Rustic Land – permission to build?

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This topic contains 9 replies, has 6 voices, and was last updated by Profile photo of Anonymous Anonymous 7 years, 4 months ago.

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  • #55117
    Profile photo of Anonymous
    Anonymous
    Participant

    Hi Folks,

    I’ve got a good old fashioned question relating to planning permission on rustic land. Thought i would change the subject as the recent threads are getting a bit depressing. No more bitching pleeeeease! Rise above it folks.

    Anyway, I’m currently in negotiations to purchase a traditional finca which requires total reformation. I am aware that the external buidling can not be altered and that internal reformation is possible. I am soon to consult with an arcitect for this project which also requires drilling down into the water table and connecting with the electricty supply. If the costs are not prohibitive i will push ahead.

    I am also aware that there will be no permission for a pool. Extensive landscaping and some cut/fill is required though and thankingfully none of the trees located on the plot are ‘protected species’ and we can replant them elsewhere on our plot.

    However, what if any, building work in the plot is permissible? Does anyone have experience of owning / developing a rustic property? I understand that a pool is not possible (fair enough as it would change the character of this traditonal building) but what about a small plunge pool in the grounds (2m x 3m) or even a stand along hot tube? I’m just trying to get an idea of what may be acceptable to the authorities in a 6,000 sqm plot?

    Any help welcomed.

    Regards
    Mark

  • #93549
    Profile photo of Anonymous
    Anonymous
    Participant

    Hi Mark,

    Regarding your questions. Be careful with the building that is already on the land. In most provinces you are only allowed to restore the exisitng building that has an intact roof. If for example only 100m2 of roof on a 200m2 building is intact, then you are only allowed to restore the roofed part of the building.

    You can errect a shed/outbuilding that will be used for storage, but you will not be allowed to use it for any other purpose.

    You cannot build a wall but you can fence your land.

    Regarding the pool, most Spanish would build a raised pool and apply for planning as a water deposit for irrigation.

    I hope that helps.

  • #93551
    Profile photo of Anonymous
    Anonymous
    Participant

    Hi Peter,

    Thank you for your informative reply.

    The property is in excess of 100 years old but does have a fully entact and repaired roof. The property is wind and water tight though thats about it. This is one of the selling points that the agent has specified to me during the initial inspection.

    An external outbuilding already exists which i suspect is / was used for storage purposes.

    Interesting that you mention the irrigation store. This is indeed an interesting approach and one that i will investigate further. Do you have any idea of the standard dimension of such deposits?

    Also, the fence issue i was aware of but what about the possibility of erecting a stone build entrance to facilite the hanging of wooden gates? I preseume that a stone build entracne may contrevene planning regulations so maybe a wooden structure would be more acceptable?

    Any thoughts welcomed.

    thanks again
    Mark

  • #93554
    Profile photo of Anonymous
    Anonymous
    Participant

    Mark – these are the kind of questions that Hillybilly is expert at answering. Suggest you send her a pm.

    I do hope we haven’t permanently lost a valued professional and knowledgeable member of this forum because of the recent time-wasting nonsense.

    In her last post she did say: “If anybody wants any info on Building Regs, building practice, materials, surveys or snagging in Spain then do feel free to contact me by PM or email. I shall check my SPI messages from time to time”.

  • #93555
    Profile photo of Anonymous
    Anonymous
    Participant

    Thanks Charlie.

    I’m currently at the info gathering stage which will help with negotiations on price etc.

    I’ll pm Hillbilly as suggusted.

  • #93556
    Profile photo of Anonymous
    Anonymous
    Participant

    @marcoloco10 wrote:

    Interesting that you mention the irrigation store. This is indeed an interesting approach and one that i will investigate further. Do you have any idea of the standard dimension of such deposits?

    Just about every house in my area has this kind of pool. They are generally around 8m X 6m. But I doubt there is any ruling on this, but your architect will be well aware of this method and may well suggest something. It will still require a minor works licence but nothing like a normal swimming pool application.

    @marcoloco10 wrote:

    The property is in excess of 100 years old but does have a fully entact and repaired roof. The property is wind and water tight though thats about it. This is one of the selling points that the agent has specified to me during the initial inspection.

    Excellent, that will make life far easier for you, I hope you got a good price!

    @marcoloco10 wrote:

    Also, the fence issue i was aware of but what about the possibility of erecting a stone build entrance to facilite the hanging of wooden gates? I preseume that a stone build entracne may contrevene planning regulations so maybe a wooden structure would be more acceptable?

    You may get away with a dry stone construction without concrete foundations, your local town hall can advise you on that, as far as I am aware, it is the use of concrete with bricks/stone that constitutes actual building in my area of Murcia.

    I am not aware of any restrictions on the type of gates you can use, though I always prefer electrically operated wrought-iron, both for security and life expectency. Better to have a seperate manual pedestrian gate also.

    Also check out the kind of electricity supply you are entitled to. As the land/finca may be classed as agricultural/commercial, you will probably be paying higher standing charges as opposed to mormal domestic ones.

    Good luck Mark and keep us informed as to how you get on.

    Regards,

    Peter.

    I would also recommend you contact HillBilly, she has an exceptional knowledge of this kind of thing and may be worth engaging her services if it is geographically possible.

  • #93567
    Profile photo of Anonymous
    Anonymous
    Participant

    Marco: I appreciate its a different Country but maybe EU legislation may cover Spain.

    In Italy you can build/rebuild even if you just have a brick left of the original footprint of the building.

    Presently, you can extend by 10% and by next year upto 20% of the existing foot print of the building. There is no restriction on adding another floor subject to heights other properties in the area.

  • #93568
    Profile photo of Aunty Val
    Aunty Val
    Participant

    This is an extremely difficult situation to give “advice” on because you could get a different set of replies from each town hall you talk to (and it therefore depends what your town hall architect will say).

    I agree with the statements about what is there currently.

    One thing to check on is what classification the building has – is it described in the Property Register – if it is part residential and part almacen then you may need a change of use if the whole thing is going to be house. If it is only described as almacen then you may want to chip the price.

    In my village a pool is an absolute no-no (yes, even a plastic above ground one) as the useage is not “commensurate with rural/agricultural living”. You couldn’t make it up.

    good luck

  • #93569
    Profile photo of Anonymous
    Anonymous
    Participant

    what aunty val said is correct.
    i asked my town hall the same question 3 different times and got 3 different answers so be very careful

  • #93577
    Profile photo of Anonymous
    Anonymous
    Participant

    Thanks for the advice.

    I’ve taken all these matters on board and i’m now awaiting information back from the vendor.

    Cheers
    Mark

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