Slobodan Maldini: Handbook for Builders and Investors

Slobodan Maldini: Handbook for Builders and Investors

Slobodan Maldini: Program for the new model of real estate development in Serbia


SLOBODAN MALDINI: PROGRAM OF STUDY MODEL REAL ESTATE DEVELOPMENT

1.0. The aim of the project knowledge of all relevant matters which give an overall picture of the project Analysis of all elements of the project poznatihh Adoption of the general picture of the project Adoption of special files related to the project orientation to the project in terms of: Cost Effectiveness Sustainability, economic feasibility, Justification of Investment Investment The overall picture of the project consists of a series of elements that should be established as fact and / or defined (determined) from the established facts and / or checking of the assumptions made.



2.0. Picture elements of the project

The market is the origin and destination of technical solutions - solutions to urban locations and conceptual solutions to facilities, if the property is in this phase of the potential impact on the urban solution. Real estate, real estate market. In law and economics, the term is used for architectural and construction projects, but not in its technical sense, but in terms of their financial and market shares. Investing in real estate is a form of economic operation, when the architectural objects are subject to the preservation of capital values and the realization of surplus value. real estate market is a market characterized by certain principles that recognize economies of trading real estate. The value of the property does not contain only the value of building materials, labor and depreciation value of the architectural structure, but it is contained in the laws of the real estate market: supply, demand, facility location, characteristics and standards of the constructed object, the social structure of people who inhabited the site, near the center and other urban characteristics. Consumer architecture is an architecture derived from the principle of development of consumer society, with the intention to meet the growing needs The user as a consumer good architecture. In parallel with the development p.a., was called. "Throw away Architecture", which is the idea of "architecture for single-use" building for limited use, which will be able to catch up with the pace of modern life. P.a. has been a tendency especially in developed consumer societies with highly developed needs of the population and markets that they meet. From the standpoint of users, thus, the aesthetic significance is far less than functional, and economically the most important moment. Development p.a. in the west, however, did not lead to the construction of collective housing or to the widespread use of prefabricated building systems, but is stopped at the level of individual dwellings grtadnje limited time duration. Housing market has completely specific in relation to the market as other resources. According J.B. Cullingworth in the specificity arises from the peculiarities of the commodity form of flat: Stan's long-term well-served by spending more generations. Apartment is geographically located, causing his immobility, and immobility of land on which is fixed, The price of production itself is high and manifest tendency to increase, primarily due to increase in value. On the other hand, supply and demand in the housing market, also have in addition to regular and specific behaviors. The scope of supply on the housing market conditional on: 1) the extent and quality of existing housing stock, 2) the extent of productive resources that can be invested in housing, and 3) the factors that determines the productivity of these resources. The scope and quality of existing housing stock can be a significant factor in normalization of relations in the housing market. If its scope and quality of (quantum) housing crisis is resolved, the housing market is competitive with the normal supply and demand meet new housing needs. But, as a rule nija such a case. In most countries offer still significantly lags behind demand. Scope produktivnh resources in the construction industry primarily depends on the volume of residential investment. In general the formation of housing capital involved internal and external sources. Internal resources are cen for housing and housing prices and savings, and foreign loans and mortgages. Taken as a whole, housing capital is formed under unfavorable circumstances: 1) a commitment to long-term loans, which are short term loans emerge as more competitive, 2) the high cost of housing equity affects the other as an obstacle to stimulate the capital market. Forced to the economic regulatory function, the government in this area often occurs as a bearer of initiatives and the diversity of shapes and a participant in the formation of housing capital. To strengthen the supply of the housing market, there are two important trends: Strengthening samoregulativnih developments in the production area leads, in the construction industry that have the effect of law based on profitability. Strengthen external regulatory developments in the formation of housing capital, where society as a whole is only capable and most interested in the revival movement. The only question is the choice reprezentenata society. Demand in the housing market also has a specific .. Firstly, the influence it: the size and structure of population, size of household income and preferences, the relationship between housing prices and other material goods for personal consumption, the structure of the existing housing stock. In addition to the classical influence, occurs in certain situations, specifically the behavior of demand.A few examples only: Residential preferences are different depending on the age structure of households, marriage statuza, household size, then the impact of market, environmental framework, etc. Changes in income or anticipated changes in income elastic demand are reflected in housing than in other long-term needs.


Slobodan Maldini: Handbook for Builders and Investors Residential demand is significantly determined by the expected prices, forecasts regarding the price. If the expected increase in price, the realization of demand is intense. Devaluation of money laundering intensifies investment in housing, and thus faster realization of demand. All developments related to housing demand, reduce the income elasticity and price stability in the pure market conditions, housing demand is inelastic, housing need is among the basic, fundamental needs of human existence, and its fulfillment is necessary regardless of cost and regardless of income. However, there are practical deviation from the pure model of the housing market in terms of commodity production. Relevant differences in the formation of the elasticity of housing demand are: At certain stages of economic development, as a rule, high levels of development, housing needs go beyond life's existence, and is manifested in a desire to settle and luxury apartments. If the farm is formed in the housing rent as Capital per month price as a lower, subsidized, the pursuit of flats being flexible in relation to income, but not in relation to prices, since prices on the motion failed. The acquisition of an apartment, you can also make a very high income elasticity of demand. This form of elasticity suitable housing crisis. In the disturbed sequence need arises spontaneously forming demand. Extremely differentiation trends in the supply and demand framework prevents the housing market represent itself as an aggregate. His dezagregatnost, on the contrary, it is very strong, and manifested in the existence of several suptrita: 1 The social housing, 2 market with economic cenom, 3 market with a market cenom, 4 market of individual producers, 5 market of monopolistic producers. Land as a commodity. Stan is a product of human labor and a commodity character when the eligibility of merchandise appropriation products: objectivity - the utility, because its material content provides the use and satisfaction of human needs. Social utility, because its intended use-value to the consumer society. marketability, because it occurs over the market. mass, since its assumption of mass production to achieve its social benefits and marketability. Value as a product of human labor, which is the only creator of values. In uproenoj interpretation, the negative definition of dwelling as a commodity might like to explain: House is not a commodity when a house is built for himself, when the market fails to report as an intermediary to satisfy man's needs, when used as a natural shelter "homeless" when building a house serf of feudal lords. Due to this the flat treatments - production of housing has in contemporary forms of social organization - commodity character.Commodity production generally speaking, characterized by: the production of market specific economic laws governing commodity proizvoednju and the law of value as a fundamental law of commodity production. The size and structure of the department chooses its value substantially the form of price. Therefore, the price of an apartment or housing will be determined by the size of the trade value and their special-purpose structure of the structure value of the goods.



Housing market

Housing market has completely specific in relation to the market as other resources. According J.B. Cullingworth in the specificity arises from the peculiarities of the commodity form of flat: Stan's long-term well-served by spending more generations. Apartment is geographically located, causing his immobility, and immobility of land on which is fixed, The price of production itself is high and manifest tendency to increase, primarily due to increase in value. On the other hand, supply and demand in the housing market, also have in addition to regular and specific behaviors. The scope of supply on the housing market conditional on: 1) the extent and quality of existing housing stock, 2) the extent of productive resources that can be invested in housing, and 3) the factors that determines the productivity of these resources. The scope and quality of existing housing stock can be a significant factor in normalization of relations in the housing market. If its scope and quality of (quantum) housing crisis is resolved, the housing market is competitive with the normal supply and demand meet new housing needs. But, as a rule nija such a case. In most countries offer still significantly lags behind demand. Scope produktivnh resources in the construction industry primarily depends on the volume of residential investment. In general the formation of housing capital involved internal and external sources. Internal resources are cen for housing and housing prices and savings, and foreign loans and mortgages. Taken as a whole, housing capital is formed under unfavorable circumstances: 1) a commitment to long-term loans, which are short term loans emerge as more competitive, 2) the high cost of housing equity affects the other as an obstacle to stimulate the capital market. Forced to the economic regulatory function, the government in this area often occurs as a bearer of initiatives and the diversity of shapes and a participant in the formation of housing capital. To strengthen the supply of the housing market, there are two important trends: Strengthening samoregulativnih developments in the production area leads, in the construction industry that have the effect of law based on profitability. Strengthen external regulatory developments in the formation of housing capital, where society as a whole is only capable and most interested in the revival movement. The only question is the choice reprezentenata society. Demand in the housing market also has a specific .. Firstly, the influence it: the size and structure of population, size of household income and preferences, the relationship between housing prices and other material goods for personal consumption, the structure of the existing housing stock. In addition to the classical influence, occurs in certain situations, specifically the behavior of demand.A few examples only: Residential preferences are different depending on the age structure of households, marriage statuza, household size, then the impact of market, environmental framework, etc. Changes in income or anticipated changes in income elastic demand are reflected in housing than in other long-term needs. Residential demand is significantly determined by the expected prices, forecasts regarding the price. If the expected increase in price, the realization of demand is intense. Devaluation of money laundering intensifies investment in housing, and thus faster realization of demand. All developments related to housing demand, reduce the income elasticity and price stability in the pure market conditions, housing demand is inelastic, housing need is among the basic, fundamental needs of human existence, and its fulfillment is necessary regardless of cost and regardless of income. However, there are practical deviation from the pure model of the housing market in terms of commodity production. Relevant differences in the formation of the elasticity of housing demand are: At certain stages of economic development, as a rule, high levels of development, housing needs go beyond life's existence, and is manifested in a desire to settle and luxury apartments. If the farm is formed in the housing rent as Capital per month price as a lower, subsidized, the pursuit of flats being flexible in relation to income, but not in relation to prices, since prices on the motion failed. The acquisition of an apartment, you can also make a very high income elasticity of demand. This form of elasticity suitable housing crisis. In the disturbed sequence need arises spontaneously forming demand. Extremely differentiation trends in the supply and demand framework prevents the housing market represent itself as an aggregate. His dezagregatnost, on the contrary, it is very strong, and manifested in the existence of several suptrita: 1 The social housing, 2 market with economic cenom, 3 market with a market cenom, 4 market of individual producers, 5 market of monopolistic producers.



Market analysis should establish the need and opportunities to reach their customers needs - purchase of a facility (business and residential).

Market research is a part of the technology tools available to modern business. Represents a collection and analysis of data pertaining to one market, starting from sample individuiteta or group of markets that are in relation to certain products on the market. These figures relate to: the characteristics of consumers, their behavior, attitudes, opinions, profession, then the economic power of the market, the level of spending, organization and change. I.t. includes all forms of marketing and social research, such as consumer and industrial analysis and views, psychological research, observational and panel studies.

Also, after analysis, for a valid decision about investing in the project, the necessary conclusions that should contain: current and future residential (or other) purposes problems, constraints and obstacles Resources as a separate part of the proposal of measures for the realization of potential, and enhance or facilitate the realization of customer needs, and thus pospeivanje sales.



The need of housing

housing needs, as one of the facilities in the planning of housing construction, has several special characteristics. They are important because they determine the way they capture the planning process. These are the following features of: 1) social character, 2) historical promenljivost and 3) production conditionality. The social character of housing needs explains the purchasing power of the housing industry. She decided on an objective necessity, which depends on the one side of the unmet desires of the population, on the other hand, the productive capabilities of society to ensure the satisfaction of material needs and abilities of the population. Historical promenljivost housing needs is a feature of which points to the constant development of housing needs, which is historically conditioned, as a consequence of economic development and changes in socio-economic system. housing needs, as well as any other, initiated the production. The design is a method of initiating the contemporary housing needs and their improvement, modernization. Housing needs are identified through standards and through them into the planning document. Several aspects of a primary importance in the planning process. These are biological, functional, and factor approach. From a biological standpoint, it is necessary to classification standards for minimum, maximum and optimum. The minimum standard is a level of biological needs, the system specifies the upper level of the corporation, while the optimal standard one that is set as a goal in the implementation plan. The functional aspect of the standard contains elements that will ensure that all functions of the apartment. The factor approach allows consideration of factors affecting the choice of school standards. They are divided into immediate stakeholders and broader components. The immediate factors occurs, for example. economic development of the country and the general level of standards, the income level of households, characteristics of the region, etc. In general the factors are factors of the environment: the spatial structure of the environment, utility supply for primary schools, playgrounds for children, etc., then the factors protecting the environment from pollution, noise and other environmental disturbances. Housing demand depends on several factors: Population growth that comes from: a) natural increase, b) urbanization and c) the formation of new families. Zamene housing stock, which comes from: a) structural running out and b) the relocation on the basis of public works. Improve the standard of living. Global need for new housing on the basis of demographic factors can be calculated by applying one of the following two ways or by applying and comparing the two: x = (P'-P) and x = m/50 (D'-D) N/50, where: x = the number of required housing, P '= population at the end of the planning period, P = population at the beginning of the planning period, m = average residential area in sq m on one face at the beginning of the planning period, D' = the number of households at the end of the planning period D = number of households at the beginning of the planning period, n = average residential area in sq in one household at the beginning of the planning period, 50 = indicates the average size of apartments in the existing housing stock. Global need for new housing on the basis of replacement housing stock is calculated as follows: x = (nF + f1 (n-1) + f2 (n-2 )+...+ fn-1a ') / 100, where: x = the required number of new dwellings, n = number of years planning period, F = existing number of dwellings, f = number of dwellings built in each year, a '= depreciation rate. Global need for new housing stock-based switching to improve standards of living can be calculated by applying one of the following ways: x = ((P'm ') - (Pm)) / 50 x = ((DS)-d) N/50, where: x = the number of required housing, P '= population at the end of the planning period, P = population at the beginning of the


Slobodan Maldini: Handbook for Builders and Investorsplanning period, m' = the desired standard of dwellings expressed in sq of living space per capita, 50 = average size of an apartment in kvm, D = number of existing households, S = number of existing dwellings, d = deficit in the number of dwellings that are within the planned period can not be recovered, n = average residential area in one household at the beginning of the planning period.

Housing economy

It is particularly a feature of the classical bourgeois economics that views on the basic economic "being" housing economy is very diverse, ranging from Adam Smith's, in which the "home part of the national capital, and not producing any revenue," the safe, which is Housing Capital categorized as "permanent fixed capital formation." According to smth "The entire stock of a country or society is equal to the stock of its inhabitants or members ... Complete stock of residential houses, which at some time there in a country, also constitutes part of the stocks of the species. Stock that has been invested in the house if it is a house for residential owners, ceases from that moment to serve in the function of capital or to provide some income to its owner. Residential house as such, does not contribute anything of their income tenants, and although nesunjivo for him extraordinarily useful, it is useful to him as he was useful to his clothing and household furniture, which, however, constitute part of his expenses, not income. If the house is rented to the lessee for the rent because the house itself can not produce anything, tenant must always pay the rent for any other income, which acquired the work, or capital, or of the country. Thus, although a house can make its owner an income and time to serve Him in the function of capital, it does not provide any income to the public, nor serve in the function of capital. Income people can not be enlarged or a house for the smallest part. " In contrast, A. Marchall, including housing, as well as machines, the capital goods as "products of living conditions". On the definition and classification of the capital, made the first division of consumables and spare, instrumental capital. "Consumer Capital includes property that meet the direct needs, ie goods which serve the maintenance workers, as well as food, clothing, housing, etc." The ideas of the modern world gained the point that diferentovan treatment of residential real economy only. Cerne, by analyzing the theoretical assumptions of capital goods, there is such a close sequence of thought: There are two conditions that a product becomes a capital good: a) that the immediate object of sale and b) that its sales reached capitalization of embedded value. One and the same product can not be capital goods. A car that is used as a taxi is a capital good, a car that is used for its own purposes is a capital good. The same treatment and housing. If they are achieving the capitalization, the apartment is a capital good. That is, for example., A case with the speculative high rents in podstanarskih relations, etc. For the exclusive treatment of housing capital ptivrede requires the following conditions: a) to bid on the housing market to be 3-4% higher than demand, b) that the annual rent is 8.5 to 10.5% shares flat; c) to essential changes even abolish social housing sector in the economy.


Slobodan Maldini: Handbook for Builders and Investors In broad terms, the housing economy encompasses the totality of reproductive processes in farm housing, meaning of the entire living area ranging from production to consumption. In a narrower sense, the housing economy includes only the area of exploitation of a housing fund to its specific economic and social characteristics and patterns. Consumption of housing stock is manifested entirely specific. One characteristic of the durability of housing. This is conditioned by a special content playing in a residential farm. It includes cash and commodity specific treatments clean production areas and specific treatment is caused by non-economic, social criteria, which occurs in this area of spending.



Urban solution. Location

Basic functions of the city are: work, housing, recreation and transportation. The functional approach also includes the problem of the formation of spatial structures under the influence of location factors. The greatest interest in the issue of location of industry and housing in the city, then a special topicality impact of traffic on the reconstruction of spatial structures, while the location of recreational functions or considered strictly conditional, or "temporarily ignoring." Location of industry primarily depends on the character of city activities, city functions, then the model of urban development and exploitation of the ways of city land. The City may be oriented to activities that have a predominantly external significance (external economies, an export economy, tertiary city) or from activities that are directed towards the city and its inhabitants (service activities incidental economy). In depends on the maturation of orientation depends on the one hand, a model of urban development, on the other hand, the exploitation of land. A functional location is very engaged residential location. Residential sites include the choice location for housing development and housing choices of their own sites. Both choices are subject to the influence of three groups of factors: Economic factors, the group includes land costs, housing costs and transport costs. Environmental group of factors includes the location features of the natural environment (climate, altitude, wind, insolation), created features of the ambient environment, characteristics of the "neighborhood unit", namely the residential community. Social group of factors includes spatial residential segregation or homogenization, choice and selection based on the preferences of public safety, proximity to educational, cultural, service institutions. The next important function of the traffic. General's tendency to increase the contrast between fast and slow intergradskog intergradskog traffic. Needs transportation for the space to grow extremely rapidly. Space that is intended traffic includes streets, parking lot, maintenance and sale of motor vehicles, railroad facilities, airports, ports, etc.

Lokacioni relations

The first characteristic lokacionog approach is that the target location of the humanization of the location. Analysis of the location of any law specifically indicates that the basis of any laws, even regardless of socio-economic system, which undoubtedly influence the specific content, is the goal - human man location or locations humanization of man. Another characteristic lokacionog approach is time-space continuum. He was given the ratio of two dynamic factors: production and a man and a static, prejudiciranog factors - location. Time-space continuum is subject to the continuing influence of aglomeracionih deaglomeracionih factors. Most important are the economic and aglomerativni deaglomerativni factors. The two processes include economic aglomerativne factors: localization economies and urbanization economies. Among deaglomeracione factors include increased rents and urban costs, the rising cost of living and changes in the ecological equilibrium of the village. These factors influence the need arises for the first razmetanjem industrial activity, followed by residential areas, etc. The third characteristic lokacionog access to the geographic distribution of inputs and outputs. She talks about the origin of the third point - the location of a given system of relations. The location is a static size, geographical data. From this stems primarily the need to man adapts its activity location. A man can live wherever you work, where there is water, where the


Slobodan Maldini: Handbook for Builders and Investorsclimate suits him.However, the location is not one, one has as much to the geographical structure. Hence arises the possibility of selecting the location. The choice of sites affected, the legality of the location, site specific set of rules for industry, for intraurbanu, the interurban location. From the point of all the laws of the region can be reduced to two basic requirements: The first is to maximize efforts and factors in creating a social outputs, and The second is to maximize social output with a given amount of effort and factors (inputs). The essence lokacionog approach, which stems from the triangular relationship of the request for decentralization and deconcentration of activities of people. From this stems the importance of regional locations. It can be viewed from three aspects: 1 as important for the population, 2 as important for economic development and 3 the importance of regional urbanization.

Urban Planning

Indicators: DATA AND SURFACE

of natural factors, the conditions are created, The ratio of the plan and investors. Natural factors Geography, geology, hydrography, land configuration, soil science, climatology, natural resources and natural sites. Geography. Geographical position, shape of land, mountains, rivers, lakes and other administrative divisions. Geology. Ore and mineral deposits, soil composition and the surface layer, the plant world, nosivisti analysis of soil and building amenities, facilities and moving tectonic disturbances. Hydrography - hydrology. Springs, rivers vodoplavna land, ponds, wetlands, groundwater, land reclamation, irrigation and drainage, healing land plots. Water supply - source. Configuration of the land - topography. The relief of the terrain, foothills, bays, plain, plastic terrain and character. Pedology. Designation of the land suitable for agriculture and forestry. Climate. Winds, precipitation, temperature, conditions for the election of the village, the character of the climate, water deposits, humidity, cloudiness, the frequency of occurrence and speed of winds, fog, sun, air flow, microclimate, snowy blanket, convenience climate excursion. for a tourist place and gym-shoes. Natural resources. Wealth of natural deposits. Natural phenomena. Seismic movements, floods, droughts. Created conditions

Demographic data, historical development, transportation, economy, social - social and artistic activity, economic, physical


Slobodan Maldini: Handbook for Builders and Investorsand administrative factors. Demographics-Population, average goginji natural increase population, mechanical accretion population, household structure, population movement - migration, the average density; - immigration, displacement, ethnicity. Whether the area is a source of labor, or is passive in this regard. Birth rate and mortality. Health data on population, health conditions that characterize the area. Historical Development - Historical development, historic monuments and historic places, national migration, the current urban development; - General characteristics, habits and cultural situation. Transport - The importance of the routes, type and capacity: rail, road, water, air and PTT traffic. Urban, interurban, rural areas and local traffic. The economy - the main types of economic activities: agriculture, hunting and fishing, forestry, industry, energy resources, mining, trade and commerce, tourism and catering, cash Institutes; - location and capacity of individual industries and mines, the structure of the territory - the main economic rejoniranje Forces; - spas and climatic places, tourist places, - the natural resources and conditions of their use in economic activities; - population and labor force, capital goods, a social product and national income Community social activity - Concern about the man, the cultural Prosvetno rise, social health conditions. Umetnika activity - architecture, sculpture, sculpture. Economic factors - the leading roles of cities in economic development, economic development of the country and growth of the urban population. Physical factors - urbanization of space expressed the planning and design; - residential community as a form of modern living; - social facilities, health, educational, sports, utility, - the border areas, towns and villages, and specific objects and places in reguinu (spas, letovalita , resorts, climate seats, baths, etc.). Administrative factors - Arrangement of the state, the planning schedule of the economy, social system, utility system. The relationship of the plan and investors

- Public functions, building fund, community service, national income, background. Public functions - functions and legal justice, social organization, cultural, health, educational and social institutions, services, public information and the army. Construction Fund - Buildings and apartments. Municipal services - water supply, sewerage, lighting and heating facilities. Utilities and services. National income - basic indicators. Substrate - topographical, geological and cadastral base.

Planning II Conclusions of the earth or the Republican plan, Analysis, Potential growth opportunity, Kareakteristika space Program development and guidance. Conclusions terrestrial or republican planning

Natural conditions: limits and zones, watercourse, water supply. Demographic situation: The movement of population, housing conditions, migration and displacement, special structures. The conditions of economic development: Mineral deposits, industry, agriculture, energy. Transport: railway, road, water, air and PTT traffic. Terms of gravity: labor, education, and education, supply and trading. Functions of the settlement: administrative, social, health, cultural, Teachers and tourist and recreational centers. Analyses

Natural conditions: geological, geographical, hydrological, physical geography, climatology, pedology, vegetation.


Slobodan Maldini: Handbook for Builders and Investors Demographic data: population, literacy, population density, composition by gender and age, household structure, population growth, economic structure. Historical data: urban development and natural conditions, monuments and cultural heritage. Transport: the importance of the routes, the ratio of settlements to vrsyti traffic, rail, road, water, air and PTT traffic, urban, rural and intercity traffic. The economy: agriculture, mining, forestry, industry, handicrafts, trade, tourism and hospitality. Public functions: administration of justice, social organizations, cultural institutions, education, health and social services, military, etc. Economic structure: function of the settlement, administrative, cultural, educational, health and economy. The structure of income. Analysis of current status; zones, building fund, concept, development tendencies. Analysis of development: the tendency of expansion, building systems, conclusions. a potential opportunity for development

Conclusions: Considering the potentiality of space and natural factors. The natural wealth of the conditions of their use in economic activity: agriculture, water management, forest economics, ore deposits, industry, capital goods, social development and national income. The development of population and workforce population by kvkm or ha, demographic characteristics, social structure. Influential factors: natural conditions, communications, economic institutions. The scheme for purposes of the organization and function of settlements network of centers, public and community facilities, green spaces, services, etc. Municipal equipment and supplies: Basically the solution for water, sewer, gas, postal and electricity grid. Explanation of the conclusion.

karekteristika space

Distinguishing characteristics of the terrain: hills, plains, valleys, bearing capacity of soil, uneven terrain. Typical settlements seeking and heritage: a way of building, views and vistas, visibility and accessibility. program development and guidance

Enhanced development: landscape, climate, flora and fauna, hydrography, natural conditions. Population: promising growth, employment opportunities, changes and development of the social structure, population density. Program development: industry, agriculture and trades, forestry and fishing. Guidelines transportation: rail, road, water, air and PTT traffic. Construction and reconstruction of the settlement fund. Functions: administrative management, social and cultural, educational, health, social, Fiskulturna, utilities and supplies. Housing: housing, population density, ie, general indicators.



The design of urban

It contains the following elements: Development of Perspective, Program and the urban plan, General Urban Plan (GUP) Detailed Urban Plan (DUP), Regulation. Development of perspective: - gravitational field, - the area of the city. gravitational field: the area of settlements, population, economic potential, application and conclusion. The area of the city: 1 The population. Second The potentials of the economy - national income and national product, distribution of social product - the perspective of development and investment potential. Third Development of basic urban land and building elements - review of the elements - the program needs. program and urban sketches: 1 documentation, 2 analysis of the village, 3 Analysis of urban regions.

o Documentation: - the conditions of urban services, - the location and the principal agreement, - the structure of dwellings, zone, Application areas, transportation, and nature centers. Analysis of the settlement: Text showing in Razmeri 1:50.000, 1:25.000 and 1:5.000, and the corresponding graphs: - Natural factors, - created conditions, - the analysis of urban centers - the analysis of construction - Analysis of building stock and urban territories - the technical utility systems and their maintenance, - City Park, - sanitary-hygienic networks, sanitation and social institutions - network structures of culture and education, - gymnasium courts, - centers of electric drives, networks and warming system, - a network of trade and supply, - coast-regulation works and hydro-technical works administrative, administrative buildings, - the traffic-all kinds, - proposed reconstruction streets, squares, dimensions, - the conditions of water supply and waste water - limits urban areas, - the economic potential and possibilities of application in the city - municipal funds. Analysis of urban regions: The structure built in the territory: - Application area: housing, work, recreation, green, saobraal, - urban centers and important objects, - analysis of construction and density existed. Balance of surface urban regions: Summary of Application of basic housing, employment and green areas, traffic areas and urban centers. Overview of funds: - Construction Fund: The number of buildings, land under buildings, size and number of storeys, quality, development of the years of building, the equipment and the structure of the apartment. - Housing: volume and structure, fond of green, - fond of traffic, - fond of utility facilities. The network structures of social activities; Conclusion.


Slobodan Maldini: Handbook for Builders and Investors Master Plan

of documentary material, o Tekstuelna processing, on the graph. of documentary material: Terms of urban services, location, investment and program approval drawings, approval of the principal interested parties and institutions, contracts, etc. Tekstuelna the treatment: Natural factors and preconditions. Local development - physical intervention: the limits of the wider area and territory, broader and narrower construction of the region, the boundaries of units of residential communities and municipalities, - Schedule Application area: housing, employment, recreation, traffic, green, business, etc. - The size and structure of surfaces: the limits of territory regulation plan, the wider and narrower building the area, housing units and certain zones in the territories, - Population-based obraauna the form and on the basis of development, population structure by sex, tsrosti, economy and occupation. Population density and etanost building: plot size, number of people per zone, etanost, the ratio of surface area. The roads and paths, drainage, water supply, electrification, heating, greening, PTT, accompanying facilities. Etapnost construction: the first, second and third stages. Implementation, recapitulation and conclusion. the graph General project in Razmeri 1:1.500 - territory and borders of the regulation plan and building the area, - the deployment area for purposes, - the deployment of city centers and public facilities - a system of city networks - building on etanost and population density. Contributions to the general project: the specific-purpose area, - a network of city streets on the importance of the transverse and longitudinal sections, - rail, vehicular, Pedestrian, water and air transportation, - urban transport, transport facilities and networks - a network of centers, public buildings and recreational areas, - comparative review and reconstruction phase. river engineering solutions: - the project of water supply and sanitation, - project watercourse and coastal defense. Project for greening the city and a network of green spaces; Project and the restoration of leveling; Electrification Project, warming, and PTT; Nivelacioni plan and composition. Detailed urban plan

Displays in Razmeri 1:500 or 1:1000 for detailing the complex, squares, streets, plastic construction, the concept of objects, for parcelization, for horticultural plans, etc., based on established GUP. This solution can be done by volume for the whole village (the case of small towns and populous places), for part of the village or area, or for a particular type of work in the village. The recommendation is, especially in large cities with urban planning in razmerama 1:10.000 and 1:5.000 to pre preparation of detailed plans (in Razmeri 1:1000 or 1:500) of regulation plans for specific areas or neighborhoods in Razmeri 1:2.500. Regulation

Text with explanation and the necessary charts. PREPARING FOR THE REALIZATION

o Legal matters,


Slobodan Maldini: Handbook for Builders and Investorsof funds Organization of urban services. The legal basis. Legislation: Law on urban planning with the instructions for the implementation of this Law, Construction Law, Regulation and other regulations. Financial resources: Financial Plan for economic opportunities. Organization of Urban services: planning organizations, scientific institutions and institutes, operations and control the implementation of the plan, the Secretariat of Urban Planning and Audit committees.

City locations

There are three approaches to the location of urban activities: 1) ad hoc locations, 2) gravity model locations, and 3) economic models of location. Ad hoc locations characterized by the location of structures in the random selection or selection at the line of least resistance.Cities that grow rapidly, experiencing demographic and institutional expansion is often characterized by resolution of the spatial structure of ad hoc locations. Gravity model has its theoretical basis in the teachings of the physicists on the behavior of atoms of elements in a closed system.Theorists believe that the location of population and activities tend to concentrate around the center, focal point, but also a willingness to change their spatial structure. In doing so, and population movements and movements of human activity is subject to the famous law of gravitation, by which gravity is exactly proportional to the mass that attracts and inversely proportional to the distance from which it draws. G.K. Zipf defined processes: diversification and unification, which explains the spatial Aranziranje economy. The process of diversification arises from a movement of population towards the sources of raw materials. The main motive is economic and there is a reduction in transport costs of raw materials to the place of production. Due to the different location of the source material, the process of diversification means breaking the population into large groups of widely scattered in the area. At the same time delujei process of unification, there is a tendency to human activities that provide the life of the population as more consumers to close, which is also economically motivated by the need to reduce transport costs in the delivery of products to civil population. In economic models, two basic criteria determine the location of population and location of activities in the cities of: 1) the price of land and 2) transportation costs. The price of land the size of rents affects the minimization of costs, while transport costs act to maximize profits. The United States has made "land use atlas" (Land Use Maps) for 44-city U.S. tour, which was used to observe the principle of locating eight different activities. Concrete results of these studies have pointed to a certain very typical behavior in all major cities: A group of business activities of banks, finance, insurance, and shows a simultaneous tendency towards centralized location and to the dispersion in the location. This business is characterized by the strongest available financial capital, which is losing relevance in the high price of land in the center. On the other hand, dispersion closer to the location of these activities, users of their services. Retail traffic network in all cities, has a pronounced tendency dispersive locating, approaching the consumer is economically strong enough reason to compensate the high cost of land if the retail network is concentrated in the downtown, while location of the peripheral parts of the city, where land is Cheap, motivate masovnou relatively poor consumers. Locating of teachers of cultural institutions - libraries, television stations, universities, not so much conditioned by the location of a certain tract of the spatial, as far as quantum of population, size of town. Traffic activity usually are located near places of work, a suitable plot. In addition to the land that constitutes a natural limiting factor, reducing transport costs is important. Competitiveness of different forms of transport seems to be in locating


Slobodan Maldini: Handbook for Builders and Investorsthe traffic activity is increasingly respected criterion jevtinog transport. On the basis of road traffic builds its competitive ability in relation to rail, and air and gradually over the road. Industrial activity, as a rule, locating along the linear elements: roads, highway, railroad. The industry is large and complex behavior of all industrial activity is not the same. In most cases, an important transport complex and hence the rule of linear positioning. However, market-oriented industries located in the city center due to the proximity of consumers, IAST and labororiented industries, industries that are technologically linked directly with the market (automotive), located along the roads, etc.

Lokacione legality

The basic principle of the location can generally be reduced to four basic laws: 1 law to minimize investment 2.zakon minimize transportation 3.zakon ravnomernog territorial development, and 4 law of the formation of business centers.

Law of minimizing investment. rational spending of available investment funds is the general requirement of economic development. Through him, the effect on propagation effects reservoir effect. Although the application sets the volume of each reservoir, however, if the "capital availability" more limited, the effects of accumulation of rational investment spending are higher. Two areas of savings are especially significant: the area of infrastructure and the area of housing and communal economy. Act to minimize transportation.



A large number of theorists location and spatial economics is of opinion that the content of these disciplines is reduced to the problem of transport and its minimization. Without exception, all dedicated to one or more chapters of transport or distance criteria, emphasizing its extraordinary importance. The importance of inclusion of this criterion in the choice of location was imposed following facts: - The transport factor comprises: a) the efficiency of transport, b) transportation costs and c) the application of both principles in relations with one hand, raw materials and energy-producer-consumer, ie, on the other hand, the production-consumption of the population in agglomerations. - The location of industries among the quantitatively most prominent factor is transportation. In over 50% of the sites the trucking industry is a crucial factor. - Transport is the most important factor of regional assertion location. Transport is a complex criterion, because it includes the cost and efficiency relationship. The relationship is manifold and includes not only globale 0proizvodnju and consumption, but all the structural elements: the types of products and agglomerations of people.

Law ravnomernog territorial development. evenly activation of locations has multiple significance: - It allows the elimination of polarization of territorial development, which affects the overall economic development, its dynamics and structure. - Is important to evenly izskorienje natural resources, because on the one hand, allows the utilization of total raw material base, on the other hand, prevents the excessive exploitation of natural resources ekstraktivnog character. - Allows the frame to maximize the market so that it covered all areas of the country and the entire population. This causes the need for the development of natural centers and emphasizes their importance in economic development. The realization of this principle at the site imposes the need to review some relevant relations, and getting to know the real significance of these relations. Among them, which are quite numerous and important are three: a) location, population, b) location-sector, c) location-organic composition. Exclusive, even the location of the prevailing distribution of the population can not be a criterion in solving the first locationpeople relations. Historically conditioned by the territorial distribution of population may not be the criterion of regional development. Relationship between location-sector contains the manifest branch-territorial problem. Certainly it is true that if we were when determining where to invest only had the individual branches of production with respect to their effect on the general rate of economic growth, and ignored the question of where to invest from the regional point of view, there could be neskladnog territorial deployment of productive forces. Relationship between location-organic composition has a problem of technical-economic optimization of capacity that is localized. Considering that among the factors of production immobile natural abundance, partially mobile workforce and the most mobile tool for work, it would seem that the selection of technical and technological level is not a problem. Nevertheless, it can not be evenly territorial development provide only locating large and technically the most modern facilities. Law of forming commercial centers. From the standpoint of economic development in the region are significant in relation to the settlement of the region are gravitational, propulsive and integrative functions. Such settlements are considered commercial centers. Each village is unable to have that role. There are, above all, lokacioni prerequisites to develop a resort in cenytar. The main among them are: transport, water, natural and social wealth. Economic centers are always located on main routes, traffic intersections, transfer points. Large-scale, rapid and economically efficient circulation of material goods, people travel, the expression is the assumption of intensity of life in commercial centers. The second prerequisite is lokacioni water. The importance of water for the location of the village was re-actualized.


Slobodan Maldini: Handbook for Builders and Investors The third requirement is lokacioni existing potential is given by nature or man-made, called the natural and social wealth. If the first two conditions are fulfilled, this becomes crucial. Within this component are the most important preconditions for agricultural hinterland, which ensures the supply of agricultural products which are used as raw materials and consumer goods as well, then the benefit of a construction site, lokacione advantages in relation to network infrastructure, favorable position in relation to various markets, the advantage for the agglomeration of population, etc.

Rent in urban

The task of the utility industry: a) that equipment given to land a variety of household appliances, b) that any "regulated land" makes available to investors - for housing and other purposes, and c) then, many different users of urban land continuously serving the relevant communal services.


Slobodan Maldini: Handbook for Builders and Investors Because the economy is emljita integral part of municipal economy. Basic economic categories in the economy is land rent.Rent is a specific form of income that occurs in all the activities in which the land is a factor of production in agriculture, mining, forestry, construction, etc. Economic theory has emphasized early and long-held interest in the form of income. The richness of the theory is confirmed by the complexity of economic categories, and its significance for certain, quite a big area of activity. In the developed capitalist society, production in agriculture also has the character of the commodity. Products are for the most part the market. However, in agricultural production, there are three main actors: the landowner, lessee of land and hired farm workers. The realization of agricultural products also achieved national income created by the very process of production. The distribution of national income involved three individuals. Workers belonging to the rent, the tenants of the country belongs to a portion of surplus value, and the owners of the other part of the surplus value, and one which appeared in the form of extra profits. Extra profit in agriculture is in contrast to extra profits in the industry-specific characteristics. Extra profits in the industry is dictated by the application of the capital, while in agriculture may arise as a result of using different natural conditions. Natural conditions provide extra profit but not its source.; In agriculture, on the difference izmeuniih individual and higher, socially recognized the cost of production. Extra profits arising from the different natural conditions of land as factors of production, called differential rent. In intensive agriculture where the additional capital investment to increase soil fertility, extra profit occurs in slightly different conditionality. Extra profit that occurs in this case, as a consequence of the intensification of production in relation to land where it is generated, called the differential rent II. Rent is determined leasehold agreement between a landowner and the lessee. The same principles and the formation of urban rent. Land also aims to build the private property of individual capitalists. They can use the land in two ways: either to be given under lease to a specific time period or to sell them. In granting land on lease claim and the differential and absolute rent. The basis for the existence of differential rent is limited stock of building plots. This limitation restricts the need for a specific fund of arable land. Limited funds plot has a different structure: Given its proximity to the city center, at the level of supply for household appliances (vovovod, sewage, built roads, greenery. Etc.), resulting from the additional capital investment, which usually perform most countries, industrial kapitelisti, at least owners of the land. Favorable position and supporting greater supply for household appliances entitles landowners to rent a larger property on the grounds that although they have not contributed. The nationalization of land is done for two main reasons: first to improve housing in the planned development of cities. Another reason for the enforcement of building land nationalization was the appropriation of urban rent. Holders of urban rents are building lots, which contain higher values for the realized utility investment: water supply, sewerage, electricity, telephone, etc. The sale of building lots of urban areas, the owner has regularly levied and urban rents caused by the additional investment in the form of utility investments even though such investment is not originating from it. Hence arose the need to vary the construction of city land in the region. Determination of the urban settlements and its construction area is determined by the scope of nationalization. Nationalization refers only to the construction area cities.



Urban zone

Living in the village built or projected surfaces have the same density everywhere existed, the percentage of use of building plots and building height. Method of using construction land area regulated plan purpose and plan of construction zones. In cities and urban agglomerations built in the past, the density decreases existed if the site away from the center to the periphery. Although the concept of urban housing units, method of construction, height of buildings and density existed dependent on such natural factors and created uslkova and objective understanding of the architect designing the space, it can make a difference with respect to density existed among different parts of the housing construction zones . Slbodne concept of setting up facilities justify the application of various types of residential buildings and to the family, individual, dual and buildings in a row on certain parcels, to the collective of free facilities, senior housing tracts and residential towers. For existing settlements, small, medium and large cities, construction of residential zone is divided by the method of construction of: a dense, central and development of the row. The development of dense residential blocks include the construction of the type of enclosed or semi-block. Secondary building consists of free housing or housing tract blades as separate buildings. Rarely built areas or settlements represent a system of building individual family housing buildings.

Urban zoning

City territory is divided into a certain area. The division of governing the form and use of new buildings, based on existing conditions and needs. Zoning provides specific business area at reasonable positions, in which it is forbidden to raise factory installations. Zoning allocates the necessary industrial land, where there are good transport links with the railway network, with waterways and output arteries and opportunities for expansion of the industry. Among those is a special territory, which is not subject to any limitations, which remains reserved for heavy industry, to raise the warehouse, blast furnaces, etc. Zoning determines the height of buildings according to their function in order to ensure a sufficient supply of air and light, to reduce the density and avoid the buildup of traffic. Zoning provides for the local trade area, with comfortable Susedsko position to residential neighborhoods, where they need the unique stores clustered. Zoning seeks to preserve the comfort, grace and tranquility of residential exclusion area commanders shops, public garages, laundry facilities, factory buildings and other commercial and industrial buildings. Zoning provides a single building line in residential regions of dwellings to ensure the sufficient supply of air and light and comfortable accessibility. It is also foreseen in the suburban regions of lateral and inner courtyards for each building, that would ensure a sufficient supply of light. The plot is regulated by establishing quotas for use of (building density). Zoning strives to maintain clean area commanders with a low building, where it restricts certain types of houses on specific regions.



The coefficient of land use

Percentage of use of building land depends on the density of construction, number and size of dwellings and density existed. This coefficient shows a developed gross floor area of the building in relation to the surface plot. Limit on this ratio by building regulations creates the possibility of conducting a free urban concepts with respect to dispositions of facilities and design space pronounced height dimensions. The coefficient of land use is an essential factor in the urban concept of free construction of residential complexes. This coefficient as a basic element of the residential complex becomes an influential factor in the disposition of objects in free space, and is dependent on the length and height of buildings, number of storeys and permissible meurastojanja zgradan with regard to hygienic conditions, insolation and vent. However, it is not important as a factor in the design of residential streets and blocks oivianog parcelisanog on the surface of certain size with established methods of construction. On the concept of urban residential blocks such influence: size of the lot, height and layout of buildings, insolation angle, pitch, etc. The coefficient of land use can be defined as the number that indicates the ratio of the sum of all gross povtina storey building to the sum of land surface or the surface of the corresponding complexes. The coefficient of utilization is a measure of the use of the maximum allowable area of all floors of buildings in relation to the sum of the surfaces of certain parcels or blocks on the surface or the surface complex. In determining the coefficient of land use can be assumed gross or net area of the complex, but given that streets are communally-traffic areas, it would Applying or calculate this coefficient was recommended to take only the net area of the complex.


Slobodan Maldini: Handbook for Builders and Investors This coefficient can range up to: - In a purely residential complexes: 1, - In commercial and residential complexes: 1.2. Areas under buildings may account for the net building land more than: - In a purely residential complexes: 30% - Medley of residential complexes: 40%. The coefficient of extraction of soil (K) multiplied by the net building area of residential areas (Pn) gives the total developed area (Pe) of all housing construction at a particular area: Pe = KxPn.

The plot, building

Under construction plot involves the cadastral parcels on the surface of which is the master plan aims to build, in terms of size and shape corresponding to prescribed conditions. The size of the surface lot, as well as the length of its sides facing the street depends on the zoning concept, character and density of settlements existed, and the coefficient of exploitation of land and height of buildings. In rural building plot size determines the plot, as a minimum size of individual building can be applied 200kvm the plot. The minimum length of the front parcel is determined by the type of settlements and construction purposes, or conditions of zoning concept (12, 14, 16 up to 40m). The depth of the plot is conditioned by the purpose of building blocks and transportation network. In determining Dubon parcel is guided by the principles of the construction and choice of housing types and heights of objects. The building is linked to the concept of urban settlement and the amount of objects. However, the principles of collective construction of social sector and law enforcement building on the nationalization of land enabled the realization of the concept of setting up urban housing in free space,Slobodan Maldini: Program for the new model of real estate development in Serbia


without limiting the areas that belong to objects.Application of parcelization and its strict enforcement is carried out in special nselja or parts of the village, where the characteristics of certain types of housing, population and economic habits are often conditional parcellation applied justified reasons.

Residential block



The term refers to the whole urban, neighborhood, group, urban block, whose primary function is housing a large population of a city. The first examples of apartment blocks, or four, we meet in ancient Rome, in the form of urban neighborhoods in which seu contained the famous Roman insulae, houses for rent. They are in very poor hygienic conditions and other residential, live representatives of the lower classes, paying extremely high rent to homeowners and speculators who gave them. Blocks of mass housing, in the sense in which they exist today, were used for the first time since the industrial revolution in the service of speculation, the government and bureaucracy. One might add, were proof of how the alliance between these two forms of government can put away a man of his goals and desires. Residential block that introduced modern architecture is an example of separated zonal part of the city, with a pronounced emphasis on the release of large free area between the housing and the increasing concentration and density of residential housing accommodation within the skyscrapers. Residential block is primarily part of the urban housing units, which, depending on the zoning concept can be framed residential streets, or free, and aims at the construction of residential buildings and associated facilities, improvement of certain public utility installations, as well as the formation of the necessary availability of green and recreational areas. When calculating the surface of the block, this can be seen as: gross area and net area. The gross area of housing blocks make up ground following purposes: - Complexes constructed residential buildings and related service facilities,



- Facilities for nursery and crib, as well as the grounds of utility facilities (power plants and garages), - Undeveloped fields of underground and overhead utility installations and squares, - Surface unutarblokovskih communication - Free green, recreational and gymnasium unutarblokovske surface. Net surface of the block, consisting of: - Complexes with apartment buildings and related service facilities, - Undeveloped fields (designed for utility underground and overhead installations), and squares, - Surface unutarblokovskih communication - Free green, gymnasium and recreation area, - Space between lines of regulatory block housing and the axis of the local streets surrounding the residential block. Types of construction

We can distinguish the following types of residential blocks, depending on their different basic characteristics: a closed system of regulating building without the inner lines, the closed system of construction with the outer and inner line with regulation line, semi-free system construction and system construction. Closed circuit construction without inner line regulation. The living parts of cities under capitalism was characterized by the construction of closed blocks that often have niisu k or foreign regulatory shed. Building blocks of the Interior is without any order, a percentage of the construction area has reached 80%, while the



density existed applied 2000 st / ha or more. This method of construction, especially in viespratnih rental buildings, created a little dark and deserted courtyards in a sealed housing shafts and wells. Hygienic conditions are ignored, and the notion of green in a residential block was completely abandoned. Closed circuit construction of the external and internal line with regulation line. As a second, more advanced level of the construction of apartment blocks, edged streets, is a closed system of construction with the outer and inner line with regulation line. The block is built in its scale residential buildings. This provides a more favorable housing conditions. Way to build a closed block allows the application of symmetry when solving the canvas wall. Due to the closure block with edge residential construction, not able to properly vent a horizontal well. The reconstruction of such building or upgrading of closed blocks seem to be attempts perforation individual surface parts of buildings, thus creating direct contact with the street yard. Closed blocks are mainly provetravaju only vertical flow of air. The good side of closed blocks is that they allow a relatively proper insulation only by housing blocks favorably oriented. Semi-open system construction. The third stage is semi-open system building blocks of residential streets edged. Semi-open system building blocks are those blocks in which the longitudinal and frontal parts of residential buildings in some places left. Objects can be set to regulacionoj or building line, so that the interior of the block, allowing the composition in its construction by applying various types of buildings. This system is very convenient because it allows you to create visual look with deep penetration or the



application of the concept in mind meandarastog erection of a building. As a principle, this system in combination with the application of free housing tracts-blocks or individual houses, and can be applied in existing residential blocks and the reconstruction of city streets, in which case it tends to break the monotony of streets constructed with a full wall screens corridor system construction . By placing objects in the foreground or in the final part of the perspective of looking at the environment, residential blocks of street space may alternately be formed, thereby exposing the architecture of buildings or architecture of the complex. Semi-open system building blocks of flats, with its conception, disposition and height of building facilities, the reconstruction of the main street offers the possibility of always looking at new and regular updated images and experiences. The good side of this system is the possibility of horizontal and vertical vent, the application of solar radiation by objects within the block are not under the conditions regulating the line, but the concept of urban solutions to the complex. However, this system does not provide the same conditions of solar radiation for all apartments. free system construction. Open system building block housing complex-framed streets seem faszu fourth of its development. By the time development of the conception, construction of an open system can be divided into: - Construction of an open system with housing tracts parallel street, way down the block; - Construction of an open system with housing tracts oriented perpendicular to the direction of the street. Both methods of construction available in the form of housing tracts



require a properly functioning utility equipment and maintenance free green space. Horizontal and vertical vent system provides this advantage. in proportion to the manner of building these systems require a high percentage of construction and high-density existed. Their solution to placing objects in the block edged streets, provide a larger freeplanted areas. This system allows the construction of the concentration of sites and has a great economic advantage, but the group of objects placed in parallel creates uniformity.

Analysis of the residential complex



Analysis and documentation of the residential complex to be determined by: size, population, area and related purposes. Analysis and Documentation processing ureajnih city's foundation and development of urban studies can be conducted separately for: - Urban residential units (residential communities), - Residential zone as a whole (urban agglomeration, village, region, city). Residential community as an urban unit can be seen in the following areas: - Gross urban housing units, - Net unit urban housing: getting up when the gross area of the refuse area of communication and the importance of urban areas for urban purposes, - Residential territories: a residential building with its free surface, a commercial yard, gardens and yards, playgrounds for children, etc., - Communication: the importance of urban and local importance (about 10% of the net area) - Monitoring and communal facilities: schools, nurseries, crib, shops, services, garages, - The city needs: the surface consists of a complex of public and community facilities that serve a wider area, not the housing unit.



Urban Planning Conditions

represent the type of urban project that is given to the investor as a condition for building. Urban development shall contain all the elements and limitations that exist for the subject site which are given in detail, regulation or general plan. The urban conditions exists: situational plan of the site or mooring ucrtanog dimensions of the building, regulation, building lines, the basic parameters of the urban locations - the degree of development, coefficient, index of construction land, number of storeys, gross building area of the building. Urban development conditions provide the necessary conditions in terms of visual identity of the future building: the basket or a flat roof, architectural style, purpose facility, the relationship of various Application in the house. Urban development requirements, in addition to building elements include: the requirements for the design of water supply and sanitation, the requirements for the design elektrosnabdevanja (power agreement), the requirements for the design of district heating, etc. Urban planning conditions contain an



extract from the cadastre of underground installations, an excerpt from the traffic plan and back the other relevant documents necessary for the development of architectural projects.

Conditionality in architecture The modern architect is more than ever dependent on the collective patronage, be it state, local government or board of directors investors. He must carry out certain business decisions of investors, thereby accepting the conditions imposed by such a group.Choice or decision about whether one will be built in an architectural object, above all, the decision was political in nature, rather than architectural. Also, the architecture in a very small degree of influence on the lives of residents or users of the built architectural structure. Thus, we can not say that the architecture is one that can change its society, which is based on today discredited ideas of architectural determinism, before it could be said that the architect has a small but significant impact on residents.



Terms of reference

The main part of the terms of reference include the program as an expression of physical content of the object. The program shall identify: category of object, structure and capacity, functional requirements, technical and material resources and All other special conditions as a necessary element of the task. Categorization of the architectural structure is not an accurate Agency, a division of the individual groups and varies in a wide range of housing across the social and other facilities of a public character to mnjih or major physical intervention planning. Capacity can be repeatedly checked, or as a data area, or a certain number of flats, beds, jobs, the unit area, the gross product or otherwise stated sizes. While the structure determines the spatial relationship of elements and principles of its organization, the capacity to prejudice the entire quantum of architectural space. Special requirements of the program, which can be optionally given, cover various aspects related to the specific character, character, disposition, or any other aspect of the future building. Here are all the elements of location, as part of urban conditions, natural and geographical preconditions framework of financial and material resources construction phase of implementation, etc.Slobodan Maldini: Program for the new model of real estate development in Serbia


It should be noted that the interests of particular importance to the architect-engineer directly involved in the work on the construction program and project task from which it arises, which in itself greatly facilitates the forthcoming efforts to resolving all the elements, from concept to detailed elaboration.

Design in Architecture

Design as a phase in creating a space, among other things, utvrivanje content - a process that occurs there. They express circuits and breaks down into units and sets of defining them by their means. A designed circuit can be analyzed many times with different point of view, when determining the nature of its composition and reciprocal



action, with the sweater hand analysts can do individually to show that crucial consideration. But that does not mean that the order in the design just the sum of the individual observations of architecture has given results. Trying to many injenicee in the field of design should be included in systematic reviews, and that there have not determined the relations between these data at all levels of resolution, showing the daily practice of projecting glaring deficiencies. Disregard the dynamics of relationships and wholeness in units of the systematization zastarevaju very quickly, they lose their topicality .. Does not need to understand that this observation concentrates only on the horizontal and vertical plan, but rather as the process extends to all phases and includes design elements, their proportional relationship, material composition, the characteristics of the structure, set in its full meaning.Research in this direction - at any time - the whole point, circuits and their interconnection; pation values determined by analytical procedures are defined exclusively by their mutual relations. Here the unit acquires its meaning only in certain relations within: selected unit of purpose can not be abstractly defined. It is always a product of interpretation of relations and purposes pation by all higher purpose. Under the higher purpose it is necessary to podrazumevati those that define the space in a continuous chain of units to the urban, urban, middle of the World. Takose these units, given the position or level of observation (area, city, country, etc.), can occur at different levels. The size and quality of data that define the design process, under certain conditions in a given observation have been assessed as the highest unit, it is possible that the higher level, in the middle of the next, in other mutual relations of this new environment participate as the base unit of its education. Wanting to discover this inner dependence of individual truth, just by defining the relationships within, an indication designing process, we are forced to take up a deductive-analytical method: accepting that in



each unit, or what it defines the visible characteristics of an intricate assembly. By determining the starting values for the organization of an assembly, and the rules by which these jadinice Plitvice Lakes to them, requires the presence of overall relations in the phenomena observed. Architect monitored variable processes of everyday life in which the totality of the answer to the need for continuous modeling of these units, as well as their terms of degrees, according to the different communities. Determining the value of space in the new environment, we examine the conditions for the activities of users in the world of biological, social and technical considerations in relation to the existing natural, urban environment. In this dual conflict is based on the quality of the new environment are subject to examination and determination of the hierarchical relationship among the values.So viewed, each architect organization is only one degree of possible environments in an unbroken chain of the biological unit through the family, city, country, etc. For these reasons, the design requires examining not only the relationship between different levels of the environment, but also among sizes that provide basic usability space. Size of the number and quality of required data differ, each of them implies the existence of content lower order - but not simply the sum of - as well as conditions for its development in the higher-order unit. According to the method which we have decided - deductive and analytical - the answer to our basic question in the Builder to develop the knowledge, and our further interest will be directed towards the apparent presence of architecture in our field of vision.Her whole is still primarily occurs as a natural solution to the relationship and the new environment and the relationship between the user and its attributes.





Creating an architectural design

Architectural design as a distinct social activity, manifested through concrete definition, ie, architectural or urban complex, a specific form of human activity, which contains the complex values of the cognitive and creative man's range. A. K. is essentially the art, knowledge and skills of building construction in order to create the organized interior space intended for a wide range of needs of man's life and activities. The basic elements a.k. are therefore: the internal architectural space defined by an intended purpose (housing, work, movement, leisure, cultural life, meditation, burial, etc.) and architectural body, and with their specific structural component of realized and protects the internal architectural space to mention, its a Compositionally -formal component aligns individual structural elements (volume, surface, walls, columns, openings, etc.), and connects them into a harmonious whole.Architectural creativity, developed through history into the framework and under the conditions of formation of the broad need for an organized space within the development of social life, it defines the space needed to man the manifestation of different aspects of his physical and mental life activities. Definition of the architectural organism (an object or an urban ensemble) must therefore meet the quantitative requirements of physical and mental demands of the qualitative component of man's activities, this means that architectural kreacijia must essentially be properly defined both in quantitative and qualitative terms.



In quantitative terms, defining the architectural creations had to hold a rational and functional space is organized, logical, and formed the material used, empirically or analytically determined by the dimension of the structural system, etc. In a qualitative sense every architectural creation defines conducted harmonious adjustment of these spatial and quantitative structural elements, whichShe realizes the value of certain architectural space and the Corps, through which architectural creations became the holder of a creative reflection of the ideological and emotional achievements of the community. Through such achievements, and earned value, the architecture defines itself as a category-specific social activities, which contains technical and artistic components of human activity. comprehensive architectural creations made from solutions of the two main groups of components, one of which is the technical nature of spatial communication with the consequence of a functional definition of their physical body and statically stable constructive definition of his cabinet, and the other is conceptual and emotional space - the experiential and formative - experientialnature, with the consequence of the orderly harmony of their definitions of spatial and formal elements. The first component, which determines the location and orientation, organizes and connects the spaces defined quantity, material, construction, etc., are solved on the basis of analysis of the object and the static stability of the structure. This analysis, the author carried out the power of their own achievements in the field of scientific knowledge of the legality of a series of social, natural and technical sciences, such as science on the development and organization of human society, biology, statistics, science of design, the study of structures, Strength of materials, structural design and many more. The second component, which defines the power of expression and harmony, or more profile physiognomy of an object - a component, the values that reflect idejnost and emotions, aspirations and feelings of a



certain epoch of social development in a particular territory and within certain ethnic and political entities, occurs as creative artistic reflection of a specific (artistic) realize the objective realities of life, defined by the creator of the underlying concept of his personal and emotional quality, a more intensive level of its creative power of interpretation. It is essential for the overall process of defining the architectural concept, that during the creative process of solving these aforementioned components must be developed and sazrevati synchronously, and that both components of quality achievement must act as unique as the final synthesis, manifested

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Slobodan Maldini: Handbook for Builders and Investors