Saturday, 23 August 2025
Integrated Investment Plans (ZPI), replacing the special housing law, could streamline residential construction through urban planning agreements, offering developers clearer pathways for projects. However, challenges remain in negotiating with municipalities, navigating administrative complexity, and ensuring market adoption.
Karol Dzięcioł, member of the management board of Develia
Integrated Investment Plans (ZPI) can significantly unlock the potential of land previously excluded from investment opportunities. However, this will largely depend on the decisions of local authorities and the resolutions adopted on their basis. ZPI must also be consistent with the General Plan of the Municipality in terms of land use, which in practice may limit their use. Although the formula looks promising for larger projects, the wider application of Integrated Investment Plans may also be hampered by the organizational complexity of the process, as well as issues related to the implementation of material and financial outlays resulting from the urban development agreement and, at a later stage, the financing of the investment.
At present, it is difficult to estimate the real impact of the new regulations, as detailed standards and relevant regulations are still lacking. However, we are observing considerable interest in the ZPI formula within the industry and are ourselves considering investments using this formula. Our dedicated team, Develia Land Development, is responsible for preparing projects based on the new procedures.
In terms of the availability of investment land, the new regulations create an opportunity for a relatively quick change of land use, particularly in the case of residential projects. Thanks to public consultations and negotiations of the urban planning agreement with the city, it is possible to reach a compromise on the planned development. As ZPI applicants, developers can provide valuable buildings to the municipality as part of their projects, participating in the development of technical and social infrastructure.
Dariusz Skalski, Development Manager, BPI Real Estate Poland
The introduction of Integrated Investment Plans is a step towards streamlining and increasing the transparency of planning processes. Although the IPAs are intended to replace the special housing law, their use will depend on the openness of local governments to entering into urban development agreements with developers. This tool has the potential to enable the implementation of projects in areas where there are no local development plans, but the practice of applying the regulations by municipalities will be crucial.
We are looking at the possibility of implementing projects under the ZPI procedure, especially in locations that require a flexible planning approach. The main opportunities are the possibility of co-shaping urban space and investing in local infrastructure in a coordinated manner. However, the length of procedures and the lack of a uniform approach by local governments may pose a challenge.
Joanna Chojecka, Sales and Marketing Director for Warsaw and Wrocław at Robyg Group
The introduction of Integrated Investment Plans (ZPI) as a tool replacing the so-called lex deweloper, i.e. the special housing law, may have a significant impact on the housing market in Poland. IPIs have the potential to become one of the key planning tools for developers, but their effective use will depend on cooperation with local authorities and the ability to engage in urban dialogue. Many companies will likely consider this option for large, strategic projects, especially where there are no current local zoning plans and where the municipality is willing to cooperate.
ZPI is a tool that enables the implementation of housing investments based on a local plan adopted by the municipality, created at the request of the investor and negotiated as part of an urban planning agreement. This means an increased role for spatial planning. Investments will be better aligned with municipal spatial policies, which promotes sustainable development but may also lengthen the decision-making process. ZPI introduce the need for cooperation with local governments. Unlike the special act, which allowed for faster proceedings, ZPI require dialogue and consensus, which may be more difficult in municipalities with a reluctant attitude towards new investments.
Investors will have to participate in the costs of public infrastructure, such as roads and schools, which increases investment costs but also improves the quality of the environment. ZPIs have the potential to become an important tool for development companies, especially in locations where there are no current local zoning plans. Where local plans are lacking or outdated, ZPIs can enable faster development opportunities.
Larger development projects, such as housing estates with more than 100 units, can be better implemented under ZPI, especially in cooperation with the city. This is particularly true in larger cities, where local governments are better prepared administratively to conduct the planning procedure in this mode. However, it should be remembered that this process is more formalized than the special act. It includes negotiations, consultations, preparation of a draft plan, and its adoption by the municipal council.
Concluding urban development agreements may be attractive, provided that the municipality is open to cooperation and has the resources to carry out the process efficiently. The costs associated with the implementation of infrastructure are predictable and can be spread over time. The processing time is shorter than in the traditional process of adopting a local zoning plan, which is one of the main expectations of investors.
Tomasz Czuchra, Vice-President of the Management Board of Waryński S.A. Holding Group
The introduction of Integrated Investment Plans is a step in the right direction. Any new tool that allows for a faster and more flexible response to the needs of dynamically developing cities is very much needed today. In many cases, the existing local spatial development plans (MPZP) do not keep pace with reality, do not reflect current development trends, and do not respond to local needs.
Until now, decisions on building conditions were often the only solution in the absence of a plan, but as practice has shown, they did not always guarantee urban coherence. The special housing law (Lex Developer) made it possible to change the function of areas that had ceased to fulfill their previous role. However, its procedures were long and often complex.
We hope that the ZPI, developed jointly with local governments, will allow for more effective and efficient planning of new investments. We are open to implementing projects in this mode, although we are aware of the challenges, especially those related to the time-consuming nature of the process and the possibility of increased costs during the negotiation of urban planning agreements.
On the other hand, ZPI clarifies the issue of developers’ participation in the costs of infrastructure construction, both technical and social, which was previously vague. In the context of increasing difficulties in finding available land for residential development in cities, we see the IPI as a realistic and necessary tool that can fill a gap in the current spatial planning system.
Damian Tomasik, President of the Management Board, Alter Investment
The introduction of Integrated Investment Plans (ZPI) is a step towards streamlining the investment process, but its effectiveness depends on the practical application of regulations at the local level. In theory, ZPI can replace the special housing law, but they require efficient cooperation with local governments and the willingness of the administration to conclude urban planning agreements.
We are considering investments in this mode, especially where there are no Local Spatial Development Plans in force. The main opportunity is to increase the predictability of the investment process, while the time-consuming nature and inconsistent approach of municipalities to the new regulations are obstacles.
Joanna Launer-Kubik, Head of Formal Investment Services at Archicom
Integrated Investment Plans are a tool that may significantly influence the dynamics of residential construction in Poland in the next few years. Their main advantage is the possibility of implementing projects in areas without local spatial development plans, which opens up access to new, attractive locations. Thanks to the urban planning agreement, investors also gain greater influence over the shaping of the environment, including road infrastructure and the availability of services, which promotes the creation of coherent, functional spaces.
ZPI may become a widely used tool, provided that municipalities have the appropriate competences and resources, and the process of negotiating urban planning agreements remains predictable. The key challenge at present is the lack of experience on the part of local governments and the risk of overly high expectations regarding investor participation in infrastructure costs. It is important that this mechanism is based on partnership and that financial requirements do not reduce the profitability of projects. Otherwise, this tool may lose its potential.
From our perspective, ZPI offers a significant opportunity to accelerate investment processes, but it requires time to refine practices and standardize the interpretation of regulations. We are considering investments in this mode, provided that municipalities apply the solutions in a transparent and partnership-based manner.
Photo: Ceglana Park-Develia
Source: dompress.pl
