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Kostanay's urban development is facing significant hurdles as its master plan, initially approved in late 2020, is repeatedly being amended. These frequent changes are not only hindering active urban planning but have also led to a complete halt in construction activities.

Reasons Behind the Revisions

The need for amendments first became apparent in 2024 when construction companies struggled to incorporate existing facilities into their project designs on the city map. A critical turning point came when the city administration could not allocate space for a new electrical substation near the Nariman market, prompting a decision to revise the master plan. A substantial 600 million tenge from the regional budget was earmarked for this purpose.

Obstacles to Construction

The current master plan primarily focused on modernizing older residential areas, involving the demolition of private homes to make way for multi-story buildings. This approach necessitated a review of water, heating, energy, and gas supply systems, alongside addressing traffic congestion and parking shortages.

However, residents voiced strong opposition to this plan, resisting the demolition of private housing and the subsequent densification of construction. Despite legal challenges, the public ultimately lost these cases.

Who is Changing the Plan and How?

In the second half of 2025, the city administration planned to announce a tender for revising the master plan, allocating 264 million tenge for the task. However, concerns over the bidding design company's experience led to the termination of the contract. Now, with 600 million tenge allocated, the project is likely to be awarded to 'AstanaGenPlan' LLP.

According to Berik Tanzharikov, Deputy Akim of Kostanay Region, previous attempts to amend the master plan proved futile. He stated that the current master plan, in compliance with legal requirements, must specify exact volumes, areas, storeys, and loads, similar to planning projects.

Construction Work Grinds to a Halt

The Association of Builders reports that construction work has been suspended due to issues with the city's construction documentation. Since 2023, obtaining permits for building reconstruction or major repairs has become impossible.

Irina Vikulova, Executive Director of the Kostanay Regional Association of Builders, explained that the city is currently constrained between the river and the railway. Developing the western part would require building overpasses, a costly and time-consuming endeavor. Therefore, builders are advocating for increased building density within the city.

Expert Opinion

Architect-urbanist Zhanna Spooner believes that revising a master plan every 5-7 years is normal. However, these revisions should not alter the city's fundamental philosophy, spatial structure, and development principles. Significant changes to the city's development logic, transport system, or growth directions would essentially constitute the creation of a new master plan.

She also highlighted a concerning trend in Kazakhstan where master plans are often treated as mere technical documents rather than comprehensive city development strategies. Spooner emphasized that master plans should function as a system of regulations protecting the city's long-term interests.