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The development of the territory and, mainly, construction lead to a significant change in the engineering and geological conditions of the developed lands. First of all, engineering-geological properties and the state of soils change. But this fact is still practically not taken into account by designers in Western Siberia due to the difficulty of predicting future transformations in the soil layer. An intense impact on the earth's crust and natural conditions often leads to an imbalance between individual natural components and to the emergence of various engineering-geological processes and phenomena. However, not all planned activities are accompanied by forecasts of possible engineering-geological processes and undesirable changes in natural conditions.

Any development of the territory leads to changes in its primary natural conditions. This always happens, but it depends on the nature of the area being developed and the features of the structures being built. In the permafrost distribution zone, even minor disturbances of the natural environment cause fundamental changes in the conditions of heat exchange on the surface and the establishment of a new temperature regime of rocks, accompanied by thawing-freezing processes. An analysis of the temperature regime of rocks in connection with the development of Transbaikalia made it possible to reveal the dependence of the nature of the change on the type of construction, which, in turn, can serve as an objective criterion for special forecast calculations.

The development of the territory of the collective garden can be started only after the approval of the project for its organization and development by the executive committee of the district, mountains. Council of People's Deputies, on the territory of which there is a horticultural association.

The development of the territory of the collective garden can be started only after the approval of the executive committee of the district, city Council of People's Deputies, on the territory of which the gardening association is located, of the project for its organization and development.

The impact of territory development on the radiation balance is expressed in a decrease in the intensity of total radiation, an increase in the absorption of short-wave radiation, and a decrease in the effective radiation of the Earth. The reason for this is the industrial pollution of the atmosphere in the territories of industrial enterprises and cities, as well as a change in the properties of the underlying surface in the building line. The greatest changes in the components of the radiation balance occur in the presence of smoke blankets in the built-up area.

Under the development of the territory of enterprises understand its expansion in one or two directions. The quarter is an element of the development area within adjacent sections parallel to the main roads and flyovers. The entire territory of the enterprise is divided by similar highways into a square OR rectangular grid of enlarged quarters with the placement of dedicated functional zones in them.

Under the development of the territory of enterprises understand its expansion in one or two directions. The quarter is an element of the development area within adjacent sections parallel to the main roads and flyovers. The entire territory of the enterprise is divided by similar highways into a square or rectangular grid of enlarged quarters with the placement of dedicated functional zones in them.

The development of the territory of enterprises is understood as its expansion in one or two directions by the construction of separate blocks. The quarter is an element of the development area within adjacent sections parallel to the main roads and flyovers. The entire territory of the enterprise is divided by such highways into a square or rectangular grid of enlarged quarters with the placement of integrated functional zones in them.

During the development of territories located in areas of river valleys with a close occurrence of the groundwater level, icing often forms. Their formation is facilitated by the removal of vegetation or a moss-peat layer, leading to deeper winter freezing of soils and the formation of a permafrost barrier that prevents the free movement of groundwater of alluvial deposits.

When developing the territories of PU or PC enterprises, a system of blocks should be developed within 2-4 quarters, combining a complete production cycle of a certain capacity.

In some cases, the territories allocated for parks and gardens are waste lands of former agricultural land, peat bogs, swampy areas, littered wastelands with bushes, degrading forest stands. Ground cover and local soils*** (Soil (soil) - 1) the generalized name of any rock occurring in the weathering zone of the earth's crust and considered from an engineering and construction point of view; 2) a substrate consisting of mineral and organic matter of anthropogenic origin) are characterized by forbs with the inclusion of weeds, small debris, glass, and stones. During the initial development of objects, the following types of territories are encountered:

Territories with existing soddy-podzolic soils, typical for central Russia with a humus horizon of small thickness (up to 15 cm), low humus content (up to 3%);
territories that have come out of agricultural use, allotted for development, including degraded, unstructured soils;
territories that include soils (conditionally: soils or urbanozems), highly compacted and contaminated with toxic substances (soot, oil products, heavy metals), requiring their cleaning by removing the upper contaminated layer and its removal;
dumps of household garbage containing waste, organic substances of various nature;
peatlands, swampy soils with a high degree of acidity;
dumps of waste quarries with technogenic soils.

In these territories, preparatory engineering work is being carried out, including drainage of the territory (if necessary), primary organization of the relief, backfilling of holes and depressions, strengthening the banks of reservoirs, slopes (if necessary), removal of bushes, dry trees, removal of toxic substances and waste chemical production, etc.

At the end of the cycle of engineering and general preparatory work, it is necessary to carry out work related to the further development of territories, their cultivation, depending on the state and mechanical composition of the underlying soils, the level of groundwater, etc.

Territories with natural sod-podzolic soils require plowing and the introduction of organic and mineral additives. The application rates of additives are determined by specific conditions. One of the effective additives is lime. Liming improves the structure, accelerates the decomposition and conversion into an assimilated state of nutrients in existing soils, promotes their mobilization, formation and preservation of a lumpy soil structure. With the help of lime, the excess acidity of the soil is neutralized. The experience of cultivating soils shows that during the reaction of the soil solution pH< 4,5 в почву необходимо вносить 6 т извести-пушонки на 1 га; при pH = 4,5...5,5 следует вносить 2,5 т.

Territories with sandy soils of light mechanical composition little fertile, do not retain moisture. When developing this kind of soil, loamy, finely crushed soils, well-decomposed peat or peat composts are introduced.

Peat bogs require long-term development by clearing bushes, uprooting, continuous drainage and laying drainage, leveling and subsequent plowing to a depth of 20 ... 30 cm, lime to eliminate acidity, organic and mineral fertilizers.

Territories with heavy alkaline soils also require a long learning curve. Soils contain sodium compounds, so they are first of all subjected to gypsum. Gypsum calcium displaces sodium from them. The resulting sodium sulphate is easily removed by washing the soil with water artificially, as well as during rain or snowmelt. Gypsum is applied with deep (up to 50 cm) plowing (2.5 tons per 1 ha), after which organomineral fertilizers are added, such as ammonium phosphate, which improve the soil saturated with alkali.

Development of territories of former agricultural use. First, the area is cleared of debris, leveled, and weeds are removed. Then, the upper soil cover is cultivated, which consists in loosening the layer to the depth of its occurrence (25...30 cm) and the simultaneous introduction of improving additives and fertilizers in accordance with the recommendations for a preliminary soil analysis. The upper loosened soil layer is spudded with bulldozers and formed into trapezoidal collars 2–3 m high and 4–6 m wide. glass, stones, rhizomatous weeds and giving it a fine-grained structure.

One of the effective, but relatively long-term methods of development and enrichment of unstructured, nutrient-poor soils on the territory of the future object is green manure.

Sideration is the cultivation of soils by growing on them and then plowing in special green manure grasses: alfalfa, lupine, peas, and beans. These crops enhance the activity of soil microorganisms and enrich the soil with nutrients. The green mass of green manure is plowed into the soil twice a year, after which potash and phosphorus fertilizers are applied to it. Only by the spring of next year will the soil be suitable for landscaping.

Development of territories of former landfills. In cities, landfill areas typically contain household waste several meters thick. In civil engineering, in order to seize building areas from such territories, the landfill is localized by one or more high hills with the provision of an annular drainage, which has the output of water from landfills to treatment facilities.

Landfill masses are preliminarily carefully examined from the point of view of sanitary hygiene and the degree of their infection with epidemic diseases is established. Then, after obtaining a special permit from the sanitary and epidemiological service, with a small layer of household waste in the landfill area allocated for landscaping, work is carried out in the following sequence:

The territory is planned, cleaned of large debris and loosened;
a network of grooves (50–60 cm deep) is cut with a planting plow at a distance of 0.5 m from each other to enhance the processes of aeration, removal of harmful gases and leaching, removal of harmful mineral salts by atmospheric waters and snow during melting;
through the growing season, the entire area is planned, plowed with plows to a depth of 25 ... 30 cm and harrowed;
after that, according to the project of the territory of the garden or park, they start landscaping and gardening - planting trees and shrubs, arranging lawns.

The landscaped areas of the former landfills in the first two or three years are limited to visits. The study of the environmental impact of such territories is systematically carried out by the services of sanitary and epidemiological inspections.

Development of territories on slopes subject to erosion. The work is carried out according to a specially developed project. Surface runoff is preliminarily organized by deep plowing, furrows transverse to the slope with slopes and protective rollers. Furrows are designed to intercept rain and melt water. The distance between the furrows is set by the project depending on the steepness of the slope and the physical and chemical properties of the underlying soil. Between the furrows, fertile soil (vegetable soil) is covered with a layer 15 cm thick. The surface is leveled and grasses are sown and shrubs are planted.

Development of the territories of worked-out large quarries and dumps. The main task is the isolation of technogenic soils containing toxic substances. According to the dumps, the cultural layer of the soil, necessary for the growth of vegetation, is “constructed”. First, an insulating layer is laid from a mixture of sand and loam with a thickness of at least 1 m. Then, a layer of fertile soil (plant land) with a thickness of at least 1 m is spread over the surface of the insulation layer, necessary for planting trees and shrubs. Layer-by-layer filling of insulation layers is carried out taking into account their compaction (on average - up to 20%). Thus, the soil cover is "designed" in the territory allocated for gardens and parks.

Development of objects in alluvial territories. The main task is to prepare the soil cover for the growth of plantings. Such a cover is artificially created by refilling the pulp-like sandy-silty loess-like mass by using special machines and mechanisms - refullers *** ( Refuller - a floating soil pipeline for moving a mixture of soil with water from a dredger to a laying site. The method of developing territories with alluvial soils, with the help of a refuller, was used in domestic practice when creating the Primorsky Victory Park in Leningrad in the 40s and 50s. XX century). The sandy-silty mass contains mainly sandy particles with a small percentage of loess and loamy inclusions and requires the addition of composts. Territories with alluvial soils are planned according to a vertical planning project, surface runoff is organized, then additives are added in the form of composts, which are embedded to a depth of 40 cm throughout the improved soil horizon. This is achieved by plowing the surface with mounted plows on tractors throughout the area. With a long-term development of alluvial territories for the cultivation of soils, green manure is an effective agricultural method. At the same time, before sowing seeds of green manure plants, superphosphate (90 kg per 1 ha) and potassium salt (100 kg per 1 ha) are applied. After the growth of the herbage and its plowing into the soil, the plots are again sown with grass seeds. Such an operation can be carried out within two to three years. As experience shows, this makes it possible to obtain highly productive soil with a large supply of nutrients, which can be used both at the work site when creating an object, and for landscaping the territories of other objects.

Park areas in wastelands. When designing a vertical layout and organizing the flow of water, one should be guided by the existing relief marks. If groundwater occurs in the wasteland at a level suitable for the growth of plantations (within 1 ... 1.5 m from the day surface), then the existing relief should be preserved as much as possible. The soil taken out of the trough of the paths, and the top layer of soil taken out of the pits and trenches for trees and shrubs, should be placed on the surface of the plots intended for planting. Soil excavated from pits and trenches below the vegetation layer of the earth (below 0.2 m) should be used to fill low places. Surplus of such soil should be removed from the site to a landfill.

Park areas on the sites of former landfills. When designing a vertical layout, it is necessary to take into account the replacement of existing soils by the depth of the root layer of the earth for trees, i.e. by 1 ... 1.5 m. If laboratory tests confirm the safety of the poured soil for plants, the design surface elevations should be set 0.2 ... 0.3 m above the existing surface of the territory. Soil from holes and trenches dug under trees and shrubs should be used to backfill low places or take it to a landfill.

Park areas in the areas of existing plantings. The project of vertical planning in the territories occupied by green spaces is developed, as a rule, along roads and sites. The plots occupied by plantings are left in the existing relief marks. In places with difficult drainage, fills are made, if possible, preserving existing trees.

In order to reduce the volume of earthworks, when designing park roads, paths, platforms, squares, the existing relief should be adhered to as much as possible.

Plots intended for park areas must be preserved in existing marks. For this purpose, the relief is interrupted by slopes and, in exceptional cases, by retaining walls. Slopes are made of different heights and laying lengths. The height of the laying slopes, as a rule, is 0.3 ... 3.0 m.

The main park roads and sites are made 10 cm below the lawns, additional paths and paths are flush with the surface of the lawns. Park roads are bordered with a curb made of stone or ribbon turf. From the edge of the curb at the level of the upper mark, a lawn strip of no narrower than 0.5 m is planned, on which, according to the project, shrubs can be planted. If a slope is created, then the sole or lower edge of the slope is projected from the lawn strip.

On a rugged terrain with sharp drops and steep slopes, terraces with stairways are provided. To mitigate longitudinal slopes on park roads, you can make a “cut-in” into the terrain. If the slopes have a slope of less than 1: 1.5 and 1: 1, then retaining walls should be installed.

All corners at road intersections must be rounded with a radius of at least 1.5 m and not more than 9 m.

The preparation of the territory of the landscaping object begins with work on its cleaning from debris, dismantling of old buildings and structures.

Materials of inorganic origin, such as crushed stone, slag, screenings, stones collected during cleaning, are used to build roads or backfill pits and pits of dismantled buildings and structures, ravines and other low areas.

In areas covered with materials of inorganic origin, vegetable soil is poured according to the design marks of the vertical layout. Podsypka vegetative earth is made on the basis of the general calculation of the need for individual structural elements. So, for lawns and flower beds, the thickness of the vegetative layer of the earth should be 15 ... 40 cm, depending on the type of lawn and flower bed. The need for plant land for trees and shrubs is calculated depending on the type of plantings and the size of plants, planting pits and trenches.

Materials of organic origin (grass, leaves, twigs, animal bones, etc.) can partially be used as fertilizer at the facility. Backfilling of deep depressions with organic materials is prohibited. Soils containing a large amount of lime, impregnated with bitumen, asphalt, consisting of household waste, are not suitable for planning.

When backfilling deep ditches, ravines, pits, compaction and settlement of the soil must be taken into account.

Fine sand must be compacted, taking into account precipitation by 3 ... 4%, coarse sand, sandy loam, light loam - by 8 ... 10%, heavy loam - by 12 ... 15%.

To obtain design marks, the bulk soil is compacted in layers (15 ... 20 cm each) with rollers or embankments are made taking into account the draft.

Layer-by-layer compaction of bulk soil is mandatory on the routes of park roads and alleys, on sites for various purposes, on sites allocated for structures, along fences and adjacent lanes.

On landscaped areas that are more than 5 m away from roads and sites, it is allowed to fill the soil without compaction. Within the zone of the main development of green spaces, only loamy and sandy soils should be used.

When performing work on vertical planning, it is necessary to maintain good turf and a humus humus layer of the earth.

In all areas where soil is poured or removed, good grass is cut short. The sod is cut into ribbons (tape width - 25 ... 30 cm, length - 50 ... 100 cm, thickness - 5 ... 6 cm). Sod is folded on the site in a place protected from the wind.

The entire humus layer is removed and stacked in heaps. At the end of the work on the vertical planning, the plant soil is poured onto the bare barren soil with a layer 15–20 cm thick.

Work on the removal of the project in nature is carried out in stages in a strict sequence.

On the first At the stage, they take out the general situational plan of the object, clarify the boundaries in kind, and bind to the adjacent territories (to the highway, street, city square).

On the second stage, the entire territory of the object (or its individual sections) is divided into a grid of squares with a side of 5, 10 or 20 m, i.e. a drawing of a cartogram of earthworks is taken out into nature. The boundary corners of the grid of squares are tied to permanent benchmarks - to marks on the "red" line of the adjacent territory, to the corners of existing buildings or structures.

A peg is driven into the corner of each square (or geometric figure). A notch is made on the top of the peg, on which the working mark is recorded. For example: +0.15 m - embankment, -0.25 m - excavation.

On the third At the stage, work is carried out on vertical planning - on the embankment and cutting the soil in accordance with the working marks of the territory. Work is carried out by a scraper or bulldozer; in small areas to achieve high planning accuracy - using small machines or manually. After careful leveling of the territory according to the design marks, an act is drawn up for the work performed.

On the fourth At the stage, the main communication routes are brought to life - drainage, storm drains, roads, alleys of sites for various purposes. The removal of the project of structures is carried out according to working drawings using geodetic instruments (theodolite, compass). Along the axes of the roads, along the breaks in the relief, at the corners of the sites, along the alignments and edges of the slopes, stairs, retaining walls, pegs are driven in and working marks are recorded on their notches in the upper part. The boundaries of roads and sites are marked with pegs, and cords are pulled between them to indicate them in kind. Experienced surveyors are involved in the work.

On the fifth At the stage, they directly carry out work on laying communications, arranging park roads and sites, and proceed to the construction of the structures themselves in accordance with the vertical planning project.

Source: Construction and operation of objects of landscape architecture. Teodoronsky V.S.

Enkelman Maxim, 4"B"

In the course of this project, the main stages of the development of the territories of the eastern part of the Eurasian continent were considered: from the first campaign of Yermak beyond the Urals to the mass relocation of industry and population to Siberia after the start of the Great Patriotic War.

The project also highlights the factors that prevented the development of the east of Eurasia by the Russian Cossacks and the factors that forced the courageous and brave Russian people to go to the north and east of Asia, explore new territories and put their names on the map of Russia.

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PROJECT

"Development of the territories of Russia"

GBOU secondary school №1386

Maxim Enkelman

4 "B" class

Classroom teacher:

Zakharyan T.R.

annotation

Our country is the largest country in the world. At the same time, the population density of Russia is much less than in other countries, and only Canada, second in size only to our homeland, is even less populated.

The territory of Russia has been developed for centuries at the cost of many lives of both Russian and Soviet people. At the same time, even now, about half of the entire territory of Russia remains undeveloped, despite the unprecedented progress of mankind, the development of transport and other technologies that provide truly limitless opportunities for travelers.

In the course of this project, the main stages of the development of the territories of the eastern part of the Eurasian continent were considered: from the first campaign of Yermak beyond the Urals to the mass relocation of industry and population to Siberia after the start of the Great Patriotic War.

The project also highlights the factors that prevented the development of the east of Eurasia by the Russian Cossacks and the factors that forced the courageous and brave Russian people to go to the north and east of Asia, explore new territories and put their names on the map of Russia.

Main part

Introduction

Russia is the largest country on Earth. In terms of area, it significantly exceeds Australia and is almost equal to South America. Russia occupies a third of the giant continent of Eurasia. However, two countries located in Asia - China and India - have a population 10 times larger than in Russia, and the area is much smaller.

There is another example: Canada. In terms of size, it is second only to Russia, while the inhabitants in it are almost 10 times smaller.

Such a sharp discrepancy between the size of the country and its population is explained by its geographical position and natural conditions. The climate in a significant part of the territory of Russia and Canada is very severe and unfavorable for human life.

Despite this, the Russian people for many centuries mastered these vast territories and sought to go where no man had gone before. But even at the moment, about half of the entire territory of Russia remains undeveloped, although modern vehicles and technologies give mankind truly enormous opportunities in studying the Earth.

In the course of this project, we will consider the main stages of the development of the territory of Russia, the factors that prevented its development, as well as the factors that favored this development.

"Where did the Russian land come from"

The territory that is now part of the Russian Federation was inhabited by people about 10-12 thousand years ago. The lands located between the Volga and the Oka began to be settled by the Slavs as early as the 8th century, although for a long time they remained the far northeastern periphery of Kievan Rus. After the Mongol-Tatar conquests of the 13th century, a new center of Russian lands was formed in this area, headed by Moscow. It is around this center that the territorial increment of the Russian state begins.

The period from the end of the 15th century to the middle of the 17th century is commonly called the era of the Great Geographical Discoveries. The boom of discoveries covered almost all countries. Including Russia. But if the Europeans had to cross the oceans to discover new lands, then for the Russian discoverers the unexplored territories lay almost nearby: beyond the Ural Mountains. But unlike the oceans, which could be crossed fairly quickly on ships, it was much more difficult to overcome distances on land.

The initial directions for the development of Russian territories were the north and northeast. In 1581 the first Russian detachment crossed the Ural Range, and in 1639 the Russians appeared already on the shores of the Sea of ​​Okhotsk.

Development of the Urals

Russian merchants began to penetrate the other side of the Ural Mountains already from the 12th century. They were actively trading with local tribes: "Ugra" and "Samoyed". However, until the middle of the 16th century, this was a difficult and dangerous business. On the way from Moscow to Yugra Land, the Kazan and Astrakhan Tatar kingdoms, hostile to the Russian state, lay.

Only when Ivan the Terrible succeeded in conquering Kazan and Astrakhan did the way beyond the Urals open, and the Volga and Kama became completely Russian rivers.

In the 17th century the development of the Urals continued. However, the advance of the Russian population to the northern regions of the Urals was held back by unfavorable conditions for the development of agriculture. In the southern regions of the Urals, the Russians met with resistance from the Bashkir population.

Therefore, the main areas of development are undeveloped or poorly developed fertile lands of the Middle Urals. The local agricultural population treated the Russian peasants kindly and, together with them, developed new arable lands.

In the second half of the XVII century. the southern border of the Russian lands advanced to the Iset and Miass rivers. At the end of the XVII century. the total population in the Urals was at least 200 thousand people. Rivers were the main means of migration. Population growth was fastest in resource-rich areas. Despite repeated devastation from the Bashkir raids, the population of the Ural cities grew, including due to the exiles, and due to the influx of non-Russian population: Komi-Zyryans, Karelians, Mari, Tatars, Lithuanians, as well as captured Poles and Mansi who switched to Russian service (vogulov).

Development of Western Siberia

In the middle of the 16th century, the merchants, the Stroganov brothers, to whom Tsar Ivan the Terrible transferred the eastern territories in the Perm region to rule, began to think about how to move further east in land development. But for this they needed a brave and skillful leader, who was the Cossack chieftain Yermak, who had been in the service of the Stroganov merchants for several years.

Little is known about the origin of this legendary man. In the annals there are different versions of his name: Ermak, Ermolai, Herman, Ermil, Vasily, Timofey, Eremey.

In 1581, Yermak, at the head of an army of 500 people, crossed the Ural Range and on October 26 took the city of Isker, the capital of the Siberian kingdom. But such an army could not hold back the Tatar raids for a long time and was surrendered in 1584, and the entire army of Yermak was killed. Ermak himself died by drowning during the battle in the Irtysh.

But in 1587, reinforcements arrived from Moscow, and the capital Isker was again taken by the Russians, and several cities with fortified garrisons were built in its vicinity. So Tobolsk, Tara and other cities appeared on the map.

Numerous discoverers rushed along the path opened by Yermak, who were attracted by the richest expanses of Siberia. By the middle of the 17th century, they had crossed all of Northeast Asia and reached the shores of the Sea of ​​Okhotsk.

In 1604, the city of Tomsk was founded on the Ob River, and in 1610 travelers reached the mouth of the Yenisei. In 1618, Russian Cossacks founded a fortified fortress at the mouth of the Yenisei River, which later became the city of Yenisei.

Development of Eastern Siberia and the Far East

Local residents on the Yenisei River told the Russian Cossacks that further east there is a full-flowing Lena River, on the banks of which sables and other animals with valuable fur are found.

A small group of 10 people went in search of this river. It was headed by the Cossack Vasily Bugor. Despite the fact that the journey was long and exhausting, Vasily and his comrades reached the Lena, and in 1632 the city of Yakutsk was erected on its banks. Returning to Yeniseisk, Vasily Bugor spoke about the wealth of the Lena, and merchants, industrialists, and trappers reached out to the great river. Russian villages began to appear one after another on its banks.

It was from the banks of the Lena that the development of Siberia began. Having learned from local residents (Yakuts) about a new rich region in the south, the Yakut governor Pyotr Golovin equipped an expedition to search for it. The detachment consisted of almost 150 people, armed with rifles and even a cannon. Heavy boats were built for the campaign. On July 15, 1643, a detachment led by the Cossack Vasily Poyarkov set off on them.

Poyarkov's boats first sailed along the Lena, and then south along the Aldan River. Then for 10 days they sailed along the Uchur River until they ended up at the mouth of the Gonam River. Then winter came and the boats froze into the ice. Poyarkov’s detachment dragged the boats to the Branta River and, waiting for spring, sailed further along the Zeya River until they reached the great Amur River, which they discovered in the summer of 1644. The Cossacks reached the mouth of the Amur only in autumn. Only 60 people remained on the expedition. Poyarkov did not dare to sail in boats on the sea, so a clumsy and slow-moving ship was built, on which in the spring of 1645 the detachment entered the Sea of ​​\u200b\u200bOkhotsk. Poyarkov returned with the remaining 20 Cossacks to Yakutsk on June 12, 1646. Having neither a map nor a compass, through the impenetrable taiga and unknown rivers, suffering need and deprivation, the Cossacks made many discoveries. Subsequently, Vasily Poyarkov compiled a detailed description of the Amur region and handed over to the Yakut governor a project for its development, which became a new significant milestone in the history of geographical discoveries.

The next expedition to the Amur from Yakutsk was made by Erofey Pavlovich Khabarov, who in the summer of 1649, together with 80 Cossacks, set off on a journey along the Lena River. But Khabarov was met at first by unfriendly Daurs, and then by hostile Achans, who, with the support of the Manchurian army, forced Khabarov to return to Yakutsk.

In 1648, Semyon Dezhnev set out on seven ships with an expedition from the Kalyma River to the ocean. Only three ships out of seven sailed to the most northeastern point of the mainland, now called Cape Dezhnev, and sailed south through the strait separating Asia from America. Through storms and storms, the elements of Dezhnev's court carried across the Pacific Ocean almost to the Kamchatka Peninsula and washed ashore beyond the Anadyr River. So the Chukotka Peninsula was discovered.

Another great discovery was the discovery of Alaska by the Russian navigator of Danish origin Vitus Bering in 1741. In the same 18th century, there were many discoveries in the coastal regions of the Arctic Ocean.

New discoveries and developments

The agricultural development of Siberia began in the 19th century. In the 1850s, the territories of the Amur and Primorye were annexed to the Russian Empire.

At the beginning of the 20th century (in 1916), the Trans-Siberian Railway was built. This allowed the Asian part of Russia to develop and settle even faster, because the path from St. Petersburg to Vladivostok became possible to overcome in weeks, and many settlements were built along the train route.

This led to an even greater influx of people into the eastern regions of the country. In the western direction, the spread of Russians took place on a smaller scale, since these territories were already densely populated.

In the 1920s-1930s, the coal industry developed in Siberia. Construction and new factories require new workers. By 1939, the share of the urban population in Siberia had grown significantly.

During the Great Patriotic War, the population of large Siberian cities grew sharply due to the evacuation of industry and people from the European part of the USSR.

Conclusion

Once the capital of the Russian state was Kyiv, then our country began to grow both to the north and to the south. But the biggest discoveries and conquests of land were made, of course, in the direction of the eastern coast of Eurasia.

However, the development of the territory of the eastern part of our continent was given at the cost of many lives of both Russian Cossacks and Soviet people.

Vast territories of Russia are located in the domain of permafrost, where the lowest temperatures are recorded, where there are the longest winters and the most stable cold in the entire Northern Hemisphere. In the village of Oymyakon (Yakutia), a temperature of -71 degrees Celsius was recorded in 1926. It is colder only in Antarctica (in 1983, a temperature of almost -90 degrees Celsius was recorded there).

In addition, in the territories that the Russian people mastered, both scattered tribes and close-knit peoples (Tatars, Bashkirs, Daurs, Achans, Manchus and others) lived.

These factors (huge territory, harsh climate and hostile natives)strongly restrained the development of the lands of Russia.

At the same time, the territory of Russia has always been very rich in various natural resources. In the old days, salt, furs, and game fish were valued. Currently oil and natural gas. And gold and diamonds have always been valued, with which the Russian land has always been very rich.

The presence of such resources forced and now forces people to develop the territory of Russia, despite its harsh climate.

But in addition to the richest resources, the Russian people were driven by the desire to discover the unknown, to leave their names in the history of our great country for centuries, as well as the very beautiful Russian nature.

List of used resources

1. Balandin, R.K. I know the world. Geography of Russia: children. encycle. / R.K. Balandin - M.: AST: Astrel: Transitbook, 2006 - 398 p.
2. Markin, V.A. I know the world. Geography: children. encycle. / V.A. Markin - M.: AST, 1995 - 560 p.
3. Petrova, N.N. Geography of Russia. Complete Encyclopedia / N.N. Petrova - M.: Eksmo, 2014 - 256 p.
4. Children's encyclopedia. Russian names on the world map / No. 5 - 2010 / Ed. V. Polyakov - M., 2010 - 56 p.
5. Wikipedia - free encyclopedia [Electronic resource]. -http://wikipedia.org

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 objects.

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, the 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.

The instigator of the integrated development of territories is the city. It is difficult to say what fueled this idea: either the lack of engineering-prepared areas for construction and the unwillingness to invest heavily in them, or the administration's course towards the globalization of business.

“Integrated development of territories,” believes Vasily Selivanov, CEO of Setl City, is a positive development. First of all, it makes it possible to avoid conflicts with local residents that arise during compaction. In addition, such projects involve not just four walls in the outskirts, but the creation of new high-quality housing built into a comfortable, organized living environment.”

At the same time, in order for integrated development to become real, it is necessary to take care of providing future facilities with main sources of energy and main engineering networks, as well as road and transport infrastructure. As a rule, at the initial stage, the instigator-city cannot provide anything. The territories allocated for complex development are often real virgin lands. They often lack not only any infrastructure, but even the very possibility of obtaining energy for future facilities. All this must be created from scratch.

According to the Director of the Property Fund of St. Petersburg Andrey Stepanenko, the desire of the city to sell territories for integrated development in large lots (hundreds of hectares) is motivated by the following considerations: “The developers have not learned how to prepare the territory for construction together, they cannot agree among themselves. In addition, when building in separate lots, we will not get uniformity either in architecture, or in quality, or in terms.” It is clear that only large companies that have their own finances or have managed to guarantee the return of loans can “digest” such construction volumes and the necessary list of works (create a concept for a residential environment, professionally manage such a complex project, etc.). As for risks, Stepanenko sees no particular problems here: “Investors are aware of the existing risks, but if they buy, they are ready to take risks.”

According to the Chairman of the Construction Committee Roman Filimonova, today work is being carried out on all territories provided for integrated development: “Investors treat their projects responsibly. There are no delays and blunders, a lot of money has been paid, which means that the approach is extremely serious.”

Out of time

The city has little to offer for integrated development: the north-primorsky part of the Primorsky district, Kolomyagi (also Primorsky district) and the South-West. Until 2010, it is planned to put up for auction large plots for the construction of 3.5 million square meters. m of housing in Kamenka, Sosnovaya Polyana, Petrodvorets, Krasnoye Selo, Zelenogorsk. Another 2 million sq. m in the north-seaside part, north of Novoselov street and near Sosnovka park. In the reserve of the territory of Ruchyov and Shushary, where 4 million square meters can be built. m of housing. But these lands are privately owned. The bulk of the housing, according to officials, will give the "Baltic Pearl", Sea Facade, Merchant Harbor, Konnaya Lakhta, Northern Valley and the southwestern seaside part of the city. The total volume of construction is 7.3 million square meters. m. The expected start date for commissioning is 2010.

Project implementation times are long, not because of large volumes of construction, but because of a number of problems associated with the complex development of undeveloped land. The winner of the auction can enter the site no earlier than two years later. First, you need to make design and urban planning documentation. Only the development of a planning project takes six to nine months. Development and approval of projects of engineering networks - another eight to ten months. Performance of construction and installation works on engineering structures - six months. Commissioning and transfer to the balance of the city - at least another six months, and more often 8-12. Total - three and a half years. But this is not the limit. Almost every area has its own problems. For example, there are no roads in Horse Lakhta, in the Northern Valley and on Parnassus, property and legal issues will have to be discussed with the owners of garages. Even if all problems are solved in parallel, it is unlikely that the process will be completed before three or four years.

Surprises for the investor

Engineering preparation of territories was not carried out in St. Petersburg for several years. As a result, there were no plots suitable for construction. When it became obvious that without engineering training there would be nothing to increase the construction volume and there would be nothing to report on, the administration declared it a priority task. Adopted, as usual, a comprehensive program valid until 2010. At the expense of the budget, the administration promises to prepare 403.2 hectares. However, while the land for construction is being prepared, as a rule, by the developers themselves.

“In world practice, engineering preparation of territories for construction, as a rule, is carried out at the expense of public funds,” comments the vice president of the union of construction companies Soyuzpetrostroy Lev Kaplan. - This is the duty of the state, as these are city communications. Therefore, there are more negative than positive aspects in providing engineering training to private companies, especially since these costs are usually unprofitable and are carried out by individual developers out of desperation. According to Selivanov, the cost of engineering preparation can reach 30% of the cost of the project.

According to Lev Kaplan, the acquisition of vast territories does not guarantee their real development: “Social standards must be met - the number of schools, kindergartens, clinics, etc., but they are not commercial products. These problems are no longer construction, but urban planning, and not easy. “With the integrated development of territories, the developer is forced to plan not only liquid housing, but also infrastructure elements,” confirms Olga Kopeikina, representative of the Sestra-River company. – Depending on the location of the site and its remoteness from urban infrastructure, the share of commercial premises in the total volume of construction can vary from 10 to 30%.

The New Okkervil project in Kudrovo is being implemented by Otdelstroy on special terms. The construction of social and cultural facilities, roads and external networks is financed by the federal budget. According to the company, funds are received immediately upon completion of work. However, getting federal support is not easy. The declared volume of housing should be at least 1 million square meters. m.

Another important aspect is transport accessibility. It's good if a new district is being built next to the metro: according to Vasily Selivanov, this solves 70% of transport problems. “But other territories also require development, not only those where the construction of metro stations is planned,” Selivanov notes.

The city promises to help: according to officials, the development of territories is called complex because it should take place simultaneously in all directions. However, large territories cannot exist without intra-block passages, a street and road network. Investors build roads, but do not find the balance to which they can be transferred. There are already villages in the Moscow region where private management companies are forced to operate roads, and residents of these villages have to pay for everything. In a word, surprises for the investor can appear at any stage of the project. Therefore, it is impossible to calculate the costs in advance.

Low-rise specificity

The plan for the construction of low-rise housing in St. Petersburg was adopted back in 2001. Despite the fact that the share of the low-rise sector in the volume of urban development did not exceed 5% at that time, the administration approved the placement of low-rise zones with a perspective until 2010. It was supposed to build 5 million square meters. m of cottages and townhouses, based on the forecast of future consumer demand for quality housing. However, in its pure form, not a single large-scale low-rise building project has yet been implemented in the city. Even the project being implemented on the territory of the Northern Valley, originally conceived as a low-rise project, has undergone changes towards a higher height. Experts considered that due to the lack of infrastructure, low-rise buildings in the Northern Valley are unprofitable.

So far, only the Moscow region can boast of the development of large territories. According to Anatoly Zapadinsky, Deputy General Director of Rodex Group, since 2003 the company has been implementing the Mozhaisk Wave megaproject - eight low-rise settlements (1.8 thousand households) with all the necessary infrastructure on the territory of 550 hectares. Villages are put into operation one by one. For the life support of residents of low-rise complexes, the investor not only laid networks, but also built treatment facilities. “We managed to competently distribute the infrastructure in all settlements. And most importantly, it did not turn out to be a heavy burden for buyers who are forced to pay for it,” Zapadinsky added. According to him, the corresponding costs for the purchase and operation for each resident of the village are insignificant.

Crushed by a lot of money

Even the largest St. Petersburg developers, such as LEK, LenSpetsSMU, Construction Trust, Stroymontazh, cannot participate in auctions where territories from 30 hectares are sold, due to economic restrictions (annual turnover, total capitalization), complains Lev Kaplan. Accordingly, territories of 100-200 hectares are fallow in anticipation of external investors.

“There is a lot of talk about the possibility of creating consortiums of St. Petersburg developers to compete with external investors in the development of new territories, but so far it is difficult for us to imagine a consortium of companies that have different market strategies,” says Kaplan. - This will not ensure uniform development. A more realistic way is to provide leading St. Petersburg developers with city guarantees for bank loans for engineering development of territories.

As for medium-sized developers, they generally remain aloof from integrated development, there is only an illusory hope that the new giants of the market will sell part of the formed land plots to the side. In any case, these are crumbs from the master's table, and not a way to survive.

“High costs will subsequently pay off with mass sales,” Selivanov is sure. – But only large, financially stable companies can make these costs at the initial stage. The average developer will not go for them. Hence, we will get some crystallization in the market. There will be a group of serious developers who will concentrate on integrated land development projects. These will be not only St. Petersburg companies, but also Moscow and foreign ones. The majority of market participants - and these are just medium and small companies - will get the completion of some local unfinished projects and the remains of point projects in the existing areas of the city, or participation in the development of individual spots as part of projects for the development of large territories.

For every taste

According to the developers who participate in large projects, the most important factor in the integrated development is the creation of a development concept and the formation of a qualitatively new residential environment on its basis. According to the Deputy General Director for Marketing and Sales of Otdelstroy Larisa Okun, today both the quality of construction and the living environment have changed - companies must meet the new requirements of the market.

“The class of real estate planned by the developer for sale in a particular area directly depends on the location of the site, its size and the goals of investors. Obviously, it is difficult to position housing as elite if the volume of supply in the project is hundreds of thousands of square meters. Plots remote from the city, located in hard-to-reach and unpopular directions, are conducive to the construction of mass housing,” Olga Kopeikina believes.

“The differences are being erased,” says Larisa Okun, “the concept of “supereconomy” is coming into use - housing from a low price niche, but of good quality. This is mass housing taken to a new level.” In her opinion, during the construction process, ideas about what a quality house is can change. “In a large complex project, there will definitely be housing in different price ranges in order to attract different people,” says Okun. - Surely there will be buyers from other regions, and they have their own quality criteria. We, in turn, must build what is in demand in the market.”

Sold - Forgotten

According to Roman Filimonov, today there is only one project for the integrated development of the territory, according to which urban planning documentation has been developed and approved - “Marine Façade”. The developer can prepare project documentation in order to obtain building permits for specific objects and begin engineering preparation.

Until 2009, the city administration promises to pack several quarters in the Primorsky district for auction, and in 2010 - one of the quarters of Polyustrovo. The Committee for Urban Planning and Architecture has developed and approved planning projects for housing construction on plots of more than 2.5 thousand hectares - this is enough for the construction of 20 million square meters. m.

Until 2015, we will develop 390 hectares in the Vyborgsky district (Northern Valley), 166 hectares - in Krasnoselsky, 76 hectares - in Kurortny, 155 hectares - in Petrodvortsovoye, 746 hectares - in Primorsky, 712 hectares - in Pushkinsky, 88 hectares - in Frunzensky. The KGA is developing documents on the territory, which is supposed to be developed after 2015. These are 1.5 thousand hectares in Ruchiy, Yuntolovo, the Marine Façade and Slavyanka projects. In total, 8 thousand hectares are under development.

“Integrated development of territories today is a popular activity for developers,” says Olga Kopeikina. “The introduction of a large volume of supply to the market at the same time will certainly affect the average price in the city, but in any case, we do not expect prices to drop.” Comprehensive development is impossible without state participation. However, according to developers, the authorities do not show much interest in the territories that have already migrated to investors as a result of bidding. “Certainly, an investor takes on a project based on his own interests. But this does not mean that it is necessary to shift all the responsibility and duties that have been assigned to the authorities from time immemorial, - Vasily Selivanov is sure. We don't want much from the city. If he created the rules, let him work according to those rules.”

St. Petersburg

Investors want clear rules

Edward Tiktinsky, Chairman of the Board of Directors of RBI Holding:

- The first condition for the start of construction is the availability of an approved project for planning the territory, the time of receipt of which is about one and a half years. Our example is indicative: all projects at the stage of urban approvals, on average, got out of the schedule for nine months, since officials demand, in my opinion, excessive detailing of the APT. If you remove unnecessary requirements, the approval time will be reduced.

The economic efficiency of investment projects is critically dependent on the timing of the start of construction, so that the reduction of approval time will have a positive impact on the investment climate. For an investor, any delay in terms is a financial loss: with an investment of $ 1 billion with the expectation of a return of 20% per annum, if the project schedule is moved for a year, the investor loses $ 200 million. We need a single block diagram of the passage of all approval processes with regulatory deadlines.

In addition, it is important to adopt the Rules for Land Use and Development as soon as possible, as they detail the requirements for construction projects. Without a clear and understandable regulatory framework for design - PZiZ, the investor is forced to make a decision on the economic feasibility of construction with a large degree of uncertainty.

Bargaining is inappropriate here

Lev Kaplan, Vice-President of the Union of Construction Companies "Soyuzpetrostroy":

- The prices at the land auctions held in 2007 did not rise above 100 euros per 1 sq. m. m future improvements. The cost of engineering development of the territory is 100-200 euros per 1 sq. km. m improvements, so we can assume that the real cost of 1 square. m of improvements in the conditions of integrated development - at least 200 euros.

What explains the caution of developers? The decree of the city government "On the integrated development of territories ..." contains a clause: in case of failure to meet the deadlines for the engineering development of the territory (for how long?), the contract with the developer is terminated, and the engineering structures created by him are transferred to the city free of charge.

The cost of engineering structures created during the integrated development of territories will amount to tens (and in some cases hundreds) of millions of euros. If the developers seriously believed that this was a working point, they would not have approached the Property Fund and a cannon shot. In fact, it is very difficult to imagine that the city authorities expropriate, for example, from the powerful Glavstroy-St. Petersburg, a hundred or two million euros buried in the ground for a five-day delay in the delivery of one or another line of engineering structures. But risk is risk. When tens (or hundreds) of millions of euros are at stake, bargaining is completely inappropriate.

Reassessment at every stage

Mark Lerner, General Director of ISK "Petropol":

- Currently, more than 40 large-scale development projects for vast territories have been announced in St. Petersburg. Experience suggests that at least half of them are not viable. At the same time, the construction of most facilities will begin no earlier than in two years, most likely in five to eight years.

There are no more or less adequate estimates of the cost of at least engineering preparation for territories of this magnitude. They will appear in a year or two, and only after that investors will try to insert these costs into their financial plans. And be sure to once again evaluate whether it is profitable to invest. Revaluation will take place at each stage of construction. It will be good if in two or three years 10-15 projects will be launched at all.

Now owners of slicks, after conducting low-cost survey work and preparing a preliminary concept, often try to resell projects already as an improved product. Because pre-project development and territory preparation is the most high-risk part of the development process, requiring investments of up to 20-30% of the project cost. Few companies are willing to invest such significant funds for such a long period of time.

At the initial stage, while there is only a land plot without a developed project, the main source of financing was and remains its own funds. But to prepare the site for construction, you can try to get syndicated loans from large Western funds or banks, or choose another convenient scheme. For example, to agree on project financing with one of the Russian banks, get a loan secured by a plot or other company assets, or even issue a bonded loan, create a closed-end investment fund for a project. If we talk about smaller projects - from 2 to 10 hectares, then at the initial stage of construction, it is possible to attract funds from equity holders. The share of this source of financing is gradually decreasing, now it is 50-60%. However, I am sure that developers will continue to receive 30-40% of the funds from equity holders.