It is impossible to fully study the geography of the state without knowing how people actually settled the lands and developed natural resources.

After all, their activity was the basis on which modern geographical science was eventually founded. The study of the historical settlement and development of the territory of Russia is an integral part of the educational process.

Development of new territories

For the first time, the territory of Central Russia began to be settled by Slavic tribes back in the 8th century; for a long time, the territory between the Oka and the Volga was the eastern part of Kievan Rus.

However, after the invasion of the Mongol - Tatar conquerors, in the XIII century a new state formation was formed on this territory, the center of which was Moscow. This was the first step towards the emergence of our own statehood of our Motherland.

Over time, the population of Central Russia begins the gradual development of new northeastern lands. The plains of the Northern Dvina, the coast of the Kama and the White Sea were settled. In the middle of the 16th century, the Astrakhan and Kazan khanates joined the Russian state, thus, the Volga basin was annexed to the territory. (see topic).

It was at this moment that the state acquires its multinationality: not only the descendants of the Slavs live here, but also the Tatars and Bashkirs. The main obstacle to the development of new lands for the Russian people was the mountain system of the Urals.

But already in 1581, Russian detachments, led by Yermak, were able to cross the Ural Range, thus opening the way for the people to the vast expanses of Siberia and the Far East.

However, the harsh climatic conditions of these regions did not contribute to the resettlement of people from the central part of the state, which is more favorable for life.

More actively, the settlers settled in the steppe lands, which were located south of the Oka, conquering territories from the Tatar nomads. The active development of Siberia coincides with the beginning of the development of production and agriculture in the 18th century.

It was from this period that the mass development of the whole lands of eastern Siberia began, which lasted for two centuries and finally ended only in 1950.

Farmers settled both in Siberia and in the territory of the northern part of modern Kazakhstan, where to this day the majority of the population is Russian.

Settlement of the Far East

With the arrival of Russian settlers to the territory of the Far East, a new page began in the history of this region. The lands of the Amur region began to be developed from the northern part.

The first Russian settlement in this region dates back to 1639. Until the appearance of the Russian people in these territories, the tribes of the Duchers, Natks, Gilyaks and Daurs lived here. The wealth of the region's resources, its access to the sea accelerated the process of resettlement of peasants to these lands.

In the 19th century, the construction of the large cities of Sofiysk and Khabarovsk began in the Far East. For a very long time, the Far East was a kind of territory for the "re-education" of people objectionable to the government.

The economic development of the territory is initially determined by the natural conditions of life and the economic activity of people, i.e., the ecological and resource potential of the landscape.
The resettlement of people and the economic development of the territory are two sides, or two aspects, of a single historical process. The traditional idea of ​​the development of the territory has a one-sided, utilitarian-economic character, it lacks consideration of the functions of the landscape, the role of its ecological and resource potential as a necessary primary prerequisite for any development.
The concept of the type (type) of development can be considered the most generally accepted, which corresponds to the direction of economic activity or the leading branch of the economy - from the most extensive forms (gathering, hunting, grazing) to intensive farming and processing industry. The economic development of a territory, as a rule, is most connected with its production and resource potential, which does not always correspond to the ecological potential. The location of the main types of development of the territory is subject to geographical patterns.

Types of development are associated with types of land (or territory) use. This concept reflects the way of using the resource potential of the landscape, which finds its concrete expression in the nature of the land (natural fodder, hunting, arable, etc.).

Assessment of the level of development of the territory is a complex and debatable problem, the solution of which can be approached from fundamentally different positions. The assessment of the development of the territory should be based on a wide range of indicators reflecting the degree of correspondence between the economic use of the landscape and its natural potential. The main criterion for the level or intensity of development of the territory should be considered the efficiency of reproduction of natural resources, and the most developed territories - cultivated areas, using technologies that allow achieving maximum productivity at the lowest cost and minimal environmental damage. Compliance with all three conditions can only be imagined as an ideal. As some approximation to such an ideal, we can consider individual examples of highly productive . When assessing the development of the territory on a regional scale, the most important feature is the share of cultivated land in the total area of ​​the region.
As a rule, within the landscape, and even more so geosystems of the meso- and macro-regional level, there is a combination of various types of economic development and the corresponding types of land use.
The modern development of the territory, or rather landscapes, is the result and at the same time the stage of a long historical process of interaction between the population and the natural environment. Therefore, the analysis of the current state of affairs should be preceded by a historical and geographical analysis of the territory.

The highest level of development is inherent in the landscapes of the steppe Ciscaucasia and the Eastern European forest-steppe, which are confined to the zone of ecological optimum. Here, the highest plowing is observed - 60–70%, the absolutely predominant background type of development is intensive agricultural. In the structure of agriculture, animal husbandry is also of significant importance, but it is not based on the use of natural forage lands, the share of which in the total area does not exceed 5-10%, but on field foraging. High agricultural development is combined with a significant population density and urbanization, the presence of industrial centers.

The relatively high development and population of the steppes, which are predominantly classified as pre-comfortable with a relatively high ecological potential, is due to their significant agro-resource potential - soil fertility and increased heat supply. As for the water deficit, it is easier to deal with it than with the lack of heat, using transit runoff, groundwater, and artificial irrigation. In terms of the level of agricultural development, the steppe landscapes are almost as good as the landscapes of Ciscaucasia and the Eastern European forest-steppe. Plowed area here reaches 50–70%, but at the same time, the share of natural fodder lands rises to 10–12%. The centers of industry and urbanization in the steppe landscapes are ubiquitous, but uneven; in some cases (the Russian part of the Donbass), the industrial type of development acquires a character close to the background.

According to the type and level of development, the Eastern European zone of broad-leaved forests is close to the forest-steppe. Plowed land is somewhat reduced, but cultivated land still occupies at least 40–50% of the total area and retains the value of the background type of use. At the same time, urbanization is increasing, and the share of industrial forms of development is increasing. The remains of forests (more or less severely disturbed) occupy no more than 20–30% of the area, and most often only 5–10%.

As the heat deficit increases, there is a rather sharp reduction in the level of agricultural development of landscapes, and other, more and more extensive forms of land development and use begin to acquire background significance. Already in the landscapes of the Eastern European subtaiga, located in a zone of relatively high ecological potential and close to optimal habitat conditions, the plowed area is reduced to 40–25%, and in the southern taiga it is close to 12% on average. Continuous agricultural development gradually turns into a focal one, and forest lands, mostly unproductive, acquire a background value. From 30 to 50-60% of the total area falls on heavily disturbed and derivative forests - the result of long-term and irrational forest management and selective, with low efficiency, agricultural development (significant areas of derivative forests were formed on the site of abandoned arable lands and meadows). At the same time, one cannot fail to note the high urbanization and "saturation" of the territory with objects of industrial development (including such specific ones as reservoirs).

Farming in the Eastern European middle taiga and, to some extent, southern taiga landscapes of Siberia with an average level of ecological potential and hypocomfortable living conditions has a patchy character. The share of cultivated land in the land fund is measured in tenths of a percent and only on the Russian Plain is slightly higher than 1%. Farming is mainly oriented towards maintenance, since with a lack of heat, forage grasses turn out to be the most effective crops. The main type of development is determined by the presence of . Here are the main timber bases of the country. However, timber industry development cannot be considered background, as it has a selective character, dictated by the possibilities of access to forest areas and transportation of harvested wood. An extensive form of development typical for these landscapes should be considered hunting and fishing. Dispersed, mostly small and medium-sized, industrial centers are mainly associated with the extraction and processing of mineral raw materials.

The landscapes of the northern taiga, and in the east also of the middle taiga, have a low ecological potential with a sharp lack of heat and unfavorable (uncomfortable) living conditions. A significant part of the territory (including with huge swamp systems) practically remains undeveloped. The low productivity of forests and their inaccessibility due to the underdevelopment of the transport network limit the forestry use of the territory. Farming in the open field is possible in particularly favorable local locations. Equally local is the use of floodplain meadows. The development of the territory is characterized by traditional extensive industries - hunting and fishing, and in some areas with forest pasture reindeer husbandry. Separate centers of industrial development are confined to deposits of mineral resources.

The landscapes of the Subarctic, with their extremely low ecological potential and habitat conditions close to extreme, are characterized by extensive development. The specificity of the traditional form of development of the territory is determined here by the presence of natural fodder lands for pasture nomadic reindeer husbandry. The main type of land use, which occupies most of the area of ​​the tundra and forest-tundra, is natural reindeer pastures; hunting and fishing are of subordinate importance. Reindeer pastures occupy up to 70-80% of the area, however, due to the extremely low productivity, the efficiency of their use is low. Over the past decades, the economic development of the Subarctic has been increasingly strengthened by the industrial direction associated with the development of mineral resources - oil, gas, coal, and non-ferrous metals. The expansion of the areas of land disturbed by mining, including open-cast mining, is acquiring regional significance in the subarctic landscapes of Western Siberia, in the Bolshezemelskaya tundra, the Norilsk region, etc.

With the development of industry and urbanization, specific types of land development and use are associated. The territory is occupied by objects that have no analogues in the natural landscape. These are settlements with industrial enterprises, residential areas and public utilities, highways, oil and gas pipelines, and other engineering structures. The distribution of territories of this type has a focal character, and in terms of the area occupied (0.8% of the entire territory of the country), they cannot be compared with the background types of land use. However, in terms of the intensity of the impact on landscapes and the ecological situation, this type of territory development significantly exceeds the pre-industrial forms of territory development and is qualitatively different.

Large cities are characterized by the most concentrated and “complex” development of the territory, while there is a tendency towards the formation of vast urban agglomerations and megacities.

What legal instruments does the Town Planning Code of the Russian Federation provide for investors and developers? What legal problems can they face when concluding agreements on the integrated development of the territory, the development of the territory? The answers to these and other questions are in the EJ material.

In July 2016, Federal Law No. 373-FZ of July 3, 2016 was adopted, which introduced significant changes to the Town Planning Code of the Russian Federation. Namely, the requirements for documentation on the planning of the territory were established, the list of tools allowing for the integrated development of the territory was expanded. Within the framework of the conference "State Regulation of Urban Planning - 2017", organized by "ASERGROUP", Maxim Popov, Ph.D. in Law, Head of the "Real Estate and Construction" department of the law firm Goltsblat BLP, spoke about the features and problems of various legal forms for the implementation of integrated development of territories .

Why did the legislator begin to pay increased attention to the urban planning sphere?

The need to reform the urban planning sector has been brewing for a long time. We can single out the following prerequisites that have led to the ongoing changes.

First, the number of free (not encumbered with the rights of third parties) public land suitable for large-scale commercial development has decreased. Previously, a potential investor could easily find large land plots in the city and not far from it, free from the rights of third parties. Today, plots suitable for large-scale commercial development are becoming smaller and smaller.

Secondly, the lease of a public land plot has lost its investment features. In particular, we are talking about limiting the possibilities to change the purposes of its provision or the type of permitted use. Ten years ago, such a lease was not much different from the ownership of a land plot. What was it? Legal entities quite calmly acquired public plots on the right of lease. At the same time, any purpose of use could be declared: for a parking lot, construction of a shopping center, etc. In fact, the subject was in no hurry to build up the site. The tenant was waiting for another person interested in building this site. When such a person appeared, the plot was given to him on a sublease, and his legal regime was transformed into a new tenant. There were no problems with changing the purpose of granting the land, or with the extension of the lease. In addition, the rent was not the highest.

The situation has begun to change since 2012. A stable practice has been formed at the level of the highest courts, which excludes the possibility of changing the purpose of providing a leased public plot. If the site was taken for parking, then it must be used for parking. Changing the purpose of the grant came to be considered circumvention of the law.

Since March 2015, a new edition of the Land Code of the Russian Federation has come into force. The pre-emptive right to conclude a lease of a public plot for a new term has been excluded - as a general rule, it cannot be leased out without bidding. According to paragraph 3 of Art. 39.6 of the Land Code of the Russian Federation, citizens and legal entities that are tenants of publicly owned land plots have the right to conclude a new lease agreement for such land plots without bidding only in two cases:

1) if the land plot is leased to a citizen or legal entity without holding an auction;

2) if a land plot is provided to a citizen at an auction for horticulture or dacha farming.

The cadastral value of a land plot has become huge, so it is not so easy to keep land plots on a leasehold basis. Once comparable to ownership, today renting a public lot has become unprofitable. Finally, the financial possibilities of municipalities for the construction of communal, social and transport infrastructure facilities have sharply decreased.

Activities for the integrated development of territories: a general concept

Integrated and sustainable development of the territory is a general term. Under it, it is necessary to understand the activities for the preparation and approval of documentation for the planning of the territory for the placement of capital construction facilities for residential, industrial, public, business and other purposes and the utilities, transport, social infrastructure facilities necessary for the operation of such facilities and ensuring the life of citizens. In addition, such activities involve carrying out works on architectural and construction design, construction, reconstruction of these facilities.

Currently, there are four forms of integrated and sustainable development of the territory:

development of a built-up area (Articles 46.1-46.3 of the Civil Code of the Russian Federation);

integrated development of territories (Article 46.4 of the Civil Code of the Russian Federation);

integrated development of the territory at the initiative of the right holders of the plots (Article 46.9 of the Civil Code of the Russian Federation);

integrated development of the territory at the initiative of the local government (Article 46.10 of the Civil Code of the Russian Federation).

Built-up area development

The most likely area of ​​practical application of this form is the regeneration of a territory with dilapidated apartment buildings in the absence of a clear possibility of withdrawing land plots for municipal needs.

The development of a built-up area is allowed if such area has:

emergency and to be demolished apartment buildings;

apartment buildings, demolition, the reconstruction of which is planned on the basis of municipal targeted programs;

objects of communal, social, transport infrastructures.

The decision on the development of a built-up area is made by the local government of a settlement or district in the presence of an urban planning regulation, as well as regional and local standards for urban planning.

An agreement on the development of a built-up area is concluded based on the results of an open auction. The winner receives the right to provide land plots not encumbered with the rights of third parties without bidding (part 8 of article 46.1, paragraph 9 of part 3 of article 46.2 of the Civil Code of the Russian Federation, article 39.5 of the RF LC).

It is important to take into account the legal position of the Armed Forces of the Russian Federation, set out in Ruling No. 309-KG15-5924 dated October 27, 2015 in case No. A07-21632/2013, according to which the conclusion of an agreement on the development of a built-up area is not a sufficient basis for the seizure of land plots for state ( municipal) needs.

Quoting the Document

The provisions of Part 3 of Art. 46.1 of the Town Planning Code determine the conditions for making a decision on the development of a built-up area on which apartment buildings are located, and do not directly apply to owners of land plots in relation to the decision on the issue of their forced withdrawal.

In itself, the conclusion of an agreement on the development of a built-up area is not a basis for the seizure of land, since such an agreement only regulates the procedure for implementing the decision on the development of the territory adopted by the administration, while the possibility of withdrawing a land plot from the owner is due to the presence of state or municipal needs.

What are the main problems associated with the operation of this mechanism?

Although the law focuses on the complexity of the territory, often in practice everything happens differently.

Imagine a quarter built up with dilapidated houses. An investor comes and realizes that he is not interested in settling the whole quarter - it will take too much money. It is interesting for an investor to take into work only a part of the quarter - to resettle several houses and build an apartment building. Dilapidated buildings still remain around this house.

Formally, urban planning legislation provides him with such an opportunity. According to paragraph 1 of Art. 46.1 of the Civil Code of the Russian Federation, the development of built-up areas is carried out within the boundaries of an element of a planning structure (quarter, microdistrict) or its part (parts). Thus, there is no requirement in the law that the project should cover the entire territory of the quarter. As a result, in practice, instead of the normal integrated development of the territory, targeted projects are being implemented.

There is another problem. According to paragraph 3 of Art. 46.1 of the Civil Code of the Russian Federation, a decision on the development of a built-up area can be made if such territory is located:

1) apartment buildings recognized in accordance with the procedure established by the Government of the Russian Federation as emergency and subject to demolition;

2) apartment buildings, demolition, the reconstruction of which is planned on the basis of municipal targeted programs approved by the representative body of local self-government.

In addition to these facilities, in the built-up area, in respect of which a development decision has been made, there may be only engineering infrastructure facilities that ensure the operation of multi-apartment buildings only. Meanwhile, in reality, as a rule, there are other capital construction projects on the territory, for example, sheds. In practice, when making a decision on the development of a territory, they try not to notice this fact, but formally there are grounds for challenging the decision.

This form is often disadvantageous for the investor. It is responsible for the resettlement of residents. Moreover, the local government is often not able to clearly calculate the amount of payment under the contract for the development of built-up areas.

Integrated development of the territory

Integrated development of the territory (IOT) is carried out in the field of construction of the main residential / non-residential facilities with the initial provision of a site from public land. The mechanism in this case is as follows. At the auction, land plots are provided that are not encumbered with the rights of third parties. The winner of the auction concludes an agreement on IBA (Clause 6, Article 39.8 of the Land Code of the Russian Federation). Only a legal entity can participate in the auction for the right to conclude a lease agreement for a land plot for integrated development (Clause 2, Article 46.4 of the Civil Code of the Russian Federation). Public hearings are not required for planning and survey projects.

Most importantly, the primary land plot must be free from the rights of third parties. What is meant here?

There is a large plot of land in the city. The city wants to build a microdistrict or an industrial park there, the site is put up for auction. The winner of the auction signs contracts for the lease of the land plot and the IBA, undertakes to divide the array into individual land plots, common use, and infrastructure facilities. A schedule for the development of the territory is approved, sanctions are established for violations of this schedule.

This is a greenfield project - a large empty land is being developed in an integrated way.

Turnover of plots for RCT and IBA

When it comes to the development of a built-up area (BCA), the object of the auction is the right to conclude an agreement on the CTA. Then, having already become a party to such an agreement, a private entity receives the right to use land plots in the territory.

In CAT, the situation is different. First you need to win the auction for the conclusion of a lease agreement for a public land plot.

Is it possible to “sell” the right to lease a land plot to other persons? There is some factual assumption (parts 7, 8 of article 46.2 of the Civil Code of the Russian Federation), although the law does not directly provide for this. The problem is that in 2015 changes were made to Art. 448 of the Civil Code of the Russian Federation, according to which, if the contract can be concluded only at auction, then in this case the party to the contract must fulfill its obligations personally, the assignment of the lease right is prohibited. Can the norms of the Civil Code of the Russian Federation be considered special? Unfortunately, there is no practice yet. And a negative situation with a refusal to transfer rights under a lease agreement is quite likely.

The question also arises, what obligations are transferred to new tenants? The law allows a very simple situation, when the rights and obligations for all participants are transferred. In practice, the situation is different.

Let's imagine: a trading network wants to lease only one site from the entire territory. Do the rights and obligations of the original developer throughout the microdistrict pass to it? There is nothing in the RF GK about this. In practice, this issue can be resolved as follows. When rehiring, a new tenant "enters" the project as a party under the RZT or COT agreement. At the same time, the contract specifies that he, along with the tenant, is not liable for all obligations related to the development of the microdistrict. But in this case, the consent of the city is required. Local authorities are often afraid to do this, because "tidbits" will be built up, and social facilities will not be built.

On the whole, it should be concluded that the CRC of the Russian Federation is not complete in terms of reflecting the possibilities that exist in practice.

Comprehensive development initiated by the real estate owner

This form is used in the construction of off-site infrastructure on public land at the expense of one or more land owners. An agreement on the integrated development of the territory is concluded. A party to it may be the owners of land plots or tenants of land plots that are in public ownership. There must be at least five years remaining until the end of the lease term. On the part of the authorities, the contract is concluded by LSG bodies.

To implement this form, it is necessary to have obligations for the construction of communal, transport, and social infrastructure facilities. This can happen both at the expense of the budget and at the expense of copyright holders (clause 3, part 14, article 46.9 of the Civil Code of the Russian Federation). But if the budget pays, then why, in principle, this project? In practice, the obligations for the construction of such facilities will be assumed by the right holder. In this case, he will receive some advantages.

Let's imagine a situation: an entity acquires a land plot for the construction of a shopping center, the plot is located near the highway. So that buyers can call in, you need to build a flyover. The subject asks the lawyer how to build it? He does not want to act as a developer - he wants the local authorities to build, and he paid. The Integrated Development Institute, on the initiative of the owner of the real estate, makes it possible to finance the construction of the overpass in a targeted manner. What are the other benefits? Several land owners can participate in the project.

One of the conditions for concluding an agreement on the integrated development of the territory is the approval of documentation on the planning of the territory in relation to their own and free from the rights of third parties to public lands (parts 7-10 of article 46.9 of the Civil Code of the Russian Federation).

For the purposes of construction of utility, transport, social infrastructure facilities, land plots that are in state and (or) municipal ownership and not encumbered with the rights of third parties are leased to right holders who have concluded an agreement without bidding (part 8 of article 46.9 of the Civil Code RF, subparagraph 13.3, paragraph 2, article 39.6 of the Land Code of the Russian Federation).

Comprehensive development of territories at the initiative of the local government

This form is used when it is necessary to regenerate a territory with dilapidated (inconsistent with urban planning regulations) non-residential fund, dilapidated low-rise housing. It is characterized by wide opportunities for the withdrawal of land and its further provision for commercial use.

What territory can be an object of complex development in this case? Article 46.10 of the Civil Code of the Russian Federation speaks of several types of territories:

1) where capital construction facilities (with the exception of apartment buildings) are located, recognized as emergency and subject to demolition in accordance with the procedure established by the Government of the Russian Federation;

2) on which capital construction facilities (with the exception of apartment buildings) are located, demolition, reconstruction of which is planned on the basis of municipal targeted programs approved by the representative body of local self-government;

3) types of permitted use of which and (or) types of permitted use and characteristics of capital construction objects located on which do not correspond to the types of permitted use of land plots and capital construction objects and the limiting parameters of construction, reconstruction of capital construction objects, established by the rules of land use and development;

4) where capital construction facilities are located, recognized as unauthorized buildings in accordance with civil law.

Such objects should occupy at least 50% of the territory. Thus, both ordinary plots and real estate objects can be located on the territory. The interests of their right holders in this case will suffer.

In order for a settlement or urban district to make a decision on the integrated development of the territory, it needs to reflect the territory in the rules of land use or development. The question arises: is it necessary to somehow check in advance whether there are signs of such territories? The law does not provide an answer.

Article 56.12 of the Land Code of the Russian Federation provides for a simplified and accelerated procedure for the withdrawal of land plots for these purposes. The first feature is that only one month is given to sign the withdrawal agreement. The second is that the court decision on the seizure is subject to immediate execution. After the appeal, there will be demolition immediately. In cassation, in fact, only the question of the amount of compensation is decided.

This is a very good tool for large developers. The developer sees a gray building. He will not be able to buy every object in such territory. Then he goes to the authorities and offers them a project. In this case, the authorities receive a normal microdistrict as a “bonus”. The cadastral value of land plots is increasing, which provides more income. The developer, in turn, cleans the land from third-party objects with the hands of the authorities and receives it for his own purposes.

;color:#111111">in the past lessons, we have considered the anthropogenic impact on nature and found out that almost all landscapes on the territory of Belarus are anthropogenic.

;color:#111111">The topic of today's lesson will be:;color:#111111">Development of the territory.

;color:#111111">Open your notebooks and write down the date and topic of the lesson.

;color:#111111">Natural and anthropogenic landscapes are the basis of human life. In the process of economic activity, he uses natural resources: water, land and others.

;color:#111111">Natural conditions can both contribute to human life and cause great difficulties in the development of the territory.

;color:#111111">- What territories do you think are unfavorable for development and economic use?

;color:#111111">(deserts, mountains, swamps)

;color:#111111">For many centuries the population of the Earth was small, and this population was distributed in the most favorable areas.

;color:#111111">- What centers of origin of civilizations do you know?

;color:#111111"> (Mediterranean, Southeast China, Interfluve)

;color:#111111">As a result of economic activity, a person actively developed the territory, while he cut down forests, built housing, cultivated land, laid communication lines, etc.

;color:#111111">So what is territory development?

;color:#111111">Development of the territory is any use of the territory for various types of economic activity. The main sign of the development of the territory is human settlement.

;color:#111111">

;color:#111111">Differences in natural conditions cause different levels of development.

;color:#111111">What territories do you think are more developed?

;color:#111111">(with higher concentration of resources, and favorable natural conditions: Ruhr, Mediterranean, etc.)

;color:#111111">In accordance with the type of economic activity, the types of territory development are distinguished.

;color:#111111">There are 4 types of development in Belarus:

1. ;font-family:"Times New Roman";color:#111111">Agricultural
2. ;font-family:"Times New Roman";color:#111111">Industrial
3. ;font-family:"Times New Roman";color:#111111">Vehicle
4. ;font-family:"Times New Roman";color:#111111">Recreational

;color:#111111">Write the diagram in your notebook

;color:#111111">Agricultural development.

;color:#111111"> The natural conditions of Belarus determined, first of all, its agricultural development. Since ancient times, people on the territory of our country began to cut down forests and develop land for arable land. That is why the most common type of natural and anthropogenic landscapes in Belarus has become agricultural forest Agricultural lands within them occupy 4050% of the territory of the republic, and forests - about 30 40%.Agricultural forest landscapes occupy approximately 35% of the territory of Belarus and are most widely represented in its central part. agricultural landscapes, in which the proportion of forests does not exceed 20%, and agricultural land in some places occupies 80% of the territory.Agricultural landscapes are common in places with the most fertile soils and occupy more than 30% of the territory of the republic.

;color:#111111">Industrial, transport and recreational development;color:#111111">. Agricultural development of the territory of Belarus is combined with other types. In places where minerals are located, the main type of development of the territory is;color:#111111">industrial.;color:#111111"> Lands where industrial development is the main type occupy less than 5% of the republic's territory. In terms of environmental impact, industrial development is the strongest.

;color:#111111">What examples of the environmental impact of industrial development do you know?

;color:#111111"> ( ;color:#111111">The construction of quarries, mines, industrial facilities, artificial reservoirs has radically changed natural landscapes. This is most noticeable in the Soligorsk mining region, where, as a result of salt mining and waste accumulation, about 5 thousand hectares of land were taken out of agricultural circulation. In general, in Belarus the lands disturbed as a result of mining activities occupy more than 40 thousand hectares, and even larger areas are occupied by settlements, in which industrial land development also prevails).

;color:#111111">Transport development

;color:#111111">Agricultural development led to the formation of a dense network of rural settlements on the territory of Belarus. The presence of rural and urban settlements, in turn, led to the transport development of the territory. During the XIXXX centuries, a dense network of railways and roads developed on the territory of the republic The average density of railways in Belarus is almost 30 km/1000 km;vertical-align:super;color:#111111">2;color:#111111">, while paved roads are a little short of 300km/1000km;vertical-align:super;color:#111111">2;color:#111111">. In terms of transport development, Belarus surpasses most of the CIS countries and many European countries.

;color:#111111">Starting from the second half of the 20th century,;color:#111111">active recreational development;color:#111111"> of the territory of Belarus. Recreational landscapes now occupy about 6% of the country's area. About 20 resort and recreational zones of republican significance have been created in Belarus. Suburban forests and reservoirs are actively used for recreational purposes.

;color:#111111">What examples of recreational areas do you know?

;color:#111111">The level of mastery.;color:#111111">

;color:#111111">The gradual development of mankind at all times caused a change in the level of development of a particular territory. In the era of the scientific and technological revolution, the rate of change in the level of development increased many times over.

;color:#111111">Write in your notebook: "indicators of development of the territory", you will write them down in the course of my explanation.

;color:#111111">One ​​of the most important is;color:#111111">population density;color:#111111">. The higher the population density, the higher the level of development of the territory. The second important indicator is;color:#111111">plowing area;color:#111111">. It characterizes the level of agricultural development of the territory.;color:#111111">Density of railways and highways;color:#111111"> characterizes the level of transport development of the territory, and;color:#111111">number of resorts, sanatoriums, recreation areas, tourist centers;color:#111111"> recreational.

;color:#111111">The result of the development of the territory is the creation of fixed production assets buildings, structures, equipment. They are associated with different types of development of the territory: industrial, agricultural, recreational, transport. The development of the territory is characterized;color:#111111">density of fixed assets;color:#111111">, i.e. their cost per 1 km;vertical-align:super;color:#111111">2;color:#111111">.

;color:#111111">Thus, the more economic facilities are built, the more industrial or agricultural products are produced, the higher the level of development of the territory.

;color:#111111">Another important indicator of the level of territory development;color:#111111">share of economically active territory in the total area of ​​the country;color:#111111">.

;color:#111111">Economically active territory includes agricultural lands, forests of operational significance, industrial lands, roads, mineral deposits, recreation areas. In fact, they are anthropogenic landscapes those lands that are used in economic activities. Belarus is characterized by high level of development of the territory.Today, the economically active territory is more than 90% of the area of ​​the republic.

;color:#111111">Natural resource potential and capacity of the territory.;color:#111111"> The level of development of the territory characterizes the degree of economic development of the country. The higher the level of development of the territory, the more products the economy produces. On the other hand, in areas with a high level of development, the anthropogenic pressure on the environment increases. This often leads to the emergence of geo-environmental problems. They usually become aggravated in the most developed regions, especially around large cities. Therefore, now humanity is faced with the task of maintaining balance in anthropogenic landscapes. Excessive pressure on natural complexes is unacceptable. (;color:#111111">Remember which regions of Belarus are characterized by geoecological problems;color:#111111">.)

;color:#111111">At the present stage in Belarus it is intensively used;color:#111111">natural resource potential;color:#111111"> a set of natural resources of a particular territory that can be used without deteriorating the state of natural complexes.

;color:#111111">Write the definition in your notebook

;color:#111111"> For example, excessive mining can lead to pollution of soils, surface and groundwater, deterioration of the seismic state of the territory. Therefore, for environmental reasons, not all minerals today can be of industrial importance.

;color:#111111">Rational nature management ensures the fullest use of the country's natural resource potential and reduces the possibility of environmental degradation in it. It leads to a balanced development of regional natural and economic systems.

;color:#111111">An important indicator of environmental management is;color:#111111">territory capacity;color:#111111"> the ability to accommodate a certain number of natural and economic objects without compromising environmental functions.

;color:#111111">Write the definition in your notebook

;color:#111111"> Excessive plowing or a large number of industrial enterprises significantly worsen the ecological situation. Therefore, by studying the capacity of the territory, it is possible to limit its economic development. Now the construction of industrial enterprises, roads, artificial reservoirs, the development of mineral deposits, and drainage reclamation is impossible without preliminary ecological expertise.The capacity of the territory depends on the stability of landscapes to anthropogenic load.Complex and diverse landscapes in terms of internal structure are usually considered more stable.On the territory of Belarus, these include hilly-moraine-erosion and kachov-moraine landscapes.Therefore, the indicator of the capacity of the territory in them is greater .

Before discussing what are the advantages and disadvantages of construction projects in which the territory is subjected to integrated development, let's figure out what it is, in fact, "comprehensive development of the territory."
Under the complex development of the territory is meant the complete development of the land on which construction is underway. This is not only the construction of apartment buildings, but also the laying of all necessary communications and engineering systems, as well as the placement of related infrastructure sufficient for comfortable everyday living. And last but not least, a properly drawn up project of the future residential quarter.

CAT - what kind of animal and what is it eaten with?

According to statistics, in the market of real estate under construction in St. Petersburg and the Leningrad region, CATs account for 40% of all projects. Of course, most of these CATs are built on the outskirts of the city, in the so-called "behind the KaDie" or near it. Since the city center is a well-formed quarters, and there new houses appear either as a result of compacted development, or as a renovation of old quarters, or on the site of industrial zones and factories that have either closed or been moved outside the city.

The outskirts of the city, as well as the nearest territory of the Leningrad region, are an excellent place for building a “city within a city”, as they provide literally a clear field for the implementation of all the ideas of architects, designers and developers.

First of all, economy-class and comfort-class quarters are being built with integrated development. By percentage, they can be correlated as 60-70% to 23-35%. The remaining 5-7% are business-class housing. And such a picture is quite understandable: CATs assume a large number of apartments under construction, in which a fairly large number of families will live. After all, supply comes from demand. And today's realities are such that the majority of Russian buyers are focused on buying budget housing. And the location of modern CATs in St. Petersburg can hardly be called prestigious.

In general, cottage settlements that appear throughout the Leningrad region around St. Petersburg, as well as in the Kurortny and Primorsky districts of the northern capital, can also be attributed to CATs. After all, a comprehensive improvement of the land is also being carried out here, with the construction of infrastructure facilities. And such villages, consisting of cottages or townhouses, are more likely to be of interest to buyers of luxury housing. But the requirements for the objects under construction, in this case, are very high.

Features of IOT projects

When creating IBA projects, domestic developers rely on European experience. And even foreign architectural bureaus are involved in the design. Since the cost of design work here and abroad is approximately equal, but our architects lack professionalism in terms of designing not just one building, but an entire block at once. Not enough experience.

Of course, if we trace the history of the development of KOTs, then we can note that the integrated development of built-up areas began a long time ago, back in the 30s of the last century. And this is a global trend that is typical for many developed and developing countries, with its own characteristics, but with a common goal - to create a comfortable environment for living. Not only an apartment or a house, but also the surrounding space. To provide future residents with social and medical facilities, trade and service organizations, a road and transport network, and the necessary engineering systems.

CATs were previously built in Russia. In Soviet times, small towns were built near large factories or industries, life in which depended on the city-forming enterprise. And during the construction of such towns, considerable attention was paid to the construction of social, commercial and domestic institutions designed to provide residents with a decent standard of living. But in the USSR, such infrastructure facilities “hung” on the balance sheet of city plants and factories. And their number and variety often depended on the directors of enterprises, who knocked money out of the budget for infrastructure construction.

After the collapse of the USSR, the integrated development of land also fell apart and was forgotten for several decades. Residential buildings were built pointwise, mainly compacting the existing urban development and adding pressure to city communications. Yes, and many social facilities were closed or redesigned, but no new ones were built. In this connection, the lack of social and household infrastructure is still acutely felt in the northern capital.

The peculiarity of CATs is, in particular, the provision of future residents with all the necessary infrastructure: social, trade, and transport.

Advantages of COT projects

The most important advantage of CATs is, perhaps, a single project for the development of an entire microdistrict or quarter. And in this project, the required capacity of engineering networks and communications for the projected amount of housing has been calculated. The necessary social and commercial infrastructure facilities have been calculated and planned to fully cover the needs of the future population of the quarter. Roads have been laid that can provide excellent transport links both within the microdistrict and between it and neighboring blocks.

Residents in a properly organized and built CAT have the opportunity not only to work close to home, but also to fully relax and have fun within their own quarter. It doesn't matter if it's going to the cinema, shopping or a walk in the park. Children in CATs attend a school or kindergarten that is in close proximity to their home.

The advantages of KOTs built on the outskirts of the city include a lower cost of square meters compared to housing prices in the center of St. Petersburg, as well as a much better environmental situation.

Before considering the shortcomings of CATs, let's say a few words about CATs built directly in St. Petersburg and the Leningrad Region, since their minuses, for the most part, are the result of Russian realities.

Projects COT St. Petersburg

The largest CATs in St. Petersburg can be called the Baltic Pearl, which is being built in the South-West of the northern capital, the Northern Valley, growing in the north of the city, within walking distance from the Parnas metro station, the residential complex Kamenka, which is being built near Novoorlovsky forest park. No less famous are the residential complex "New Okkervil", the microdistrict "Slavyanka" in Pushkin, the residential complex "Yuntolovo", "Triumph Park". Of the low-rise buildings, one can distinguish "New Izhora" in the Pushkinsky district of St. Petersburg, "Shcheglovskaya estate" behind Vsevolozhsky.

If we pay closer attention to the development of CATs in St. Petersburg, it can be noted that the projects for the development of territories allocated for construction are very interesting at the design and theory stage. But, as soon as it comes to the practical part and the actual construction of buildings, projects undergo great changes.

The most striking example is the history of the construction of the second stage of the Mariinsky Theatre. Yes, this is far from a CAT, but it is a clear example of how a building according to a project can differ from the final solution, and what problems and reasons this can be explained by the builders themselves. Something similar happens with CATs. And every Petersburger understands this example.

For example, the Baltic Pearl, one of the ambitious projects involving Chinese capital, has undergone significant changes during the implementation in terms of the construction of social and commercial facilities. The business center no longer looks like in the plan, having lost its petals, turning from a lotus into a pearl. There will also be no heart of the microdistrict, which was supposed to be a covered pedestrian zone with shops, restaurants and cafes. Objects of entertainment infrastructure will be, but already scattered around the quarters and hidden among multi-storey buildings. Yes, and part of his land, the Chinese developer assigned to Russian developers, who are implementing their projects there, which do not intersect in concept with the general plan of the Baltic Pearl. Yes, and the construction time of this residential microdistrict has moved a lot. And instead of 2010, the project completion date is 2016.

The same fate befell the Seven Capitals microdistrict, which is being built in Kudrovo. Of the seven capitals, only two remained: "Vienna" and "London". The rest of the territory is being built up by other companies, which also refused to follow the architectural style and high-rise solutions of the Seven Capitals.

Of course, the main reasons for such upheavals can be called the change of power in St. Petersburg, and the economic crisis of 2008 greatly interfered with the plans of developers. But there are other factors that prevent the construction of CATs that fully correspond to European ones in terms of comfort.

Cons of COT projects

The main disadvantages of CATs in our country are the inconsistency of actions between municipal authorities and developers, as well as the desire of developers to get as much profit as possible.

Let us dwell in more detail on the relationship between the authorities and developers. It is clear that the social component of life in the neighborhoods, as well as transportation, is the responsibility of municipal authorities rather than developers. Builders, for the most part, do not care how the residents will live in the housing they have built. The developer will build houses, sell all the apartments, get his income and move on to build the next quarters. And his area of ​​responsibility remains only in guaranteeing the quality of buildings. But how comfortable it is for people to live in the new microdistrict, whether they have enough schools, shops, medical institutions, and whether there are traffic jams at the exit from the quarter - these are no longer the concerns of the developer company. And this is where local officials should work together with developers to provide an appropriate level of living in CATs.

But in reality, even if this is stipulated, it often remains only in words. So, often, the authorities and builders cannot agree on who is responsible for the construction of social facilities, for the development of the road transport network, how and to what extent this will be paid for by the budget. And as a result, residents of neighborhoods suffer, forced to stand in traffic jams in order to get to work and take their children to kindergarten or school, since there are not enough educational institutions in the area for everyone.

A long period of preparatory work on new plots of land is also a big minus of CATs in Russia.

The problem today is that for the integrated development of the territory, the area of ​​\u200b\u200bthis very territory should be rather big. And before building housing on the existing site, the developer company must take care of summing up all the necessary communications. After all, most often sites for CATs are offered completely undeveloped, former farmlands of collective farms and state farms (as, for example, in Murino). And in St. Petersburg, there are almost no companies that can afford to acquire vast territories and spend large amounts of money on laying engineering networks. After all, this can take up to 35% of the total amount required for the construction of the microdistrict.

One way out of this situation is to unite several developers who are developing one site. The issue is that rarely do they agree on a common architectural style or at least a single concept of construction. And if they are still ready to work out the issue of building common infrastructure facilities (and the municipal authorities require this when issuing construction permits), then, as a rule, we are not talking about the general improvement of the territory. Each individual developer ennobles and beautifies the adjoining spaces and courtyards, but there are no common large squares or parks in such territories. An exception for today can be called "New Okkervil", which is being built by two companies - "Otdelstroy" and "Construction Trust". Here, first of all, a park area was arranged on the banks of the Okkervil River. True, the park was not designed according to all legal norms. Therefore, throughout 2013, the residents of the New Okkervil residential complex had to defend their place for walking from the encroachments of the church, which looked after it for the construction of the temple. So even new microdistricts are not protected from compact development.

Another pitfall in the development of new lands and the laying of communications is that not always suppliers of electricity, heating, water are ready to cooperate with developers. After all, they have their own plans for the development of their facilities, not at all coordinated with the developers. And there are times when a microdistrict is being built, it is already close to completion, and engineering networks with the necessary capacities for it, or substations in the plans of providers of such services are somewhere in the next decade. The parties have to negotiate, which can take longer than the time spent on the construction of buildings. Many buyers are faced with the fact that they cannot move into their apartments, as the electricity connection scheme is temporary, and even the elevators do not work. This, of course, is not only a problem for CATs, but in their scale it is multiplying. After all, you cannot easily connect a large residential microdistrict to an existing substation, for example, if its capacity is not enough. Need to build a new one. And so in everything.

Another disadvantage of CATs is that infrastructure facilities are built last, and the residents of the houses commissioned first live in an open field, deprived of both shops near the house and good roads. And this situation can drag on for years.

There are cases when another residential high-rise is being built on the site of a planned parking lot. Developers are trying to squeeze the maximum profit from the available land, so they build multi-storey buildings next to each other, leaving small courtyards that barely accommodate a playground, a couple of benches and trees. The number of parking lots is also minimal and rarely reaches 40% of the number of apartments built. By increasing the number of storeys of buildings, developers create a semblance of anthills, among which the attractiveness of the suburbs is lost, which consists, among other things, in clean air and closeness to nature.

Summary

Analyzing all of the above, we can say that CATs today are the right and necessary choice for developers when not just a residential building is being created, but a whole comfortable living environment. And by purchasing an apartment in such an object, the buyer receives not only his own living space, but also the opportunity to enjoy his free time on the territory of his quarter.

But in order to reach the European level of integrated development of territories, much more effort must be made. And above all, to create conditions for optimal interaction between municipal authorities and developers, so that the development of neighborhoods is really carried out comprehensively, and, most importantly, consistently.

And once again, we will briefly list the pros and cons of CATs in St. Petersburg and the Leningrad Region.

Pros:

Creation of new microdistricts with the construction of infrastructure facilities;

Harmonious, unified concept for the development of the quarter;

Lower cost of apartments compared to prices in the city center;

Close proximity to the city

Minuses:

Lack of a sufficient number of social facilities in the neighborhoods;

A minimum of green areas and parks inside CATs;

Insufficient number of parking lots for vehicles;

The underdevelopment of the road transport network, as a result of which traffic jams at the exit from the CATs are a common situation.

Regional registration and the inability to use the social infrastructure of the city in those KOTs that are built on the lands of the Leningrad region.