The spatial and functional structure of the municipality is not uniform. A number of sharp differences regarding the development of land and the quality of resident-service can be observed in its various parts.
The first area, inhabited by about 80% of the municipality's residents, is ‘‘ Ursynów wysoki’’, a group of multi-storey housing estates, whose development started in the 1970s. A uniform spatial layout and technology have influenced the spatial and building quality.
The planning and architecture of the estates is a product of the period in which they were created. In recent years a downward trend in the construction of combined housing and service complexes has taken place. The transport network of the area consists of an underground line with equidistant stations (KEN Avenue, above it is was supposed to become the backbone of the area), and two ringroads: Rotmistrza Pileckiego and Rosoła streets, introducing external traffic into the district. The streets are connected by a number of transverse roads while the area within the framework comprises housing estates, which are provided with 1st and 2nd degree services. The buildings are in good shape and are equipped with a full technical infrastructure.
The construction of ‘‘Ursynów wysoki’’ is almost complete. Yet to be built are multi-storey estates in Moczydło and along KEN Avenue, whose completion was delayed with relation to other estates because of the construction of the underground line. The delay eventually proved beneficial since ideas concerning the future look of the street have undergone a change. Instead of the initial plan to make the avenue a thoroughfare the idea now is for it to become the axis of the municipality, providing services on a local and wider scale all along the Ursynów stretch. The services are to be housed in architecturally attractive buildings, thus increasing the appeal of the area to potential businesses and extending the service offer available to the residents.
The second area to be distinguished with regard to the development of land is an area of private houses situated between Puławska Street and the Kabacki Forest, only half of whose investment potential has been exploited so far, and which currently attracts a lot of investors. The belt along Puławska Street is gradually being transformed: the predominantly residential area is changing its character with the introduction of offices and service points. At the same time, the office buildings create a kind of protective screen for the nearby houses. The latter are mostly in a good or very good condition.
The third large region (approx. 1/3 of the municipality's area) is the so called "Zielony Ursynów" or Zachodnie Pasmo Pyrskie, an area lying between Puławska Street and the Warsaw-Radom railway line. The area is densely covered by services and private houses only along the stretch immediately adjacent to Puławska Street. The remaining area lacks a municipal infrastructure-there is no urban road network or street furniture apart from a power grid and a few gas pipes. Apart from the area adjacent to Puławska Street only a few streets (thoroughfares to the neighbouring municipalities; Poleczki, Baletowa and Karczunkowska Streets) are paved roads. Individual and group housing, in varying technical condition, is situated mostly along the main streets. There are also numerous farm buildings scattered on the area.
The Zachodnie Pasmo Pyrskie area comprises a region called Wyczółki, where the density of various types of services and industry is higher than anywhere else in the Warsaw-Ursynów Municipality.
The south-east "quarter" of the municipality is covered by the Kabacki Forest reserve. The Warsaw Escarpment also merits attention as an important element of the terrain and the area's spatial structure. The spatial structure of the Warsaw-Ursynów Municipality is distinguished by its functional aspects, such as an access to basic and city services, not to mention the accommodation-unit to work place ratio. The ratio is improving in the multi-storey part of Ursynów as a result of the ongoing development of various services.
Insufficiencies, however, are noticeable with regard to a network of education, health and culture services in the "Zachodnie Pasmo Pyrskie", Pyry Leśne and Dąbrówka regions. The city services are for the most part located in the centre situated about 7-15 km away from the municipality.
Furthermore, the municipality lacks a fully developed system of sports and recreational grounds. The above role is performed by the Recreational Park in Powsin, the Botanical Garden, the Kabacki Forest and an area directly neighbouring it, all of which are to become part of a Wyżyny Park, whose limits are to be determined by a development plan for Natolin zachodni currently in preparation. There are also sports grounds constituting a part of school premises and some sports and recreational grounds that have been delimited but are not as yet ready for use.
An assessment of the distribution of various functions in the municipality shows no significant conflicts. The functional areas have been created or are being created in a consistent fashion, which largely results from the intended character of the multi-storey estates in Ursynów-Natolin.
A uniform spatial lay-out and technology have influenced the spatial and building quality of the area. The planning and architectural quality is a product of the times in which the construction took place.
A lack of detailed regulations concerning the envelopment of the Kabacki Forest and the Warsaw Escarpment made possible the construction of buildings in the areas, in compliance with the conditions set by the Nature Conservation Office and the Heritage Conservation Office (and in accordance with the General Plan for Warsaw). The air and noise pollution from Puławska street has brought about a gradual change in the character of the adjacent area from residential to office and service.
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