Introduction

Land use planning and urban planning are two related concepts but distinct in 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 transportation, the environment, public facilities, and the preservation of natural spaces.
• Urban planning focuses on the organization and management of urban spaces, whether already urbanized or intended to be. It studies the location of buildings, the organization of neighborhoods, public spaces, and urban infrastructure, with the aim of creating functional and aesthetic urban environments adapted to the needs of residents. It takes into account factors such as population density, mobility, architecture, accessibility, and urban aesthetics.

Urban planning and land use planning is a regional responsibility. As such, each region has its own legal framework, a code (CoDT, CoBAT, VCRO) defining the organization of this responsibility and its procedures. These texts specify the following elements in particular:

• actions subject to permits (example: do you have to apply for a permit to build a swimming pool?)
• the competent authorities (example: which authority will decide on this type of act, who draws up which plan, etc.)
• remedies
• planning tools: these are all the tools that enable strategies to be established and planning and urban development rules to be defined.

This article will focus particularly on planning tools in Belgium.

Planning tools in Belgium

We generally find three types of tools in these texts:

• Strategic plans: drawn up at different administrative levels, these tools establish the broad strategic lines of territorial development. They are generally used as a basis for the development of plans and regulations, which are mandatory for permit applicants.
• Allocation plans: these maps define the zones assigned to different activities (housing, shops, offices, agriculture, protected areas, etc.). They define which activities may be carried out in a given zone, in what proportions and under what conditions. The plans may apply to an entire region, or concern only certain zones/neighborhoods, to which specific regulations apply. These plans (maps) are supplemented by texts that specify their legends, meanings and interpretations.
• Town-planning regulations: these set out rules for construction, building dimensions, architecture, parking, access for disabled people, etc. They also define living standards, such as ceiling heights and minimum floor area. They define, for example, living standards such as ceiling heights and minimum room surface area, as well as construction standards such as façade alignment and roof shape.

These tools are established at different administrative levels, often following a cascade principle: the region draws up a fairly generic text, establishing the main principles, and the commune formulates regulations, which are more precise and cover a smaller area. These tools can be found at regional, provincial, supra-communal (several communes), communal and infra-communal (part of a commune) levels.

The information contained in these tools, of a legal nature, is closely linked to geographical and spatial aspects. It is therefore most often presented in online cartographic interfaces. This guide explains where to find the main information on sites such as WalOnMap, Brugis or plannen.omgeving.vlanderen.

This article is designed to help you find the planning information you need, and in particular to answer the following questions:

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

In Wallonia

The legal basis for urban planning in Wallonia is the Code du Développement Territorial (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 a
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 which are or are not subject to permits, etc. Conversely, the CoDT does not define, for example, the maximum permissible height for a building, nor the constructible zones.

This legal basis also defines a list of land-use and urban planning tools, which we'll look at next.

The diagrams

Schemes are land-use planning and management tools. They aim to organize and guide territorial development in a coherent and sustainable manner.

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

These diagrams are developed at 4 scales:

• The regional development plan (SDT)
• Pluricommunal Development Scheme (SDPC) for several communes (in whole or in part)
• The Municipal Development Plan (MDP) for the entire municipality
• The Local Orientation Scheme (SOL) for part of the municipal territory

The Territorial Development Plan (TDP)

A regional development plan (SDT) is a regional strategy that defines development and land-use objectives 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, social, economic, demographic, energy, heritage, environmental and mobility prospects and needs, as well as the territory's potential and constraints.

The Municipal or Multi-Municipal Development Plan (SDC or SDPC)

The Municipal Development Plan is a planning tool used by a municipality to define its territorial development strategy. It can also be developed jointly by several municipalities, in which case it is called a "Multi-Municipal Development Plan".

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

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

The Local Orientation Plan (SOL)

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

Based on a contextual analysis including the main issues, potential and constraints of the territory, the SOL includes land use 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, ecological structure, and possibly, the main features of the landscape. The SOL can also provide information on the location, height of buildings and structures, roads, public spaces and the integration of technical equipment. In addition, it can identify other SOLs and the municipal guide to be developed, revised or repealed. The SOL thus constitutes a guiding framework to guide development and urban planning in a specific area, promoting a coherent and sustainable use of space.

The allocation plan

The Sector Plan

The sector plan is a document that sets out regional planning in the Walloon Region. It defines the various development sectors that will be covered by a plan. Certain specific infrastructure, such as railways, airports, and autonomous ports, are not affected by this plan.

The sector plan is based on the regional development plan, but can deviate from it under certain conditions. It aims to protect, manage and develop both built and unbuilt landscapes. It

applies to various development schemes, permits and planning certificates. Additional requirements can also be added, such as the precision or specialization of zone allocations, the phasing of their occupation, the reversibility of allocations or the obligation to draw up a local guidance scheme prior to their implementation.

The sector plan assignments can be divided into two groups:

• Zones destined for urban development: these include housing zones, public service zones, leisure zones, economic activity zones, regional zones and communal zones.
• Zones not intended for urban development: these include agricultural, forestry, green space, natural, park and extraction zones.

Vous pouvez retrouver le Plan de Secteur sur WalOnMap, en suivant ce lien : 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 »}]

✅ What is WalOnMap? WalOnMap is an application developed by the Service Public de Wallonie that enables users to display public geographic data on a map of the Walloon territory, while offering zoom, localization, background map selection and access to a variety of geographic information in different fields.

The tool thus makes it possible to identify a plot based on an address, to know its allocation (agricultural zone, residential zone, etc.), the specific urban planning regulations which could apply and to study the possible associated risks (floods, landslides, etc.)

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

• Click on the cogwheel to the left of your selection
• Change the slider to about 50%, this will make the sector map partially transparent and reveal the satellite view just below.
• You can also display the legend by clicking on the "Legend" button in the same menu.(link to the complete captions document)

Real estate professionals often speak of a "red zone", which corresponds to an area where the main function is housing (habitat zone), and where residential property development projects, for example, can be carried out.

The regulations

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

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

We will cover the main sources of useful information below.

The Regional Urban Planning Guide (GRU)

The regional urban planning guide provides guidelines for the drafting of municipal urban planning guides. For example, here is an extract from the GRU: "c) Facade materials.
Authorized materials will be those whose tones are similar to those
of traditional materials. d) Gables, side facades and rear facades.
Authorized materials for walls, gables, side facades and rear facades
must harmonize with those of street facades."

The Municipal Urban Planning Guide (GCU)

Published on a local scale, this guide defines the applicable town-planning prescriptions and is intended to be the local implementation of the Guide Régional d'Urbanisme.

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

So what is the equivalent of the Plan de Secteur in Brussels? What is the equivalent of the CoDT in the Brussels-Capital Region? We'll find out below.

In the Brussels-Capital Region

The legal basis for urban planning in the Brussels-Capital Region is the Code Bruxellois de l'Aménagement du Territoire (CoBAT). As such, the CoBAT governs the main mechanisms of town and country planning in Brussels:

• Planning (strategic development plans, allocation plans, etc.)
• Urban planning regulations (RRU, RCU)
• Permit applications (which works are subject to permits or not, competent authorities, deadlines, appeals, 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 property in priority to any other person, when the owner expresses his willingness to sell it)
• Urban planning information (urban 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 be followed to achieve specific objectives. These objectives are generally related to land use planning. Strategic plans establish the broad guidelines to be followed and become the fundamental principles of land use planning.

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

The Regional Development Plan (PRD)

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

In 2009, the PRD was supplemented with a second “D” for sustainable, a symbol of the region’s desire to face 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 comprehensive planning tools for the sustainable development of municipalities. They are aligned with the PRD guidelines and comply with the Regional Land Use Plan (PRAS), another regional development plan.

This is a comprehensive planning tool for the development of municipalities. It establishes the following points:

• The general and specific objectives and development priorities, including land use planning, necessary to meet economic, social, cultural, mobility, accessibility and environmental needs;
• The cross-cutting and sectoral measures to be implemented to achieve the defined objectives, in particular through a cartographic representation of some of these measures;
• Identification of priority intervention areas in the municipality;

Regulatory plans

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

The Regional Land Use Plan (PRAS)

The Plan Régional d'Affectation du Sol (Regional Land Use Plan) follows the guidelines of the Plan Régional de Développement (PRD) and determines the land uses of the Brussels-Capital Region and the rules that apply to them.

The Plan Régional d'Affectation du Sol (PRAS), for example, defines the priority allocation of an area. A zone is defined by one or more blocks of land. The smallest graphic entity in the PRAS is the urban block.

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

• 6 cards :
  • The existing de facto situation (indicative value): this is the assignment situation as it is in practice today.
  • The existing legal situation (indicative value): this is the set of provisions that apply to the area, in terms of town planning, heritage and the environment. This map defines certain specific zones, but does not cover the entire region.
  • Allocation map: regulatory in nature. This is the equivalent of the Plan de Secteur in Wallonia. This map defines authorized uses by zone (housing, shops, green spaces, offices, etc.).
  • Map of eligible office space balances (CaSBA): this 132-mesh regulatory map shows the balance of m2 of eligible office space, and thus indicates whether a conversion of use is possible.
  • The road map: for regulatory purposes. It shows the roads and freeways in the Brussels area.
  • Public transport map: a regulatory map showing the structure of the underground and above-ground public transport network.
• Literal prescriptions :
  • General regulations for all zones. Unless otherwise stated, the general regulations apply to all PRAS zones.
  • Specific requirements for the various zones on the allocation map (housing, shops, facilities, green spaces, etc.).
  • Special requirements relating to roads and public transport.
  • The ZIR (Zones d'Intérêt Régional) and ZIRAD (Zone d'Intérêt Régional à Aménagement Différé) programs.

✅ It is important to note that zones are not always mutually exclusive. This means that a plot of land 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 unique in that it defines both the strategic and regulatory aspects of a development strategy. Like the PRAS, the PAD is defined at regional level.

The regulatory part of this plan determines :

• Allocations (office, retail, residential) and surface areas to be dedicated to them
• The general structure of public spaces (roads, landscapes, etc.).
• Building features
• Organizing mobility and parking
• Heritage protection

The Specific Land Use Plan (PPAS)

The purpose of the Plan Particulier d'Affectation du Sol (PPAS) is to clarify and complement the Plan Régional d'Affectation du Sol (PRAS). It conforms to the guidelines set out in the Communal Development Plan (CDP) and establishes detailed allocations for the various zones. It regulates land use by delimiting buildable and green zones, as well as the rules associated with them. It may also contain other provisions such as :

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

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

The regulations

The Regional Urban Planning Regulations (RRU)

The regional urban planning regulations include 8 chapters (called “Titles”), which define very specific aspects of constructions and their surroundings:

• Title I: characteristics of buildings and their surroundings
• Title II: Housing standards
• Title III: title partially repealed - see coordinated version of Title III currently in force
• Title IV: Accessibility of buildings for people with reduced mobility
• Title V: thermal insulation of buildings title repealed in its entirety
• Title VI: Advertising and signs
• Title VII: Roads, access and surroundings
• Title VIII: Off-street parking standards

In Title I, we find, for example, an explanation of the concepts of alignment, shared boundaries, etc. These concepts define the exterior visual characteristics of the building.

Title II defines the standards of habitability, in terms of ceiling height and minimum habitable surface area.

The Municipal Urban Planning Regulations (RCU)

The Règlements Communaux d'Urbanisme (local planning regulations) define additional rules to the RRU. Depending on the commune, these regulations may concern buildings, the placement of satellite dishes or sidewalks, and apply to the whole commune or just part of it.

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

We've seen the Plan de Secteur (Wallonia) and the Plan Régional d'Affectation du Sol (Brussels), but what's the equivalent in Flanders? What are the associated regulations called, and where can we find this information? That's what we'll look at below.

In Flanders

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

Strategic plans

Regional level - Beleidsplan Ruimte Vlaanderen (BRV)

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

Provincial level - Provinciaal Beleidsplan Ruimte (PBR)

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

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

Nor does the Provincial Plan contain strict targets for the other planning levels.

Niveau Communal - Gemeentelijk (of intergemeentelijk) Beleidsplan Ruimte (GBR)

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

Layout plans

Site plans are the equivalent of the Plan de Secteur - PDS (Wallonia) or the Plan Régional d'Affectation du Sol - PRAS (Brussels). These plans contain the following information in particular:

• A description and justification of the plan's objectives
• A plan (map), indicating the zone(s) to which the plan applies
• Applicable urban planning regulations concerning use, development, management and standards of habitability (if applicable)
• A representation of the legal situation
• A representation of the real situation: an inventory of the environment, nature and other relevant factual data

Regional level - Gewestelijke Ruimtelijke Uitvoeringsplannen (GRUP)

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

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

• which activities can take place,
• where construction may or may not take place, and which planning regulations houses and buildings must comply with in a certain area:

Provinces and communes also draw up their own plans. This is what we'll be looking at below.

Provincial level - Provinciale Ruimtelijke Uitvoeringsplannen (PRUP)

The provisions of provincial development plans may not deviate from the provisions of the regional development plan, unless the Flemish Government grants its authorization.

Communal level - Gemeentelijke Ruimtelijke Uitvoeringsplannen (GRUP)

The rules laid down in local land-use plans cannot conflict with the rules of provincial and regional land-use plans, unless approval is granted by the Provincial Council or the Flemish Government, respectively.

In conclusion, the communal plan is sufficient to understand what activities are possible in a given area, since local regulations cannot be in contradiction with provincial or regional regulations.

These plans can be found on the Geoplannen website at 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 sustainability of construction, as well as to regulate land use and mobility at each corresponding administrative level (regional, provincial, municipal).

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

You can find all these regulations on the computerized directory of planning regulations in the Flemish region: https: //dsi.omgeving.vlaanderen.be/fiche-overzicht.

We've taken a look at the plans and regulations for 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 sites where you'll find them.

Summary table

Document type	Objective	Walloon Region	Brussels-Capital Region	Flemish Region
Code	Defining the rules of Territorial Development	Code of Territorial Development (CoDT)	Brussels Town and Country Planning Code (CoBAT)	Vlaamse Codex Ruimtelijke Ordening (VCRO)
Regional strategic plan	Define strategic planning objectives at regional level	Territorial Development Scheme (SDT)	Regional Development Plan (PRD)	Beleidsplan Ruimte Vlaanderen (BRV)
Provincial strategic plan	Define strategic planning objectives at provincial level	–	–	Provinciaal Beleidsplan Ruimte (PBR)
Local strategic plans	Define strategic development objectives at municipal level	Municipal Development Scheme (SDC) & Local Orientation Scheme (SOL)	Community Development Plans (CDP)	Gemeentelijk Beleidsplan Ruimte (GBR)
Regional allocation plan	Zoning of possible uses	Sector Plan (PDS)	Regional Land Use Plan (PRAS) and Specific Land Use Plan (PPAS)	Gewestelijk Ruimtelijk Uitvoeringsplannen (GRUP)
Regional planning regulations	Guidelines for the drafting of municipal by-laws	Guide Régional d'Urbanisme (GRU)	Regional Planning Regulations (RRU)	Gewestelijk Ruimtelijk Uitvoeringsplannen (GRUP)
Local planning regulations	Regulations defining local planning rules	Guide Communal d'Urbanisme (GCU)	Local planning regulations (RCU)	Gemeentelijk Ruimtelijk Uitvoeringsplan (GRUP)