Blakemore Walker Chartered Surveyors & Legal Consultants

SPECIALISING IN PROPERTY PURCHASE AND SALES IN ASTURIAS, CANTABRIA & GALICIA

MEMBERS OF THE ROYAL INSTITUTION OF CHARTERED SURVEYORS

PLANNING LAW

LICENCES

LOCAL TAXES

CONSTRUCTION

DESIGN AND ARCHITECTURE

Blakemore Walker planning services can advise on all town planning issues whether it be for new build or renovation projects

PLANNING PERMISSIONS When considering a new build or renovation project the necessary permissions must be sought. Heavy fines and costs can accumulate if the correct permissions are not obtained. The process for obtaining the relevant permissions in Spain is significantly different from that in UK and advice must be sought. Different levels of planning permissions will be required depending on the works that are intended to be carried out. A qualified registered spanish architect will be required to prepare the plans in order to build a new construction whether it be for residential or commercial use. In some cases an architectural technician or aparejador can be used, but in all cases the format of the planning application has to adhere to both national and local regulations. The process can take from a few months to more than a year and the timescale will depend upon the professional that you are using and the required client input. Often the longest delays are caused by a lack of communication between the client and the architect.

COST OF OBTAINING A PLANNING PERMISSION Typically a full planning permission for a renovation including structural works, such as a new roof, will cost between 15% and 20% of the official budget submitted by the architect to the relevant council. The presentation of this official budget is where professional advice is required in order to keep costs to a minimum. Remember that the official budget is a administrative figure and is not the same figure as the actual construction cost.

 

LICENCES When undertaking works on a building there are many issues to consider such as obtaining the correct licences for construction and presenting the correct project acceptable to the local planning authority. If the correct licences are not obtained the authorities will stop the works and penalties may have to be paid. Apart from the inconvenience caused by having works stopped, the financial costs to the property owner are usually significant.

OTHER PLANNING MATTERS TO CONSIDER As part of the planning process consideration may have to be given to restrictions that can apply in different regions such as "the retention of agricultural land", "water supply" and "archaeological implications". Other matters include the provision of alternative energy sources such as solar panels or heat exchange systems.

 

LOCAL TAXES Local taxes are an important element of the costs of gaining planning permission and it is important to ensure that the correct project for the proposed works is drawn up. The granting of the various permissions and licences requires the payment of taxes to the local authority. These taxes can be kept to a minimum if properly managed.

 

PROJECT MANAGEMENT Blakemore Walker provides essential project services from the initial design stage to the project completion. Please see our CONSTRUCTION SERVICES page.