Red line of a land plot: what is it and its differences from the boundaries of the land plot

Many people struggle to understand terms like "red line" and "boundary" when it comes to property lines. Despite their apparent similarity, these terms relate to distinct aspects of land plots. Understanding the distinction is essential for anyone working on building or remodeling projects.

A land plot’s "red line" is an arbitrary boundary that designates the area that can be developed. It is a legal limit established by urban planning authorities to guarantee the orderly and safe construction of buildings and other structures. This line frequently considers things like utility lines, public infrastructure, and plans for expanding roads.

Conversely, the physical limits of a land plot are indicated on the ground and specified in legal documents as the property’s boundaries. The size and shape of the property are ascertained by using these boundaries, which are established through surveys. They are necessary for property transactions, legal proceedings, and neighbor dispute resolution.

Comprehending the differentiation between the property boundaries and the red line aids in guaranteeing adherence to regional construction codes. Additionally, it avoids possible legal problems that can occur from constructing too near to public utilities, neighboring properties, or roads. Knowing these lines can ultimately save time, money, and hassle when planning a new construction project or a straightforward renovation.

Concept

The primary goal of the red lines (RL) that are available on the development scheme is stated in Article 1, Paragraph 11, of the Russian Federation’s Civil Code.

A designation was created to draw attention to the limits of areas meant for public use. The contours are designated in this manner even if the land is only assigned a category in the plans.

The following objects’ boundaries are indicated in red and are highlighted:

• power lines;
• streets;
• squares;
• highways;
• parks;
• communication lines;
• railways;
• areas;
• pipelines.

It is necessary to carry out unauthorized land development and to cross the established boundaries during construction, which is strictly prohibited, because there are already public facilities in the areas delimited by the red outline, or their construction is planned in the future.

Differences from site boundaries

Essentially, the red line and the site’s extreme points are employed to accomplish a single objective: plot separation from one another.

Nonetheless, there are notable distinctions between the designations:

• Land intended for public use is marked with red outlines. The boundaries of a land plot indicate the extreme points of ownership owned by a specific person or state.
• Property boundary lines are established during the land surveying procedure, and red lines are established by adopting a regulatory act, for example, a Decision or Decree of the regional or city government.
• The size of the plot changes quite simply, for example, after annexing a neighboring property, or when dividing an existing plot. Red lines, established legally, are indicated on the development plan, and it is difficult to change their location.
• Public lands may be located inside a privatized site, for example, when laying power lines, or cross it. The boundaries of the land plot cannot extend beyond the boundaries of the red lines.
• The establishment of red lines is entirely within the competence of the authorities; they represent a completely independent object of cadastral registration. And the extreme points of the allotment are determined at the request of the owner of the land plot.

Kinds

On the territory diagram, not every red contour has the same legal significance. There are various kinds, each with a unique significance and goal.

Design

A design red line will show up on the development plan if the building of facilities or the designation of land for public use is solely within the authority’s plans.

It indicates that the designated territory will be used going forward by the regional authorities.

But since those territories haven’t been alienated yet, a border like that has no legal standing.

The project line is meant to alert the general public to the upcoming transfer of the territory to the public land category. It’s unclear when this will occur, though.

It is possible that the designation will be removed from the development plan soon and the authorities’ plan won’t be carried out. For this reason, the project line shouldn’t be regarded as a thing that has to be registered with the cadastre.

The boundaries of the land plot are usually followed by designations that have not yet been adopted.

Existing

The current red line denotes the boundaries of any facilities that must be kept apart from neighboring privatized areas and state property if they have already been constructed and put into use.

An authorised normative act that gives the borders legal significance is proof of its consolidation. A line of this kind has its precise coordinates noted on the development plan and submitted to the cadastral registration authorities.

The red line will still have greater significance even if every plot of land surrounding the area enclosed by the red outline is officially registered in the Cadastral Chamber and has boundaries established through boundary work. Plots’ extreme points shouldn’t extend past their bounds.

In property development, the "red line" of a land plot—which is different from the land plot’s actual boundaries—is an important concept. The red line indicates the area where local planning authorities regulate development and construction, while the boundaries define the actual limits of ownership. Anybody involved in building or renovating must understand this distinction because it affects what can be built and where, making sure that projects adhere to community planning guidelines and zoning laws.

Problem situations

Problems frequently arise with even the current layout of public spaces.

Nevertheless, there is always a way to work things out and get past obstacles like finding the red line’s location or other challenges.

Absence of design solutions in the history

The development of public areas was depicted on the plans in a different way prior to the introduction of concepts like the red line.

Therefore, even though there are actual boundaries defining public areas, it may not have existed in the past when it comes to design decisions made in some urban areas.

Under such circumstances, creating a special project can address the problem of drawing red lines on the plan.

Since private home and street boundaries are actually reflected on the ground, territory planning issues are typically avoided. All you have to do is move them over to the plan and draw attention to the public land boundaries.

Since the area already has significant development, drawing design lines at the time of considering the development scheme in this case is unnecessary.

Inconsistency with what actually exists

Modifications to the current scheme should be made if the plan’s contours don’t actually match the boundaries of the building.

This is accomplished by determining coordinates in kind and making adjustments to the cadastral documentation based on the information received.

Lack of planning documentation

The disappearance of plans or the partial availability of planning schemes that are not deemed legally significant because of past prescription does not require the creation of new documentation or alterations to the design parameters.

Building lines are, in fact, present on the ground and, following their analysis, can be seen in a variety of cadastral registration materials.

Parts of buildings cross the boundaries of public territory

You should consult the Land Use Rules if the building’s facade or any other portion extends past the lines denoting the boundaries of public lands. The normative act establishes the maximum sizes for facade component projections.

It is important to keep in mind, though, that if the red lines cross over structures constructed on privatized land, the building’s owners might be required by a court ruling to demolish the structure.

Anyone working on building or remodeling projects needs to grasp the idea of a land plot’s red line. This line serves as the official limit where renovations and building may occur, guaranteeing that all projects follow all applicable laws and regulations. It is important to differentiate this from the land plot’s general boundaries, which indicate the property’s entire perimeter.

The red line, which frequently indicates regions where building is allowed or forbidden, is more restrictive than the land plot’s boundaries, which indicate the actual limits of ownership. This distinction makes it easier to plan and carry out construction projects without going against local laws. To ensure safety and compliance, the red line, for example, might prohibit building too close to nearby properties or roads.

Developers and property owners can avoid legal problems and possible fines by being aware of these distinctions. Respecting and correctly interpreting the red line guarantees that projects not only comply with regulations but also have a positive impact on the community and environment. Therefore, it’s crucial to speak with local authorities and get precise red line information for the relevant land plot before beginning any construction or renovation work.

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