs contracts for the lease of the land plot and the IBA, undertakes to divide the array into individual land plots, common use, and infrastructure facilities. A schedule for the development of the territory is approved, sanctions are established for violations of this schedule.

This is a greenfield project - a large empty land is being developed in an integrated way.

Turnover of plots for RCT and IBA

When it comes to the development of a built-up area (BCA), the object of the auction is the right to conclude an agreement on the CTA. Then, having already become a party to such an agreement, a private entity receives the right to use land plots in the territory.

In CAT, the situation is different. First you need to win the auction for the conclusion of a lease agreement for a public land plot.

Is it possible to “sell” the right to lease a land plot to other persons? There is some factual assumption (parts 7, 8 of article 46.2 of the Civil Code of the Russian Federation), although the law does not directly provide for this. The problem is that in 2015 changes were made to Art. 448 of the Civil Code of the Russian Federation, according to which, if the contract can be concluded only at auction, then in this case the party to the contract must fulfill its obligations personally, the assignment of the lease right is prohibited. Can the norms of the Civil Code of the Russian Federation be considered special? Unfortunately, there is no practice yet. And a negative situation with a refusal to transfer rights under a lease agreement is quite likely.

The question also arises, what obligations are transferred to new tenants? The law allows a very simple situation, when the rights and obligations for all participants are transferred. In practice, the situation is different.

Let's imagine: a trading network wants to lease only one site from the entire territory. Do the rights and obligations of the original developer throughout the microdistrict pass to it? There is nothing in the RF GK about this. In practice, this issue can be resolved as follows. When rehiring, a new tenant "enters" the project as a party under the RZT or COT agreement. At the same time, the contract specifies that he, along with the tenant, is not liable for all obligations related to the development of the microdistrict. But in this case, the consent of the city is required. Local authorities are often afraid to do this, because "tidbits" will be built up, and social facilities will not be built.

On the whole, it should be concluded that the CRC of the Russian Federation is not complete in terms of reflecting the possibilities that exist in practice.

Comprehensive development initiated by the real estate owner

This form is used in the construction of off-site infrastructure on public land at the expense of one or more land owners. An agreement on the integrated development of the territory is concluded. A party to it may be the owners of land plots or tenants of land plots that are in public ownership. There must be at least five years remaining until the end of the lease term. On the part of the authorities, the contract is concluded by LSG bodies.

To implement this form, it is necessary to have obligations for the construction of communal, transport, and social infrastructure facilities. This can happen both at the expense of the budget and at the expense of copyright holders (clause 3, part 14, article 46.9 of the Civil Code of the Russian Federation). But if the budget pays, then why, in principle, this project? In practice, the obligations for the construction of such facilities will be assumed by the right holder. In this case, he will receive some advantages.

Let's imagine a situation: an entity acquires a land plot for the construction of a shopping center, the plot is located near the highway. So that buyers can call in, you need to build a flyover. The subject asks the lawyer how to build it? He does not want to act as a developer - he wants the local authorities to build, and he paid. The Integrated Development Institute, on the initiative of the owner of the real estate, makes it possible to finance the construction of the overpass in a targeted manner. What are the other benefits? Several land owners can participate in the project.

One of the conditions for concluding an agreement on the integrated development of the territory is the approval of documentation on the planning of the territory in relation to their own and free from the rights of third parties to public lands (parts 7-10 of article 46.9 of the Civil Code of the Russian Federation).

For the purposes of construction of utility, transport, social infrastructure facilities, land plots that are in state and (or) municipal ownership and are not encumbered with the rights of third parties are leased to right holders who have concluded an agreement without bidding (part 8 of article 46.9 of the Civil Code RF, subparagraph 13.3, paragraph 2, article 39.6 of the Land Code of the Russian Federation).

Comprehensive development of territories at the initiative of the local government

This form is used when it is necessary to regenerate a territory with dilapidated (inconsistent with urban planning regulations) non-residential fund, dilapidated low-rise housing. It is characterized by wide opportunities for the withdrawal of land and its further provision for commercial use.

What territory can be an object of complex development in this case? Article 46.10 of the Civil Code of the Russian Federation speaks of several types of territories:

1) where capital construction facilities (with the exception of apartment buildings) are located, recognized as emergency and subject to demolition in accordance with the procedure established by the Government of the Russian Federation;

2) on which capital construction facilities (with the exception of apartment buildings) are located, demolition, reconstruction of which is planned on the basis of municipal targeted programs approved by the representative body of local self-government;

3) types of permitted use of which and (or) types of permitted use and characteristics of capital construction objects located on which do not correspond to the types of permitted use of land plots and capital construction objects and the limiting parameters of construction, reconstruction of capital construction objects, established by the rules of land use and development;

4) where capital construction facilities are located, recognized as unauthorized buildings in accordance with civil law.

Such objects should occupy at least 50% of the territory. Thus, both ordinary plots and real estate objects can be located on the territory. The interests of their right holders in this case will suffer.

In order for a settlement or urban district to make a decision on the integrated development of the territory, it needs to reflect the territory in the rules of land use or development. The question arises: is it necessary to somehow check in advance whether there are signs of such territories? The law does not provide an answer.

Article 56.12 of the Land Code of the Russian Federation provides for a simplified and accelerated procedure for the withdrawal of land plots for these purposes. The first feature is that only one month is given to sign the withdrawal agreement. The second is that the court decision on the seizure is subject to immediate execution. After the appeal, there will be demolition immediately. In cassation, in fact, only the question of the amount of compensation is decided.

This is a very good tool for large developers. The developer sees a gray building. He will not be able to buy every object in such territory. Then he goes to the authorities and offers them a project. In this case, the authorities receive a normal microdistrict as a “bonus”. The cadastral value of land plots is increasing, which provides more income. The developer, in turn, cleans the land from third-party objects with the hands of the authorities and receives it for his own purposes.