Zoning certificate

A zoning certificate, called imar durumu in Turkey, is the document that states what a given block and plot are designated for in the zoning plan and under which conditions a building may be put up there. It is obtained from the municipality or the relevant authority, and it is one of the first documents needed before any design work starts on a site.

What it usually states

The certificate typically gives the plot’s land use (residential, commercial and so on), the building arrangement, the TAKS and floor area ratio values, the permitted height or number of storeys, and the front, side and rear setbacks. It also lists plan notes that affect the plot, cases such as land to be surrendered for roads, and any restrictions from conservation areas or special legislation. All of these values come from the zoning plan, so even two neighbouring plots can have different conditions.

Where design begins

A scheme drawn without reading the zoning certificate is often redrawn from scratch at permit stage. Experienced architects therefore study it alongside the plan notes and the base map before the first sketch. They work out the largest volume the plot allows, then develop the design within those limits. Because conditions can change over time, long projects should also work from an up-to-date certificate. We describe the steps in the architectural project design process.