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GOVERNMENT OF VIETNAM
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SOCIALIST REPUBLIC OF VIETNAM
Independence - Freedom - Happiness
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No. 34/2026/ND-CP
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Hanoi, January 22, 2026
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DECREE
AMENDING AND SUPPLEMENTING A
NUMBER OF ARTICLES OF DECREE NO. 178/2025/ND-CP DATED JULY 1, 2025 OF
GOVERNMENT OF VIETNAM ELABORATING A NUMBER OF ARTICLES OF LAW ON URBAN AND
RURAL PLANNING
Pursuant to the Law on Government Organization No. 63/2025/QH15;
Pursuant to the Law on Urban and Rural Planning No. 47/2024/QH15,
amended by Law No. 144/2025/QH15;
At the request of the Minister of Construction of Vietnam;
The Government hereby promulgates the Decree amending and supplementing
a number of articles of Decree No. 178/2025/ND-CP dated July 1, 2025 of the
Government of Vietnam elaborating a number of articles of the Law on Urban and
Rural Planning.
Article 1. Amendments to a number of points and clauses of Article 1 as
follows:
1. Amendments to the opening paragraph of Clause 1:
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2. Amendments to Points b, c, and o and addition of Point k1
after Point k Clause 1:
“b)
Point a Clause 5 Article 3 on cases of formulating subdivision planning for areas
covered by approved master planning for urban areas, master planning for
economic zones, or master planning for national tourism zones, based on area
scales and requirements for management and development;
c)
Point b Clause 5 Article 3 on cases of formulating subdivision planning based
on area scales and requirements for management and development for functional
areas other than economic zones and national tourism zones; and for special
zones;
k1)
Point b Clause 1 Article 21 on the planning scope of master planning for urban
areas within provinces and cities, based on conditions concerning area,
population density, and the percentage of non-agricultural labor;
o)
Clause 5 Article 4 of Law No. 144/2025/QH15 on the continued formulation, appraisal,
and approval of subdivision planning for urban areas, economic zones, and
national tourism zones with master planning approved before July 1, 2025.”.
Article 2. Amendments to Clause 1 Article 3:
“1.
Planning formulation agencies and organizations refer to agencies,
organizations, and investors responsible for formulating planning tasks and
urban and rural planning as prescribed in Article 17 of the Law on Urban and
Rural Planning, in conformity with the organization of the two-tier local
government.”.
Article 3. Amendments to Clause 4 Article 5:
“4.
Consulting organizations participating in the formulation of urban and rural
planning shall meet capacity requirements prescribed by the Law on Urban and
Rural Planning and construction laws.”.
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“Article 7. Cases of formulating master planning for urban areas
1.
The scope for formulating master planning for urban areas as prescribed in
Clause 4 Article 3 and Point b Clause 1 Article 21 of the Law on Urban and
Rural Planning shall be determined as follows:
a)
Cities; provinces planned to be established as cities within the urban system
under the comprehensive planning for the urban and rural system, regional
planning, or provincial planning;
b)
Special zones that are urban areas, and special zones oriented to form part of
the urban system under the comprehensive planning for the urban and rural
system, regional planning, provincial planning, or master planning for cities;
c)
Areas comprising multiple adjacent wards or a single independent ward (with no
surrounding adjacent wards), identified as forming part of the urban system as
oriented in the comprehensive planning for the urban and rural system, regional
planning, provincial planning, or master planning for cities;
d)
Areas comprising multiple adjacent wards or a single independent ward (with no
surrounding adjacent wards) and the territory of an adjacent commune,
identified as forming part of the urban system as oriented in the comprehensive
planning for the urban and rural system, regional planning, provincial
planning, or master planning for cities, and concurrently meeting the
conditions of a minimum area of 50 km2, a minimum population density of 300
people/km2, and a minimum percentage of non-agricultural labor of 30%;
dd)
Areas with a planning scope covering, at a minimum, the territory within the
administrative boundaries of a commune-level administrative unit, identified as
new urban areas within the urban system as oriented in the comprehensive
planning for the urban and rural system, regional planning, provincial
planning, or master planning for cities.
2.
The planning scope specified in the approved master planning for urban areas
shall serve as the grounds and basis for urban development management.”.
Article 5. Amendments to Article 8:
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1.
For areas covered by master planning for cities or master planning for new
urban areas planned to be established as cities; and areas covered by master
planning for other urban areas, master planning for economic zones, or master
planning for national tourism zones, subdivision planning shall be formulated
when specified in the plan for master planning implementation, based on area
scales determined according to the spatial structure in the approved master
planning and decided by the provincial People’s Committee.
2.
Functional areas as prescribed in Point b Clause 5 Article 3 of the Law on
Urban and Rural Planning with area scales determined by the provincial People’s
Committee according to requirements for development management, or identified
as having objectives and requirements for investment in the construction of
technical infrastructure under construction laws.
3.
Areas identified on the basis of master planning or provincial planning (for
special zones within provinces that are not oriented to become urban areas) for
the implementation of technical infrastructure construction investment projects
under construction laws.”.
Article 6. Amendments to Point c Clause 1 and Clause 2 Article 9:
“c)
Functional areas with area scales determined by the authority competent to
approve detailed planning according to provincial planning or master planning
for cities for the implementation of construction investment projects under
construction laws, excluding the cases prescribed in Clause 2 of this Article.
2.
For land parcels meeting the requirements prescribed in Clause 3 or Clause 5
Article 10 of this Decree, detailed planning shall be formulated following a
simplified procedure (referred to as the procedure for formulating ‘total site
planning’), without the need to formulate or approve planning tasks or to
conduct planning appraisal and approval.”.
Article 7. Amendments Point a Clause 3 and Point c Clause 6 Article 10:
“a)
The land use scale is less than 2 ha for an apartment building construction
investment project; or the land use scale is less than 10 ha for a construction
investment project involving a factory, plant, industrial production
establishment, education and training establishment, or non-linear technical
infrastructure works identified in approved master planning, specialized
planning for technical infrastructure, provincial planning, or technical and
specialized planning; or the land use scale is less than 5 ha for other cases;
c)
The authority competent to approve detailed planning or the decentralized or
authorized agency shall consider and issue a written approval for total site
planning, ensuring compliance with the requirements prescribed in Clauses 3 and
4 of this Article. The time for the authority competent to approve detailed
planning or the agency granted powers through decentralization or authorization
to consider and approve total site planning shall not exceed 15 days from the
date of receipt of a complete dossier from the planning formulation agency or
organization.”.
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“1.
The planning formulation agency or organization shall send a written request,
enclosed with the dossier on urban and rural planning tasks, through the
information system for the national database on construction operations, to the
planning appraisal agency for appraisal.
For
dossiers on urban and rural planning tasks that have not been submitted for
appraisal as prescribed in this Clause before January 1, 2026, after approval,
the planning formulation agency or organization shall send the appraised and
approved dossiers through the national database system on construction
operations.”.
Article 9. Amendments to Clause 1 Article 14:
“1.
The planning formulation agency or organization shall select a consulting
organization meeting the conditions prescribed in Article 5 of this Decree to
formulate the planning; during the formulation of urban and rural planning,
opinions shall be solicited as prescribed in Article 37 of the Law on Urban and
Rural Planning.”.
Article 10. Amendments to Clause 1 Article 15:
“1.
The planning formulation agency or organization shall send a written request,
enclosed with the dossier on urban and rural planning, through the information
system for the national database on construction operations, to the planning
appraisal agency for appraisal.
For
dossiers on urban and rural planning that have not been submitted for appraisal
as prescribed in this Clause before January 1, 2026, after approval, the
planning formulation agency or organization shall send the appraised and
approved dossiers through the national database system on construction
operations.”.
Article 11. Amendments to Clause 2 Article 18:
“2.
The information and data in topographic maps shall meet the requirements for
formulating planning tasks and planning, in conformity with each type and level
of planning. Where topographic maps do not reflect the existing conditions at
the time of planning formulation, the authority competent to approve planning
tasks and urban and rural planning shall decide on the conduct of supplementary
surveys of existing conditions, ensuring compliance with technical requirements
under regulations on topography and cartography.”.
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1.
Clause 2 is abrogated.
2.
Amendments to Clause 3:
“3.
Provincial People’s Committees (for planning under the approval jurisdiction of
the Prime Minister of Vietnam) and planning approval authorities shall issue
annual funding plans and approve cost estimates for urban and rural planning
operations. Provincial People’s Committees may decentralize or authorize their
subordinate agencies to approve cost estimates for urban and rural planning
operations in conformity with the law on the organization of local government.
Where
planning tasks and urban and rural planning are formulated by an investor
acting as the planning formulation agency or organization, that planning
formulation agency or organization shall approve the cost estimates for
formulating planning tasks and urban and rural planning.”.
Article 13. Amendments to the title of Article 25:
“Article 25. Regulations on continued formulation, appraisal, and
approval of subdivision planning for urban areas, economic zones, and national
tourism zones with master planning approved before July 1, 2025”.
Article 14. Replacement of phrases in points and clauses
The
phrase “thành phố trực thuộc trung ương” (centrally affiliated cities) is
replaced with the phrase “thành phố” (cities) in Clause 4 Article 4; Point c
Clause 1 and the opening paragraphs of Clauses 4 and 5 Article 23.
Article 15. Implementation provisions
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ON BEHALF OF THE GOVERNMENT
PP. PRIME MINISTER
DEPUTY PRIME MINISTER
Tran Hong Ha