Part 2
What the parcel and the City of Niš dictate before the architect draws a line. Most rules are fixed; a few open questions need answers early.
The site is two adjacent cadastral parcels — 572/41 and 572/42, KO Donja Vrežina — in urban municipality Pantelej, City of Niš. The plan is to merge the two parcels into a single building parcel before construction, via parcellation or formal correction of the common boundary. Both parcels share identical zoning, so the merger is regulatorily clean: a single uniform building envelope applies across the whole site.
Both parcels fall inside the Donja Vrežina suburban centre (zone Ц/1.1.a), Spatial Unit A. The centre is framed on three sides by named streets — Ulica mirisnih vrba to the north, Moravska to the south, Toplička to the west — with a newly planned street forming the eastern boundary.
The neighbourhood is residential and densifying. A kindergarten is planned on a nearby parcel (zoned А/1.2.1) — a useful adjacency for a building that will be home to young families.
The governing rule set is Table PG-18 of the General Regulation Plan of Pantelej, Phase 2. Zone Ц/1.1 supersedes the moderate-density zone Б/1.2 for everything where they differ.
| Parameter | Value |
|---|---|
| Maximum stories | P+4 (ground + 4 floors) |
| Maximum building height | 21.0 m |
| Maximum footprint index | 60% of parcel |
| Maximum FAR (indeks izgrađenosti) | 1.6 |
| Minimum green area | 10% of parcel, in direct ground contact |
| Underground floors | Allowed |
| Required parking | ~1 PM per dwelling — to confirm against PG-18 |
Open question (parking): the working assumption is one parking space per apartment plus a small visitor allowance, accommodated in an underground garage on the merged parcel. KAPA Projekt to confirm the exact PG-18 ratio (per-dwelling vs. per-m² of NKP, plus visitor and accessible-stall requirements) so the underground footprint sizes correctly against the FAR and footprint indices above.
Setbacks from the neighbouring parcel boundary, for a freestanding building: 1.5 m on the northern side, 2.5 m on the southern side.
Fencing along the parcel boundary must be live green or transparent, maximum 1.40 m height — no walled fences are permitted in the centre zone.
Auxiliary buildings — detached garages, sheds, outbuildings — are not allowed. All ancillary functions must be inside the main building or underground.
Dominant allowed uses are residential and business. Additional uses include culture, commercial services, crafts, trade, hospitality, healthcare, recreation, education, kindergartens, social institutions, and infrastructure objects.
Forbidden uses: production facilities and warehouses.
The decision on whether to include commercial space on the ground floor (residential-only vs. hybrid) sits in the Building Strategy section.
| Utility | Status |
|---|---|
| Water supply | Existing water main in the adjacent street |
| Sewage | Partially existing |
| Electricity | Existing 10 kV cable network on the block |
These three are available for connection. The detailed connection points and easements will be defined during the design and permitting phase.
| Utility | Status |
|---|---|
| Water supply | Additional 1st-altitude-zone pipeline planned |
| Sewage | Additional sewage planned to complete the network |
| Telecommunications | Only a subscriber cable trace is planned — no existing distribution |
| Gas | Low-pressure distribution network planned — no existing gas on the block |
| Electricity | A new TS 10/0.4 kV transformer station planned within the block (see SIT-08) |
Where a utility is planned but not yet built, the developer may be obliged to extend the missing portion in coordination with the relevant utility (per the standard rule that the investor assumes the obligation for any missing connection).
The telecom and gas situations specifically should be confirmed with the operators early — these may shape construction timing.
The source Location Information documents reference both parcels but do not state their surveyed area. All downstream maths — FAR, footprint, NKP, parking ratios, green-area calculation — depends on this number.
Action: confirm with the cadastre and update the brief.
A new TS 10/0.4 kV is planned somewhere within the block. It could land on or immediately adjacent to our merged parcel, requiring a freestanding plot of roughly 5.5 × 6.5 m with at least 3.0 m of vehicular access.
Action: coordination with EPS Distribucija should start at the earliest possible point. This is the single biggest hidden constraint on the site plan and must not surface late.
Per confirmation from KAPA Projekt, our project does not trigger the Urban Project obligation. This shortens the path to building permit considerably — proceed directly to Locational Conditions and Building Permit application based on the standard documentation.
Confirmed by KAPA Projekt: the Regulation on Energy Efficiency of Buildings (Off. Gaz. RS 61/11) requires an Energy Passport for this new construction. The passport certifies the building's energy class on completion; the target class itself is set in the Energy section (target A — see ENG-01).
Because the passport is mandatory and certifies the delivered building, the energy strategy — envelope, mechanical systems, PV provision — has to be sized to hit the target class from the start, not back-fitted before certification.