By the time you are ready to apply for planning permission, the pre-project or feasibility phase should have been completed and you will be as confident as you can be that your project will have a ‘green light’ once an application is submitted. We do not carry out any work that is not specifically to ensure that the future running of your project will be as smooth as possible, and all work done in preparation to this phase is to avoid generating costs which could have been avoided by more careful investigation.
The consultation process in Spain tends to be overlooked in favour of a quick-fix approach, but experience tells us that authorities sometimes appreciate a chance to discuss significant issues face to face and do respect an approach which demands some input from their side at an early stage.
The person who will be ultimately responsible for issuing full planning permission is the local municipal architect, who will be employed full or part-time at the relevant Town Hall. The planning regulations which will apply to the project you will submit are available from the municipal architect or online, and it is worth employing an architect such as SKH with experience in understanding and interpreting all rules to be applied. Sometimes, other authorities need to be involved before planning permission will be granted: this is often the case with buildings located on rustic / non-urbanisational land. The Town Hall is usually the final port of call, in all cases.
In Spain, there are two types of Project which vary in their level of detail, and which generate different types of approval:
Outline planning approval / Licencia Urbanística Administrativa
This is obtained when you submit a ‘Proyecto Básico’ to the Town Hall (Ayuntamiento) which is responsible for planning control in the area in which your project is located.
2. Full planning approval / Licencia de Obras
This is obtained once a detailed set of plans, ‘Proyecto Ejecutivo’ is submitted, equivalent to ‘working drawings’ or ‘Ausführungspläne’.
Once the permission is obtained, a tax is payable to the authority and finally, work on site can commence.
Planning permission always accompanies any License for a commercial activity (see Activity License) when a building is designed for a business use rather than residential.