Introduction

Spatial planning and urban planning are two related but distinct concepts in terms of their scope and objectives:

• Spatial planning concerns the planning and management of a territory as a whole, aiming to promote balanced and sustainable development by organizing the use of natural, economic and social resources. It addresses broader issues such as transport, the environment, public facilities and the preservation of natural areas.
• Urban planning focuses on the organization and management of urban spaces, whether already urbanized or intended to be. It studies the siting of buildings, the organization of neighborhoods, public spaces and urban infrastructure, with the aim of creating urban environments that are functional, attractive and suited to residents’ needs. It takes into account elements such as population density, mobility, architecture, accessibility and urban aesthetics.

Urban Planning and Spatial Planning is a Regional competence. As such, each region has its own legal basis, a code (CoDT, CoBAT, VCRO) defining the organization of this competence and its modalities. These texts specify in particular the following elements:

• the acts subject to a permit (example: do you need to apply for a permit to build a swimming pool?)
• the competent authorities (example: which authority will decide for a given type of act, who draws up which plan, etc.)
• appeal procedures
• planning tools: these are all the tools that make it possible to establish strategies and define spatial planning and urban planning rules.

This article will focus in particular on planning tools in Belgium.

Planning tools in Belgium

We generally find three types of tools in these texts:

• Strategic plans: established at different administrative levels, these tools set out the main strategic lines of territorial development. They generally serve as a basis for drawing up plans and regulations that will then be binding on the applicant for a permit.
• Land-use plans: these maps define the zones allocated to different activities (housing, shops, offices, agriculture, protected area, etc.). They define which activities may be established in a zone, in what proportions and under what conditions. The plans may apply to an entire region or concern only certain areas/neighborhoods, to which specific regulations apply. These plans (maps) are supplemented by texts specifying their legends, meanings and interpretations.
• Urban planning regulations: these texts specify the rules concerning construction, building envelopes, architecture, parking rules, access for persons with reduced mobility, etc. They define, for example, habitability standards such as ceiling height and minimum bedroom area, but also construction standards such as façade alignment, roof shape, etc.

These tools are established at different administrative levels, often under a cascading principle: the region establishes a fairly generic text setting out the main principles, and the municipality draws up regulations that are more precise and apply to a smaller area. These tools can be found at the regional, provincial, supra-municipal (several municipalities), municipal, and infra-municipal (part of a municipality) levels.

The information contained in these tools, which is legal in nature, is closely linked to the geographic and spatial aspect. They are therefore most often presented in online mapping interfaces. This guide explains where to find the main information on sites such as WalOnMap, Brugis or plannen.omgeving.vlanderen.

This article aims to help you easily find the planning information you need and in particular answer the following questions:

• Where can you find Wallonia’s sector plan? (PDS)
• Where can you find Brussels’ Regional Land-Use Plan (PRAS)?
• Where can you find the Flemish Region’s Gewestelijk Ruimtelijk Uitvoeringsplannen (GRU)?
• What is the equivalent of the sector plan in Brussels and in Flanders?
• What is the equivalent of the regional land-use plan in Wallonia and in Flanders?
• What is the equivalent of the CoDT in Brussels and in Flanders? Where can you find the CoDT?
• What is the equivalent of the RRU in Wallonia and in Flanders? Where can you find the RRU?

In Wallonia

The legal basis for urban planning in Wallonia is the Territorial Development Code (CoDT).

“the territory of Wallonia is a common heritage of its inhabitants.
The objective of the Territorial Development Code, hereinafter “the Code”, is to ensure
sustainable and attractive development of the territory.”

This document aims to establish general rules such as the deadlines to which permit-issuing authorities are subject, the works that are or are not subject to a permit, etc. Conversely, the CoDT does not, for example, define the maximum permissible height for a building, nor the buildable zones.

This legal basis also defines a list of spatial planning and urban planning tools that we will look at right after.

The schemes

Schemes are planning and management tools for spatial planning. They aim to organize and steer territorial development in a coherent and sustainable way

by taking into account long-term economic, social, environmental and spatial challenges.

These schemes are drawn up at 4 scales:

• The Territorial Development Scheme (SDT) at the regional scale
• The Multi-municipal Development Scheme (SDPC) at the scale of several municipalities (in whole or parts thereof)
• The Municipal Development Scheme (SDC) for the entire municipal territory
• The Local Orientation Scheme (SOL) for part of the municipal territory

The Territorial Development Scheme (SDT)

A territorial development scheme (SDT) is a regional strategy that defines the objectives for development and spatial planning for a specific region, in this case Wallonia. It is drawn up on the basis of an in-depth contextual analysis, taking into account major territorial issues, outlooks and social, economic, demographic, energy, heritage, environmental and mobility needs, as well as the territory’s potential and constraints.

The Municipal or Multi-municipal Development Scheme (SDC or SDPC)

The Municipal Development Scheme is a planning tool used by a municipality to define its territorial development strategy. It can also be drawn up jointly by several municipalities, in which case it is called a “Multi-municipal Development Scheme”.

This document identifies the main challenges, objectives and actions to be undertaken in order to promote the municipality’s economic, social, environmental and urban development. It takes into account the municipality’s specific characteristics and proposes concrete measures to improve residents’ quality of life, promote the rational use of resources, strengthen infrastructure and services, and effectively manage mobility issues.

The Municipal Development Scheme thus constitutes a roadmap to guide the municipality’s spatial planning and urban planning decisions with the aim of achieving harmonious and sustainable development. However, this document is not directly useful for a project developer. It is used more as an internal document within municipal administrations.

The Local Orientation Scheme (SOL)

The Local Orientation Scheme (SOL) is a planning tool used to determine spatial planning and urban planning objectives for a specific part of the municipal territory.

Based on a contextual analysis including the main issues, the territory’s potential and constraints, the SOL includes spatial planning and urban planning objectives, as well as a detailed orientation map.

This map includes elements such as the road network, technical infrastructure, public spaces, green spaces, land-use zones, the ecological structure, and possibly the main landscape features. The SOL can also provide indications on siting, the height of buildings and structures, roads, public spaces and the integration of technical facilities. In addition, it can identify other SOLs and the municipal guide to be drawn up, revised or repealed. The SOL thus constitutes a guiding framework for steering spatial planning and urban planning in a specific area, promoting coherent and sustainable use of space.

The land-use plan

The Sector Plan

The sector plan is a document that sets out spatial planning in the Walloon Region. It defines the different planning sectors that will be the subject of a plan. Certain specific infrastructures, such as railway and airport infrastructure and autonomous ports, are not covered by this plan.

The sector plan is inspired by the territorial development scheme, but may depart from it under certain conditions. It aims to protect, manage and develop landscapes, both built and unbuilt. It

applies to various development schemes, permits and planning certificates. Additional prescriptions may also be added, such as specifying or specializing the designation of zones, phasing their occupation, reversibility of designations, or the obligation to draw up a local orientation scheme prior to their implementation.

Sector plan designations can be divided into two groups:

• Zones intended for urbanization: these include residential zones, public service zones, leisure zones, economic activity zones, zones of regional interest and zones of municipal interest.
• Zones not intended for urbanization: these include agricultural, forest, green space, natural, park and extraction zones.

You can find the Sector Plan on WalOnMap by following this link: https://geoportail.wallonie.be/walonmap#panier=[{“serviceId”:”7fe2f305-1302-4297-b67e-792f55acd834″,”visible”: true,”url”:”https://geoservices.wallonie.be/arcgis/rest/services/AMENAGEMENT_TERRITOIRE/PDS/MapServer”,”label”:”Plan de secteur en vigueur (version coordonnée vectorielle)”,”type”:”AGS_DYNAMIC”}]

✅ WalOnMap, what is it? WalOnMap is an application developed by the Walloon Public Service that allows users to display public geographic data on a map of Walloon territory, while offering zoom, location, basemap selection and access to a variety of geographic information in different fields.

The tool thus makes it possible to identify a parcel based on an address, know its designation (agricultural zone, residential zone, etc.), the specific planning prescriptions that might apply, and study any associated risks (flooding, landslide, etc.)

✅ Pro tip: you can change the layer opacity to better see the boundaries of the sector plan. This will allow you, based on the satellite view and your knowledge of the place, to better perceive the boundaries of the sector plan in relation to the real world. To change the layer opacity:

• Click the gear wheel on the left, at the level of your selection
• Move the slider to around 50%; this will make the sector plan partially transparent and reveal the satellite view just below
• You can also display the legend by clicking the “Legend” button in the same menu. (link to the full legend document)

Real estate professionals often talk about a “red zone”, which corresponds to an area where the main function is housing (residential zone) and where you can therefore carry out residential real estate development projects, for example.

The regulations

Urban planning regulations are called “Guides” in Wallonia and are available on the DGO4 website. There you will find, among other things, the following documents:

• The Regional Urban Planning Guide (GRU)
• The Municipal Urban Planning Guides (GCU)

We will cover the main useful information sources below.

The Regional Urban Planning Guide (GRU)

The regional urban planning guide provides guidelines on drafting municipal urban planning guides. Here is, for example, an excerpt from the GRU: “c) Façade materials.
The authorized materials will be those whose tones are similar to those
of traditional materials. d) Gables, side façades and rear façades.
The materials authorized for walls, gables, side façades and rear façades
must harmonize with those of the street-facing façades.”

The Municipal Urban Planning Guide (GCU)

Published at the municipal level, this guide defines the applicable planning prescriptions and is intended to be the local implementation of the Regional Urban Planning Guide.

You will most often find this document on municipal websites. It is the reference document used to sketch out a real estate project.

So then, what is the equivalent of the Sector Plan in Brussels? What is the equivalent of the CoDT in the Brussels-Capital Region? That is what we will look at below.

In the Brussels-Capital Region

The legal basis for urban planning in the Brussels-Capital Region is the Brussels Code of Spatial Planning (CoBAT). As such, the CoBAT governs the main mechanisms of spatial planning in Brussels:

• Planning (strategic development plans, land-use plans, etc.)
• Urban planning regulations (RRU, RCU)
• Permit applications (which works are or are not subject to a permit, competent authorities, deadlines, appeal procedures, etc.)
• Heritage protection
• The right of pre-emption (a right of pre-emption is a legal or contractual right granted to certain private or public persons to acquire a property in priority over any other person, when the owner expresses their intention to sell it)
• Planning information (planning context of a specific property, to be obtained for any real estate sale)

Strategic plans

Strategic plans are documents that define and represent the strategy to follow to achieve specific objectives. These objectives are generally related to spatial planning. Strategic plans set out the main directions to follow and become the fundamental principles of territorial planning.

It is important to note that, in the majority of cases, strategic plans have indicative (non-binding) value. The main regional development plans currently in force in Brussels are discussed below.

The Regional Development Plan (PRD)

The Regional Development Plan (PRD) sets the objectives and priorities for the Region’s development, based on economic, social, environmental and mobility needs.

In 2009, the PRD was supplemented with a second “D” for sustainable, symbolizing the region’s desire to address the major challenges of the century in terms of the environment and sustainable development.

Municipal Development Plans (PCD)

Municipal Development Plans (PCD) cover the entire municipal territory and constitute overall planning tools for the sustainable development of municipalities. They are aligned with the PRD’s orientations and comply with the Regional Land-Use Plan (PRAS), another regional development plan.

This is an overall planning tool for the development of municipalities. It sets out the following points:

• General and specific objectives as well as development priorities, including spatial planning, necessary to meet economic, social, cultural, mobility, accessibility and environmental needs;
• Cross-cutting and sectoral measures to be put in place to achieve the defined objectives, notably through a cartographic representation of some of these measures;
• Identification of the municipality’s priority intervention areas;

Regulatory plans

Unlike strategic plans, development plans with regulatory value determine the functions that may be established in the different zones of Brussels.

The Regional Land-Use Plan (PRAS)

The Regional Land-Use Plan follows the orientations of the Regional Development Plan (PRD) and determines the designations of the territory of the Brussels-Capital Region and the rules that apply to them.

The Regional Land-Use Plan (PRAS) defines, for example, the primary designation of a zone. A zone being defined by one or more blocks of parcels. The smallest graphic entity of the PRAS is the urban block.

The PRAS is in fact a tool made up of maps (plans) and written prescriptions (texts) that form a whole:

• 6 maps:
  • The existing de facto situation (indicative value): this is the situation of land-use designations as they are in practice today.
  • The existing de jure situation (indicative value): this is the set of provisions that apply to the area in terms of urban planning, heritage and the environment. This map defines certain specific zones but does not cover the entire regional territory.
  • The land-use zoning map: regulatory value. It is the equivalent of the Sector Plan in Wallonia. This map defines the uses permitted by zone (housing, shops, green spaces, offices, etc.).
  • The map of admissible office balances (CaSBA): regulatory value; this map, made up of 132 grid cells, indicates the remaining balance of admissible m² of offices and therefore makes it possible to know whether a change of use is possible.
  • The roads map: regulatory value. It indicates the roads and motorways within the Brussels perimeter.
  • The public transport map: regulatory value; it shows the structure of the public transport network, underground and on the surface.
• The written prescriptions:
  • The general prescriptions applicable to all zones. Except where otherwise stated, the general prescriptions apply to all PRAS zones.
  • The specific prescriptions relating to the different zones on the land-use zoning map (housing, shops, facilities, green spaces, etc.).
  • The specific prescriptions relating to roads and public transport.
  • The programme for the Zones of Regional Interest (ZIR) and the Zone of Regional Interest with Deferred Development (ZIRAD).

✅ It is important to note that zones are not always mutually exclusive. This means that a plot can, for example, be included in a Housing Zone AND in Zones of Cultural, Historical, Aesthetic or Beautification Interest, one not excluding the other.

The Master Development Plan (PAD)

The Master Development Plan (PAD) is special in that it makes it possible to define both the strategic and regulatory aspects of a development strategy. Like the PRAS, the PAD is defined at the regional level.

The regulatory component of this plan determines:

• The uses (offices, shops, housing) and the areas that must be allocated to them
• The general structure (overall framework) of public spaces (roads, landscapes, etc.)
• The characteristics of buildings
• The organisation of mobility and parking
• Heritage protection

The Special Land-Use Plan (PPAS)

The Special Land-Use Plan (PPAS) is intended to specify and supplement the Regional Land-Use Plan (PRAS). It complies with the guidelines defined in the Municipal Development Plan (PCD) and establishes the detailed land-use designations of the different zones. It regulates land use by delineating buildable areas and green areas, as well as the rules associated with them. In addition, it may contain other provisions such as:

• Indications concerning the location, dimensions and aesthetic appearance of buildings and their surroundings.
• The routes and development measures for communication routes, as well as the regulations related to them.

You can find these plans on the BruGIS platform: https://gis.urban.brussels/brugis/#/

Regulations

The Regional Urban Planning Regulation (RRU)

The regional urban planning regulation contains 8 chapters (called “Titles”), which define very specific aspects of buildings and their surroundings:

• Title I: characteristics of buildings and their surroundings
• Title II: housing habitability standards
• Title III: worksites title partially repealed – see the coordinated version of Title III currently in force
• Title IV: accessibility of buildings for persons with reduced mobility
• Title V: thermal insulation of buildings title fully repealed
• Title VI: advertisements and signs
• Title VII: the road, its accesses and its surroundings
• Title VIII: parking standards off the public highway

In Title I, for example, you will find the explanation of the notions of building line, party-wall boundaries, etc. These notions define the building’s external visual characteristics.

In Title II, habitability standards are defined in terms of ceiling height and minimum habitable floor area.

The Municipal Urban Planning Regulation (RCU)

Municipal Urban Planning Regulations define additional rules compared to the RRU. Depending on the municipality, these regulations may concern buildings, the installation of satellite dishes, pavements/sidewalks, and may apply to the entire municipality or only part of it.

Some municipalities make their RCU freely accessible on the urbanisme.irisnet website or on their own website, while for others you need to go to the municipality to obtain the information.

We have seen the Sector Plan (Wallonia) and the Regional Land-Use Plan (Brussels), but what is the equivalent in Flanders? What is the associated regulation called and where can this information be found? That is what we will look at below.

In Flanders

In Flanders, the legal basis for spatial planning is the Vlaamse Codex Ruimtelijke Ordening (VCRO). In Flanders, unlike the other regions, this strategic vision is also pursued at the provincial level.

Strategic plans

Regional level – Beleidsplan Ruimte Vlaanderen (BRV)

The Flemish spatial policy plan, the Beleidsplan Ruimte Vlaanderen, guides spatial planning at the regional level but does not contain strict objectives for the other planning levels.

Provincial level – Provinciaal Beleidsplan Ruimte (PBR)

The Provinciaal Beleidsplan Ruimte (Provincial Spatial Planning Policy Plan) is a planning document drawn up at the provincial level in Belgium. It is designed to guide land-use planning and spatial development within a specific province. The plan is prepared by the provincial administration in consultation with local stakeholders such as municipalities, civil-society organisations and citizens.

The Provinciaal Beleidsplan Ruimte aims to define the main orientations and policies for spatial planning at the provincial level. It is a strategic document that takes into account regional specificities, local needs and environmental, economic and social challenges.

The Provincial Plan also does not contain strict objectives for the other planning levels.

Municipal level – Gemeentelijk (or intermunicipal) Beleidsplan Ruimte (GBR)

The Gemeentelijk Beleidsplan Ruimte (Municipal Spatial Planning Policy Plan) is a planning document drawn up at the municipal level in Belgium. It is designed to guide land-use planning and spatial development within a specific municipality. The plan is prepared by the municipal administration in consultation with local stakeholders such as citizens, local associations and urban-planning experts.

Implementation plans

Implementation plans are the equivalent of the Sector Plan – PDS (Wallonia) or the Regional Land-Use Plan – PRAS (Brussels). These plans include in particular the following elements:

• A description and justification of the plan’s objectives
• A plan (map) indicating to which zone(s) the plan applies
• The urban planning regulations that apply regarding use, layout, management and habitability standards (if applicable)
• A representation of the legal situation
• A representation of the actual situation: an inventory of the environment, nature and other relevant factual data

Regional level – Gewestelijke Ruimtelijke Uitvoeringsplannen (GRUP)

A spatial implementation plan implements a spatial structure plan (strategic plan).

It has regulatory value for all government decisions and provides, among other things, for the plots included in the plan:

• which activities may take place,
• where construction may or may not take place and which urban planning regulations houses and buildings must comply with in a given zone:

Provinces and municipalities also draw up implementation plans. This is what we will look at below.

Provincial level – Provinciale Ruimtelijke Uitvoeringsplannen (PRUP)

The prescriptions of provincial spatial implementation plans may not deviate from the prescriptions of the regional spatial implementation plan, unless the Flemish Government grants its authorisation.

Municipal level – Gemeentelijke Ruimtelijke Uitvoeringsplannen (GRUP)

The rules set out in local spatial implementation plans may not conflict with the rules of provincial and regional spatial implementation plans, unless approval is granted by the provincial council or the Flemish government, respectively.

In conclusion, the plan at the municipal level is sufficient to understand which activities are possible in a given area, since local prescriptions cannot contradict provincial or regional prescriptions.

You can find these plans on the Geoplannen website by following this link: https://geoplannen.omgeving.vlaanderen.be/roviewer/?t=21&m=1&category=2.

Urban planning regulations

These regulations aim to guarantee quality of life, safety, aesthetics and the sustainability of buildings, as well as to regulate spatial planning and mobility at each corresponding administrative level (regional, provincial, municipal).

Each regulation must comply with the regulation of the higher level (Regional > Provincial > Municipal).

You will find all these regulations in the digital directory of urban planning regulations in the Flemish Region: https://dsi.omgeving.vlaanderen.be/fiche-overzicht.

We have covered the land-use plans and regulations of each region. Let’s finish with a summary table that will give you an overview of the plans and regulations applicable by region as well as the websites where you can find them.

Summary table

Type of documents	Objective	Walloon Region	Brussels-Capital Region	Flemish Region
Code	Define the rules for Territorial Development	Territorial Development Code (CoDT)	Brussels Code of Territorial Planning (CoBAT)	Vlaamse Codex Ruimtelijke Ordening (VCRO)
Regional strategic plan	Define the strategic objectives of planning at the regional level	Territorial Development Scheme (SDT)	Regional Development Plan (PRD)	Beleidsplan Ruimte Vlaanderen (BRV)
Provincial strategic plan	Define the strategic objectives of planning at the provincial level	–	–	Provinciaal Beleidsplan Ruimte (PBR)
Local strategic plans	Define the strategic objectives of planning at the municipal level	Municipal Development Scheme (SDC) & Local Orientation Scheme (SOL)	Municipal Development Plans (PCD)	Municipal Spatial Policy Plan (GBR)
Regional land-use plan	Zoning of possible land uses	Sector Plan (PDS)	Regional Land-Use Plan (PRAS) and Special Land-Use Plan (PPAS)	Regional Spatial Implementation Plans (GRUP)
Regional urban planning regulation	Regulation guiding the drafting of municipal regulations	Regional Urban Planning Guide (GRU)	Regional Urban Planning Regulation (RRU)	Regional Spatial Implementation Plans (GRUP)
Municipal urban planning regulations	Regulation defining urban planning rules at the local level	Municipal Urban Planning Guide (GCU)	Municipal Urban Planning Regulations (RCU)	Municipal Spatial Implementation Plan (GRUP)