Leetse Development

Leetse Manor Development Opportunity – Detailed Planning Overview

Overview

The detailed spatial plan for Leetse Manor and the surrounding properties is located in the eastern part of the Paldiski Peninsula, on the Leetse coastal cliff, within the city of Paldiski, Harju County, Estonia. The planning area covers approximately 40 hectares.

This is a detailed spatial plan that partially amends the current Master Plan of the City of Paldiski. According to the existing Master Plan, the area is designated for residential development and natural green space and is subject to nature conservation restrictions and protected zones.

The preparation of the detailed plan is based on Order No. 17 of the Paldiski City Government dated 26 January 2011, together with the planning brief issued by the City Government, following the planning application submitted by Leetse Rannaküla OÜ on 26 April 2006 (No. 174).

The objectives of the detailed plan include:

• Restoration of the historic Leetse Manor complex;
• Partial expansion of residential building plots;
• Designation of a public beach and recreational area together with suitable access routes;
• Planning of new development compatible with the manor and surrounding landscape;
• Determination of development rights, building envelopes, access roads and utility infrastructure;
• Partial amendment of land-use designations;
• Establishment of landscaping and environmental improvement principles;
• Definition of building setback lines and protection zones;
• Establishment of environmental requirements for future development.

Planning Restrictions

According to the Estonian Land Board’s restriction maps, the property is subject to the following land-use restrictions:

• Pakri Conservation Area – 2,558 m²
• Coastal no-build zone – 35,890 m² (approximately 25.7% of the property)
• Public shoreline access corridor – 6,968 m²
• Coastal water protection zone – 14,323 m²
• Coastal restriction zone – 133,246 m²
• Pakri Landscape Protection Area restriction zone – 137,222 m²

Location

Harju County, City of Paldiski

• Approximately 5 km from Paldiski town centre
• Approximately 50 km from Tallinn city centre

Surroundings

The surrounding area is largely undeveloped.

Nearby are:

• one detached residential house;
• the historic Leetse Manor (the exterior walls of the main building remain);
• former military buildings and structures.

Access

The property is accessed via an unpaved road. Overall accessibility is considered satisfactory.

Nearby Services

Schools, kindergartens, shops and public services are located approximately 5 km away in the centre of Paldiski.

Public transport is also available approximately 5 km from the property.

Parking is available within the boundaries of the property.

Property Description

Site Geometry

The property has a relatively regular shape.

Topography

The terrain is generally flat with a gentle slope towards the sea.

Landscaping

The property features mature trees:

• beautiful pine forest on the seaside;
• mixed forest inland.

There are currently no fences surrounding the property.

Planning Designation

According to the current Master Plan of Paldiski, the planning area is designated for:

• Residential development;
• Natural green areas.

Detailed Planning Parameters

The detailed spatial plan is currently under approval (initiated by Paldiski City Government Order No. 17 dated 26 January 2011).

According to the proposed plan, the development rights are as follows:

• Maximum site coverage: 5%
• Maximum building footprint: 3,000 m²
• Land use: 100% residential
• Property area: 135,215 m²
• Maximum number of buildings: 12
• Maximum building height: 2 storeys (up to 9 metres)

Development Potential

Under the proposed detailed plan, the existing buildings may be reconstructed.

There are currently 12 registered buildings on the property. Their records exist in the Estonian Building Register.

Most of the structures remain as:

• foundations only; or
• foundations together with exterior walls.

As subdivision of the property is not permitted under the detailed plan, the twelve buildings (summer houses or residential villas) could be transferred as co-ownership shares, each associated with its own development right.

The average size of each development area would be approximately 11,268 m².

Existing Buildings

The property currently contains 12 obsolete buildings.

As these buildings have virtually no independent market value, detailed descriptions have not been included.

Utilities

Water Supply

No water supply currently exists.

The development plan предусматривает:

• construction of a private borehole;
• installation of water connection points for each planned building.

Sewerage

No sewer system currently exists.

Wastewater is planned to be managed through individual on-site treatment systems.

Gas Supply

Not available.

Electricity

No electricity connection currently exists.

The development plan provides:

• an individual electricity connection for each building;
• minimum connection capacity of 3 × 16 A;
• connection fees to be paid by the developer.

Street Lighting

Currently not available.

Street lighting is planned as part of the development.

Roads

The property is presently served by unpaved roads.

The development plan includes construction of internal paved roads.

Heating

Each building is planned to have its own individual heating system.