Ehitusõiguse pindala tuvastamine Ehitisregistri ja Eesti topograafia andmekogu andmetel
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Kuupäev
2022
Kättesaadav alates
08.09.2022
Autorid
Jarne, Diana
Ajakirja pealkiri
Ajakirja ISSN
Köite pealkiri
Kirjastaja
Eesti Maaülikool
Abstrakt
Maa väärtuse ajakohane teave on riigiasutuste, kohalike omavalitsuste kui ka ettevõtjate
jaoks turuhinna määramisel maahalduse kõigis aspektides igapäevaselt vajalik, kuid selleks on vaja usaldusväärset teavet kogu maa kohta, et korraldada regulaarselt maa korralist
hindamist ehk masshindamist. Piirkondades, kus turg on aktiivne ja tegemist on kõrgete
väärtustasemetega rakendatakse ehitusõiguse mudeli kaudu hindamist ehitusmaa rühma
kuuluvatel katastriüksustel. Ehitusmaal ehitusõiguse mudeli järgi hindamiseks on vaja tuvastada katastriüksuse ehitusõiguse pindala, aga seda ei ole üheski andmekogus kajastatud. Saadaolevate andmete hulk ja kvaliteet tagavad hindamise täpsuse. 2022. aasta maa
korralise hindamise metoodika väljatöötamise käigus koostati metoodika ehitusõiguse
pindala leidmiseks suletud brutopinnana detailplaneeringute ja ehitisregistri andmete alusel lähtudes 2001. aasta maa korralises hindamise metoodikast. Metoodika väljatöötamise
käigus analüüsiti töö autori poolt Eesti Topograafia Andmekogu andmete kasutamise võimalusi ehitusõiguse pindala leidmiseks, mis on käesoleva magistritöö teemaks.
Magistritöö eesmärk oli välja selgitada, millised on võimalused ehitusõiguse pindala tuvastamiseks katastriüksusele Eesti topograafia andmekogus olevate andmete alusel võrreldes ehitisregistri andmetega ning millisest andmeallikast saab usaldusväärsemaid suletud brutopinna andmeid või tuleks neid suletud brutopinna leidmiseks kombineerida.
Teema on aktuaalne, kuna kaugseire andmete kasutusele võtmine võib tagada andmete
ühetaolise kasutamise, selguse ja õigsuse. 2022. aasta korralisel hindamise metoodika osas
on otsused tehtud, kuid töös leitud järeldused võivad toetada järgmise (2026. aasta) maa
korralise hindamise metoodika arendusi. Eelmisel korralisel hindamisel tuvastati ehitusõigus hooneregistri ja detailplaneeringute info põhjal, kuid ei ole teada, et oleks teostatud
sellesarnast uurimust.
Andmekogumismeetodina kasutatakse Ehitisregistri ja Eesti topograafia andmekogus olevate andmete väljavõtteid, mis saadi 2021. aasta II poolaastal andmepäringu teel. Digiteeritud detailplaneeringute ja projekteerimistingimuste andmed saadi Maa-ametist. Arvuliste näitajate andmeid töödeldi ja analüüsiti programmis Microsoft Excel. Ehitisregistri
andmekogus olevaid avalikke andmeid võrreldi Eesti topograafia andmetega, Google
Maps veebipõhise kaarditarkvara - ning Maainfo kaardirakenduse infoga.
Ehitusõiguse erinevused üksikobjektide tasemel olid katastriüksustel üsna suured. Ehitisregistris andmete kasutatavus ehitusõiguse pindala tuvastamiseks on päris hea ulatudes
99,6%. Parima täpsusklassi suletud brutopinda sai arvutada erinevates versioonides 99-
99,2% valimile. III täpsusklassi valemi järgi suletud brutopinda sai leida 99,2% valimist.
IV täpsusklassi valemi järgi sai suletud brutopinda arvutada ainult 33,4% valimile. Suletud brutopinna mahu võrdlemisel oli väiksem II täpsusklassi alusel arvutatud suletud
brutopinna maht. Eesti topograafia andmekogus andmete kasutatavus ehitusõiguse pindala tuvastamiseks on vahemikus 96,3-97,5% valimist. Ehitisregistri ja Eesti topograafia
Kõrguse M kaudu arvutatud hoonete suletud brutopinna maht on 26% Ehitisregistril väiksem. Eesti topograafia 3D Kõrguse kaudu arvutatud hoonete suletud brutopinna maht on
30% Ehitisregistril väiksem. Ehitisregistri ja Eesti topograafia R Kõrguse kaudu arvutatud
hoonete suletud brutopinna maht on 9% Ehitisregistril suurem. Hoonepõhise võrdlemise
tulemused on ebaühtlasemad.
Töö eesmärk täideti, sest selgitati välja, millised on võimalused ehitusõiguse pindala tuvastamiseks katastriüksusele Eesti topograafia andmekogus olevate lähteandmete alusel ning leiti, et on mõistlik nendes olevat informatsiooni kombineerida Ehitisregistri andmetega. Selgitati välja Ehitisregistris olevate lähteandmete olemasolu ehitusõiguse tuvastamiseks ja suletud brutopinna täpsusklassi arvutamise erinevused. Lisaks saadi teada realiseeritud ja potentsiaalse ehitusõiguse jagamisel katastriüksusele tekkinud probleemidest.
Andmete usaldusväärsuse kindlakstegemiseks tuleb teha täiendavaid uuringuid mõlema
andmebaasi andmete osas nii objektipõhiste mõõtmistega kui ka objektipõhise dokumentatsiooni andmete võrdlemisel Ehitisregistris olevate andmetega.
Current information on the value of land is needed on a daily basis for all aspects of land management when determining the market price for state agencies, local governments and entrepreneurs but it requires reliable information on the whole land in order to conduct regular appraisal or mass appraisal. In areas where the market is active and where value levels are high, evaluation is applied to the cadastral units belonging to the building land group through the building rights model. In order to assess building land according to the building law model, it is necessary to identify the area of building rights of the cadastral unit but this is not reflected in any database. The amount and quality of data available ensure the accuracy of the appraisal. In the course of developing the methodology for the regular appraisal of land in 2022, a method was also prepared for finding the area of building rights as a closed gross area on the basis of detailed plans and data from the Building Register based on the methodology of the regular evaluation of land in 2001. While developing the methodology, the author analyzed the possibilities of using the data from the Estonian Topographic Database to find the area of building rights as the subject of this master's thesis. The aim of the master's thesis was to find out what the possibilities of mapping the area of building rights to a cadastral unit on the basis of data in the Estonian Topographic Database are when compared to the data of the Building Register and obtaining more reliable closed area data or combining them to find closed gross area. The issue is relevant because the introduction of remote sensing data can ensure uniform use, clarity and accuracy of the data. Decisions have been taken on the methodology for the 2022 regular appraisal while the conclusions of the thesis may support the development of the methodology for the next (2026) regular appraisal. During the previous regular appraisal, the building right was identified on the basis of information from the Building Register and detailed plans but a similar study is not known to have been carried out. Extracts of data from the Building Register and the Estonian Topographic Database which were obtained in the second half of 2021 by means of a data request are used as the data collection method. data on digitized detailed plans and design conditions were obtained from the Land Board. Numerical data were processed and analyzed in Microsoft Excel. The public data in the Building Register database were compared with the data of the Estonian Topographic, the information of the Google Maps webbased map software and the Maainfo map application. The differences in building rights at the level of individual objects were quite large among cadastral units. The usability of data in the Building Register to identify the area of building rights is quite good, reaching to 99.6%. The closed gross area of the best accuracy class could be calculated in different versions for 99-99.2% of the sample. According to the accuracy class III formula, 99.2% of the sample could be found in the closed area. According to the accuracy class IV formula, the closed gross area could be calculated for only 33.4% of the sample. When comparing the volume of closed gross area, the volume of closed gross area calculated on the basis of accuracy class II was smaller. The usability of data in the Estonian Topographic Database for determining the area of building rights is in the range of 96.3-97.5% of the sample. The volume of the closed gross area of buildings calculated through the Building Register and the Estonian Topographic Height M is 26% smaller in the Building Register. Estonian Topographic 3D Height of the closed gross area of buildings calculated through height is 30% smaller in the Building Register. The volume of the closed gross area of buildings calculated through the Building Register and the Estonian Topographic R Height is 9% higher in the Building Register. The results of the building based comparison are more inconsistent. The aim of the work was achieved since it was found out what the possibilities are to establish the area of building rights for the cadastral unit on the basis of the source data in the Estonian Topographic Database and it was considered reasonable to combine the information with the Building Register. The existence of the source data in the Building Register for the identification of the building rights and the differences in the calculation of the accuracy class of the closed gross area were determined. In addition, the problems encountered in allocating realized and potential building rights to the cadastral unit became known. In order to determine the reliability of the data, additional research must be performed as on the data of both databases with objectbased measurements as well as when comparing the data of the objectbased documentation with the data in the Building Register.
Current information on the value of land is needed on a daily basis for all aspects of land management when determining the market price for state agencies, local governments and entrepreneurs but it requires reliable information on the whole land in order to conduct regular appraisal or mass appraisal. In areas where the market is active and where value levels are high, evaluation is applied to the cadastral units belonging to the building land group through the building rights model. In order to assess building land according to the building law model, it is necessary to identify the area of building rights of the cadastral unit but this is not reflected in any database. The amount and quality of data available ensure the accuracy of the appraisal. In the course of developing the methodology for the regular appraisal of land in 2022, a method was also prepared for finding the area of building rights as a closed gross area on the basis of detailed plans and data from the Building Register based on the methodology of the regular evaluation of land in 2001. While developing the methodology, the author analyzed the possibilities of using the data from the Estonian Topographic Database to find the area of building rights as the subject of this master's thesis. The aim of the master's thesis was to find out what the possibilities of mapping the area of building rights to a cadastral unit on the basis of data in the Estonian Topographic Database are when compared to the data of the Building Register and obtaining more reliable closed area data or combining them to find closed gross area. The issue is relevant because the introduction of remote sensing data can ensure uniform use, clarity and accuracy of the data. Decisions have been taken on the methodology for the 2022 regular appraisal while the conclusions of the thesis may support the development of the methodology for the next (2026) regular appraisal. During the previous regular appraisal, the building right was identified on the basis of information from the Building Register and detailed plans but a similar study is not known to have been carried out. Extracts of data from the Building Register and the Estonian Topographic Database which were obtained in the second half of 2021 by means of a data request are used as the data collection method. data on digitized detailed plans and design conditions were obtained from the Land Board. Numerical data were processed and analyzed in Microsoft Excel. The public data in the Building Register database were compared with the data of the Estonian Topographic, the information of the Google Maps webbased map software and the Maainfo map application. The differences in building rights at the level of individual objects were quite large among cadastral units. The usability of data in the Building Register to identify the area of building rights is quite good, reaching to 99.6%. The closed gross area of the best accuracy class could be calculated in different versions for 99-99.2% of the sample. According to the accuracy class III formula, 99.2% of the sample could be found in the closed area. According to the accuracy class IV formula, the closed gross area could be calculated for only 33.4% of the sample. When comparing the volume of closed gross area, the volume of closed gross area calculated on the basis of accuracy class II was smaller. The usability of data in the Estonian Topographic Database for determining the area of building rights is in the range of 96.3-97.5% of the sample. The volume of the closed gross area of buildings calculated through the Building Register and the Estonian Topographic Height M is 26% smaller in the Building Register. Estonian Topographic 3D Height of the closed gross area of buildings calculated through height is 30% smaller in the Building Register. The volume of the closed gross area of buildings calculated through the Building Register and the Estonian Topographic R Height is 9% higher in the Building Register. The results of the building based comparison are more inconsistent. The aim of the work was achieved since it was found out what the possibilities are to establish the area of building rights for the cadastral unit on the basis of the source data in the Estonian Topographic Database and it was considered reasonable to combine the information with the Building Register. The existence of the source data in the Building Register for the identification of the building rights and the differences in the calculation of the accuracy class of the closed gross area were determined. In addition, the problems encountered in allocating realized and potential building rights to the cadastral unit became known. In order to determine the reliability of the data, additional research must be performed as on the data of both databases with objectbased measurements as well as when comparing the data of the objectbased documentation with the data in the Building Register.
Kirjeldus
Magistritöö
Geodeesia, kinnisvara- ja maakorralduse õppekaval
Märksõnad
magistritööd, maa korraline hindamine, ehitusõigus, suletud brutopind, Ehitisregister, Eesti topograafia andmekogu, kaugseire