INCONSISTENCY OF SPATIAL PLANNING REGULATION AS A BARRIER TO INVESTMENT IN CROATIA

Abstract

Spatial planning is a broad and interdisciplinary field that encompasses environmental 
protection, cultural heritage, transportation, and economic development (Adams, Alden, 
Harris, 2006:4). It influences the development of individual country by considering the 
aforementioned sectoral policies. Spatial plans are fundamental documents of physical 
planning, and in Croatia they are regulated by the Spatial Planning Act. In the Republic of 
Croatia, these plans are considered subordinate legislation and are adopted at three levels: 
national, regional, and local. Several types of spatial plans are adopted at each level of spatial 
planning. The Spatial Planning Act stipulates the obligation of mutual coordination of spatial 
plans in the vertical and horizontal directions. In terms of vertical alignment, a lower-level 
spatial plan must be consistent with the higher-level spatial plan. Horizontally, a spatial plan 
covering a narrower area must comply with the spatial plan of a broader area, and specific rules 
are established to address situations where inconsistencies between them arise. It should be 
noticed, however, that spatial plans are documents which should follow the necessities of the 
society, environmental goals and sustainable development. Due to the principle of legality, all 
subordinate legislation must be aligned with the law. Nevertheless, frequent changes and 
amendments to spatial plans occur at all levels. As a result, navigating the regulatory 
framework of spatial planning becomes challenging for professionals, public officials, and 
individuals seeking to obtain building permits.