UNDERSTANDING THE detaljplan
Navigating the complexities and learning to read the detaljplan
Hello, Reuben again, here to help you understand the various complexities of Building in Sweden. In this article we’re focusing on the Swedish Detaljplaner.
As a newcomer or a non-native speaker settling in Sweden, navigating through the labyrinth of legal documents and administrative procedures can be an overwhelming and mind-boggling experience. One such document that holds significant importance in urban planning and development is the "detaljplan”. Understanding the detaljplan is crucial for anyone looking to comprehend the rules and regulations governing land use and construction within a specific area. This article will take you through the process of understanding the detaljplan, step-by-step.
What on earth is a detaljplan?
A detaljplan, often translated as a detailed development plan (in British English) or a zoning plan (in American English), is a legal document that outlines the guidelines and restrictions for land use, urban design, and construction in a specific area. It is created by the local municipality and serves as the foundation for urban development projects, ensuring the coherence and sustainability of the built environment. Detaljplans can go back to the early 20th century, and so it is not uncommon to find that the plan that applies to your area can be at least fifty years old!
While the detaljplan plays a pivotal role in shaping the physical landscape of a locality, its complex language and technical jargon can pose a challenge, especially for those unfamiliar with Swedish planning terminology. To be honest, I still find them to be quite the maze!
Throughout this article, we will illustrate the various components of a detaljplan, such as land designation, building regulations, green areas, infrastructure, and more. We will provide clear explanations and simplify the terminology, making it accessible to newcomers and non-native speakers alike. By the end of this guide, you will have gained the necessary knowledge to comprehend a detaljplan and discern its implications for future development or construction projects.
To begin with, let's take a look at two examples of a detaljplan. Below you’ll see a detaljplan from 1943 for Kvarteret (city block) Nötskrikan in Malmö.
We have annotated the drawing so that you can use it as a reference when it comes time to understanding your specific detaljplans.
Detaljplan from Malmö Städ
Below you’ll see a detaljplan from 2006 for Sallerup, on the outskirts of Malmö
Detaljplan from Malmö Städ
Within a detaljplan, you will encounter abbreviations and colour markings. Below is a general rule of thumb for most modern detaljplans, to be sure you should always check your specific detaljplan! Keep in mind that some detaljplans often use different colour schemes or no colours at all...
For instance, residential areas are often denoted by the letter "B" and displayed in yellow, while city centre activities (commercial, restaurant, and offices) are marked as "C" in brown. Other designations include care and health facilities ("D" in red), shops ("H" in brown), industrial areas ("J" in blue-grey), office and conference spaces ("K" in brown), burial grounds ("M" in purple), outdoor activity areas and camping sites ("N" in dark green), parking and garages ("P" in grey), cultural and leisure spaces ("R" in pink), schools and higher education institutions ("S" in red), railway and tram lines ("T" in grey), harbours ("V" in grey), and water ("W" in light blue).
Furthermore, specific markings and symbols provide additional information within the detaljplan. For example, the letter "u" indicates land designated for laying pipes and infrastructure underground (mainly in roads), while "z" signifies land allocated for public vehicular traffic.
Numeric annotations within a rhombus indicate the total height of a building in meters, while a "+0.0" within a rhombus denotes the height above the zero planes (e.g where the building meets the ground). Other markings, such as a dotted line, indicate areas where building construction is prohibited. The presence of a "Q-marking" signifies protection for culturally valuable buildings within the plan area.
Moreover, the detaljplan employs letter combinations to represent various building types and purposes. For example, "BH1" refers to housing with commerce on the ground floor, "KH" denotes offices and trade, and "SBK" represents a combination of schools, homes, and offices.
What do I do if my area doesn't have a detaljplan?
If you want to build in an area without a detaljplan in Sweden, you will need to follow a different process. Here are the steps to take:
Reach out to the local municipality where the land is located. They will provide information on the applicable regulations and procedures for building without a detaljplan. In the absence of a detaljplan, the municipality may have a general plan (översiktsplan) that outlines the overall development goals and guidelines for the area. Familiarise yourself with this plan to understand the broader vision for development in the region.
Submit a building permit application (bygglov - for more information on the Bygglov please click here) to the municipality. The municipality will review your application and assess it based on relevant regulations, standards, and environmental considerations. If your building permit application is approved, you can proceed with the construction process following the specified guidelines and regulations. Ensure that you adhere to the approved plans and any conditions set by the municipality.
It's important to note that building without a detaljplan may involve more uncertainty and potential challenges compared to building within an established plan. It's advisable to consult with professionals such as architects, engineers, or legal experts who can provide guidance throughout the process and ensure compliance with all relevant regulations and requirements.
Need help reading your local detaljplan? Contact us, we’ll help you out!
