{"id":20510,"date":"2026-04-08T14:24:12","date_gmt":"2026-04-08T12:24:12","guid":{"rendered":"https:\/\/estate.com.hr\/what-we-have-to-do-for-you\/"},"modified":"2026-04-08T14:41:11","modified_gmt":"2026-04-08T12:41:11","slug":"what-we-have-to-do-for-you","status":"publish","type":"post","link":"https:\/\/estate.com.hr\/sl\/what-we-have-to-do-for-you\/","title":{"rendered":"Due diligence po novem – kontrolni seznam tveganj"},"content":{"rendered":"

Kontrolni seznam tveganj<\/h2>\n

A. Prostorski in pravni okvir<\/strong><\/p>\n

    \n
  1. \n

    Preveriti status na\u010drtovanja: veljavni na\u010drt \/ na\u010drt v pripravi \/ na\u010drt, ki bo kmalu prenehal veljati.<\/p>\n<\/li>\n

  2. \n

    Dolo\u010diti roke, v katerih mora ob\u010dina sprejeti nov na\u010drt, in tveganje \u201cprazne faze\u201d brez jasnih pravil.<\/p>\n<\/li>\n

  3. \n

    Preveriti, ali se projekt lahko obravnava po posebnem re\u017eimu izven rednega prostorskega na\u010drta (npr. projekt posebnega interesa).<\/p>\n<\/li>\n

  4. \n

    Analizirati skladnost projekta z na\u010drti vi\u0161je ravni (dr\u017eavni, regijski, ob\u010dinski).<\/p>\n<\/li>\n<\/ol>\n

    B. Ob\u010dina proti dr\u017eavi<\/strong><\/p>\n

      \n
    1. \n

      Mappirati, katere odlo\u010ditve so v pristojnosti ob\u010dine in katere lahko prevzame dr\u017eava.<\/p>\n<\/li>\n

    2. \n

      Oceniti politi\u010dno pripravljenost ob\u010dine, da projekt podpre (javnost, volilni cikel, stali\u0161\u010de ob\u010dinskega sveta).<\/p>\n<\/li>\n

    3. \n

      Predvideti tveganje konflikta med dr\u017eavnimi odlo\u010ditvami in stali\u0161\u010dem lokalne skupnosti (protesti, to\u017ebe, medijski pritiski).<\/p>\n<\/li>\n<\/ol>\n

      C. Investitorski urbanizem in javna oprema<\/strong><\/p>\n

        \n
      1. \n

        Ugotoviti, ali je projekt izoliran \u201cotok investitorja\u201d ali del jasno zasnovane mre\u017ee javne opreme (ceste, parki, \u0161ole).<\/p>\n<\/li>\n

      2. \n

        Preveriti, ali ima ob\u010dina realne zmo\u017enosti, da hkrati na\u010drtuje in financira potrebno javno infrastrukturo.<\/p>\n<\/li>\n

      3. \n

        Oceniti, ali bodo sosednji lastniki imeli podlago za izpodbijanje dovoljenj (dostop, hrup, izguba razgleda itd.).<\/p>\n<\/li>\n<\/ol>\n

        D. Dru\u017ebena in okoljska tveganja<\/strong><\/p>\n

          \n
        1. \n

          Identificirati ob\u010dutljivost lokacije (obalno obmo\u010dje, varovana dedi\u0161\u010dina, kmetijska\/gozdna zemlji\u0161\u010da, Natura ali podobna obmo\u010dja).<\/p>\n<\/li>\n

        2. \n

          Preveriti morebitna neskladja z okoljskimi in varstvenimi re\u017eimi.<\/p>\n<\/li>\n

        3. \n

          Oceniti ugledno tveganje: ali je projekt lahko razumljen kot \u201crazprodaja prostora\u201d ali pretirana turistifikacija\/apartmaizacija.<\/p>\n<\/li>\n<\/ol>\n

          E. Operativna in finan\u010dna tveganja<\/strong><\/p>\n

            \n
          1. \n

            V finan\u010dni model vklju\u010diti scenarije: hitro dovoljenje \/ zamuda zaradi spremembe na\u010drta \/ upravni spor.<\/p>\n<\/li>\n

          2. \n

            Preveriti pripravljenost financerjev na pove\u010dano pravno tveganje (dodatni due diligence, vi\u0161ji DSCR, dalj\u0161e obdobje mirovanja odpla\u010dil).<\/p>\n<\/li>\n

          3. \n

            V pogodbah (prodaja, JZP, financiranje) jasno razdeliti, kaj se zgodi, \u010de se pravila sredi postopka spremenijo (long\u2011stop datumi, odstop, prilagoditev cene).<\/p>\n<\/li>\n<\/ol>\n","protected":false},"excerpt":{"rendered":"

            Kontrolni seznam tveganj A. Prostorski in pravni okvir Preveriti status na\u010drtovanja: veljavni na\u010drt \/ na\u010drt v pripravi \/ na\u010drt, ki bo kmalu prenehal veljati. Dolo\u010diti roke, v katerih mora ob\u010dina sprejeti nov na\u010drt, in tveganje \u201cprazne faze\u201d brez jasnih pravil. Preveriti, ali se projekt lahko obravnava po posebnem re\u017eimu izven rednega prostorskega na\u010drta (npr. projekt posebnega interesa). Analizirati skladnost projekta z na\u010drti vi\u0161je ravni …<\/p>\n","protected":false},"author":1,"featured_media":20349,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_seopress_titles_title":"Due diligence po novem hrva\u0161kem Zakonu o prostorskem na\u010drtovanju \u2013 kontrolni seznam tveganj","_seopress_titles_desc":"Prakti\u010dni kontrolni seznam tveganj po novem hrva\u0161kem Zakonu o prostorskem na\u010drtovanju: prostorsko\u2011pravni okvir, razmerje ob\u010dina\u2013dr\u017eava, investitorski urbanizem, dru\u017ebena in okoljska tveganja ter operativni in finan\u010dni scenariji.","_seopress_robots_index":"","_seopress_robots_follow":"","_seopress_robots_imageindex":"","_seopress_robots_snippet":"","_seopress_robots_primary_cat":"none","_seopress_robots_breadcrumbs":"","_seopress_robots_freeze_modified_date":"","_seopress_robots_custom_modified_date":"","_seopress_robots_canonical":"","_seopress_social_fb_title":"","_seopress_social_fb_desc":"","_seopress_social_fb_img":"","_seopress_social_fb_img_attachment_id":0,"_seopress_social_fb_img_width":0,"_seopress_social_fb_img_height":0,"_seopress_social_twitter_title":"","_seopress_social_twitter_desc":"","_seopress_social_twitter_img":"","_seopress_social_twitter_img_attachment_id":0,"_seopress_social_twitter_img_width":0,"_seopress_social_twitter_img_height":0,"_seopress_redirections_value":"","_seopress_redirections_enabled":"","_seopress_redirections_enabled_regex":"","_seopress_redirections_logged_status":"both","_seopress_redirections_param":"","_seopress_redirections_type":301,"_seopress_analysis_target_kw":"hrva\u0161ki Zakon o prostorskem na\u010drtovanju,due diligence projektov,prostorsko pravni okvir,lokalna samouprava,centralizacija,projekti posebnega interesa,investitorski urbanizem,javna oprema,dru\u017ebena tveganja,okoljska tveganja,upravni spor,long\u2011stop klavzula","_seopress_news_disabled":"","_seopress_video_disabled":"","_seopress_video":[],"_seopress_pro_schemas_manual":[],"_seopress_pro_rich_snippets_disable_all":"","_seopress_pro_rich_snippets_disable":[],"_seopress_pro_schemas":{"19774":{"rich_snippets_lb":{"opening_hours":[{"am":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}},"pm":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}}},{"am":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}},"pm":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}}},{"am":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}},"pm":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}}},{"am":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}},"pm":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}}},{"am":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}},"pm":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}}},{"am":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}},"pm":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}}},{"am":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}},"pm":{"start":{"hours":"0","mins":"0"},"end":{"hours":"0","mins":"0"}}}]}}},"inline_featured_image":false,"footnotes":""},"categories":[131],"tags":[223,226,227,222,224,225],"class_list":["post-20510","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-development","tag-hrvasko-pravo","tag-lokalne-skupnosti","tag-projektno-financiranje","tag-prostorsko-nacrtovanje","tag-razvoj-nepremicnin","tag-regulatorno-tveganje"],"_links":{"self":[{"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/posts\/20510","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/comments?post=20510"}],"version-history":[{"count":0,"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/posts\/20510\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/media\/20349"}],"wp:attachment":[{"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/media?parent=20510"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/categories?post=20510"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/estate.com.hr\/sl\/wp-json\/wp\/v2\/tags?post=20510"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}