Redevelopment Design of Public and Administrative Buildings

A redevelopment design plan of a separate public or administrative building is developed in all cases when modernization or reconstruction of a building is not considered a major renovation. The main sign of a major renovation is an increase in the floor area of the building. If the area and a number of stories do not change, such modernization is considered redevelopment (replanning). Public-service buildings include buildings with various purposes – administrative buildings of state institutions, theatres, churches, hotels, railway stations, airports, as well as sports facilities and educational establishments.

   If a building is non-residential. All the above-mentioned buildings are, as a rule, non-residential. And in this case, a redevelopment design plan for a building of any designated purpose is developed in accordance with the following regulations:

1. Body of Rules SP 118.13330.2012 "Public buildings and structures"
2. Federal Law FZ No.123 "Technical regulations on the fire safety requirements"
3. Body of Rules SP 29.13330.2011 "Floors"
4. Town-building Code of the Russian Federation. Chapter 6. Article 51.

This category of buildings does not require any approvals for redevelopment design plans or authorization to carry out construction works, as the design plan does not involve changes in the cost-performance characteristics (floor area, number of stories) of the capital construction facility or its parts, no construction specifications or other safety properties are affected, and no standard authorized construction and modernization parameters are violated. When the design plan is ready, the customer carries out construction works specified in the plan in strict accordance with it and registers the changes in the registration chamber.

   If a building is residential. In some cases, some of the above public and administrative buildings can be classified as residential. In this case, all rules and regulations applicable to residential buildings apply to them as well. If in the building there is at least one apartment, used for permanent residence, then the rules applicable to residential buildings apply to the entire building. By the way, hotels belong to non-residential buildings, as they are used only for temporary residence. Famous Stalin’s high-rises in Moscow on Kudrinskaya Square and Kotelnicheskaya Embankment are residential buildings, and the similar high-rise on Smolenskaya Square is a non-residential building. The building of the Moscow State University on the Sparrow Hills is a residential building as it has apartments. The Hotel Ukraina would be a non-residential building if it had no apartments. But as in one part of the building there are apartments, this building is also residential. Apartment hotels – a new invention of local developers – also belong to non-residential buildings. This trick (describing residential apartments as apartment hotel units in the design documentation) makes it possible to avoid unwanted problems and unnecessary expenses when designing and coordinating approvals for a "residential" building in big cities. In fact, these buildings are constantly inhabited by people, but legally they are non-residential.

If a public or administrative building has the status of a residential building, then a redevelopment design plan is developed as for a residential building in accordance with Decree of the Government of Moscow of October 25, 2011, No. 508-PP (as revised in Decree of December 26, 2012, No. 840-PP and of December 1, 2015, No. 796) "On alteration and (or) redevelopment of residential and non-residential premises in apartment buildings", Body of Rules SP 118.13330.2012 "Public buildings and structures", Body of Rules SP 54.13330.2011 "Residential apartment buildings", Federal Law FZ No. 123 "Technical regulations on the fire safety requirements", Body of Rules SP 29.13330.2011 "Floors", "Town-building Code of the Russian Federation" (Federal Law FZ No. 188 of December 29, 2004).

Before starting any redevelopment works of the premises located in residential buildings, it is necessary to agree the design plan with MOSZHILINSPEKTSIYA (Inspectorate for the Supervision of Redevelopment in Residential Buildings of the City of Moscow). The Inspectorate issues a "Permission to carry out repairs and construction works" and within three days informs the district authorities and the manager of the residential building that it has issued the above mentioned permission, the manager writes down the start date of the works in a special register and informs the district authorities about the commencement of the works, etc., etc. Upon completion of the works, which must be carried out in strict accordance with the design plan, a representative of Moszhilinspektsiya checks the compliance of the layout with the design plan, and the new layout is submitted to the registration chamber.