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The Hradec Králové City Council issued the new zoning plan at its meeting on January 27, 2026. Because its preparation began under previous legislation, it was completed under the old Building Act.
As of March 13, 2026, the new zoning plan has become a binding basis for decision-making in the area and has defined, among other things:
This marks the culmination of an exceptionally long process. Preparation of the new zoning plan began as early as 2009, and its concept and proposals changed repeatedly over the years.
During the preparation of the new zoning plan, various and often conflicting interests were considered and weighed against each other, ranging from demands for city development and new housing to the protection of agricultural land, the landscape, and the environment, as well as the interests of individual property owners.
It is therefore natural that the final form of the zoning plan cannot satisfy everyone, and that many are looking for ways to change it.
“The zoning plan does not only determine the general conceptual form of the city’s future development. Its regulations can fundamentally influence how individual plots of land can be used, and thus their value,” explains Mgr. Vojtěch Adámek, attorney and head of the endors branch in Hradec Králové.
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Among other things, the zoning plan determines:
The new zoning plan works, for example, with functional use regulation, building structure and its maximum number of floors, or other conditions for land use.
For owners, the new zoning plan may therefore mean, for example:
The new zoning plan thus creates conditions for intensive development in some parts of the city, while in other locations it restricts land use options or sets new conditions. Impact of the new regulation can therefore vary significantly.
"When assessing the impact of the new regulation on your property, it is not advisable to rely solely on the 'functional area' the land falls into according to the main drawing," points out Mgr. Vojtěch Pavlas, a junior associate at the Hradec Králové branch of endors.
Also decisive can be other parts of the zoning plan, for example spatial planning conditions, which may specify, for example:
Furthermore, we recommend checking for public interest projects, whether related to transport or technical infrastructure or otherwise, as well as requirements for spatial studies, phasing, or other specific regulations. And if you need help with the review, get in touch with us via the form.
"It is therefore crucial for an investor not only to assess whether a given plot is in a buildable area and whether it has a designated required method of use, but also to further investigate exactly what can be realized on the subject plot under the new zoning plan and under what conditions," adds Mgr. Vojtěch Adámek, attorney and head of the Hradec Králové endors office.
A change in the zoning plan can affect not only the possibility of using the areas of interest for their originally intended purpose, but also, for example, project economics, projected building capacity, transport connections, number of floors, etc.
For projects that have not yet been legally permitted, the new zoning plan is crucial. The zoning plan is a binding document for decision-making in the area, and if a planned project conflicts with the new regulations, this fact must be taken into account in the relevant permitting process.
A different situation may arise for projects that have already been legally permitted.
The new zoning plan itself cannot retroactively cancel the effects of final administrative decisions, however, it can establish different regulations for the future development of the area, which will subsequently be reflected in further decision-making.
For investors and developers, the new zoning plan therefore represents a reason to carefully review the entire portfolio of planned projects. For projects that have come into conflict with the new regulations, it may be appropriate to timely consider modifying the project, negotiating a change to the zoning plan, or preparing a legal challenge against the relevant part of the zoning plan.
The fact that a zoning plan has been approved by the city council and has come into effect does not preclude the possibility of judicial review. A zoning plan is issued in the form of a measure of a general nature, and a motion for its annulment may be filed by anyone who claims that their rights have been curtailed by it.
"We are currently handling the most cases in this area with landowners whose usage options have been restricted or otherwise devalued by the new zoning plan, or with owners of neighboring or otherwise affected properties who are concerned about the impact of the new regulations on their assets," says Mgr. Vojtěch Pavlas, a junior associate at the Hradec Králové branch of endors.
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When reviewing zoning plans, courts respect the right of municipalities to self-government; therefore, mere disagreement with the form of the zoning plan is generally not enough.
"A motion to annul a measure of a general nature can be directed, for example, against a failure to follow the legal procedure during its preparation and issuance, against insufficient justification, defects in the handling of objections, or against a disproportionate interference with property rights. In any case, it is essential to analyze the situation in detail and carefully build a professional argument," advises Vojtěch Adámek, LL.M., attorney and head of the Hradec Králové office at endors.
The opportunity to challenge the new Hradec Králové zoning plan is time-limited.
A motion to annul a measure of a general nature or a part thereof may be filed within one year from the date the measure of a general nature became effective. For the new Hradec Králové zoning plan, the deadline expires on March 13, 2027.
When preparing a court filing, it is necessary to identify the specific infringement of rights, analyze the relevant part of the zoning plan, review any decisions on objections, and prepare compelling arguments for judicial review.
If you wish to challenge the Hradec Králové zoning plan, the rule is definitelythe sooner, the better“.
The Brno zoning plan, which came into effect last year, was challenged by more than 70 lawsuits. A total of 35 rulings by the regional court and the Supreme Administrative Court led to the annulment of selected parts of the Brno zoning plan.
The case law regarding the Brno zoning plan was analyzed by attorney Mgr. Jana Holcnerová , who identified recurring patterns leading to the annulment of parts of the zoning plan, which she summarized in an article here: https://www.endors.cz/blog/metropolitni-plan-praha
“The experience from Brno shows that it makes sense to actively defend against a new zoning plan and use all the means that the legal system offers. A potential failure of an objection during the zoning plan preparation process does not in itself mean that the zoning plan will also withstand judicial review,” adds Mgr. Vojtěch Adámek, attorney and head of the Hradec Králové branch of endors.
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The deadline for legal action is March 13, 2027. Attorneys from the Hradec Králové branch of endors will explain in a single consultation how the zoning plan affects your land and what defense options are available if the plan significantly changes the potential of your property against your interests. Get in touch.
The new zoning plan is now in effect. It therefore makes sense for owners and investors to conduct at least a basic assessment of the zoning plan in relation to their properties.
The new Hradec Králové zoning plan will have an impact on thousands of owners and dozens of investors, developers, and their projects. However, the specific impacts can vary for each individual plot.
It is essential to assess the entire legal framework of the regulation and its influence on the intended use of the property.
If the Hradec Králové zoning plan affects you, it is advisable to obtain an individual legal assessment. Every case has its own specifics, and it is often the details—such as the impacts on the given plot, the way they are justified, and the process of how the plan was prepared—that prove decisive.
→ 2026 Building Act Amendment: changes and practical impacts
→ Zoning plan changes & development. How to defend your construction project
→ Regional Court in Hradec Králové: a practical guide
Vojtěch Adámek is an attorney and head of the endors branch in Hradec Králové. He specializes primarily in contract law, litigation, and construction law.
Contact: adamek@endors.cz or +420 604 967 409
Vojtěch Pavlas is a junior associate at the endors branch in Hradec Králové. He specializes in spatial planning, construction law, and contract and litigation agendas.
