building Regulations in Spain- -
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Rustic Land Regulations in Spain (Suello no urbanizable) Land
falling into this category is also outlined on the General Plan, as already mentioned
rustic land is largely found in the countryside, usually some distance from the
local town in whose area it belongs.
Unlike urban land, where the rules
are laid down by the local town hall, it is the regional government who makes
the rules regarding the minimum size of the building plot in rustic areas. In
this case the authority comes from Valencia and the law requires a minimum area
of 10,000 m2.
However, rustic land may be sub categorised into three
distinct types namely Protected, Restricted or building land. It does not always
follow therefore, that because the plot is 10,000m2 or greater that it will be
possible to build. These categories are shown on the General Plan available in
the local town hall and should be checked before any agreement to purchase is
made.
Rustic land tends to be much cheaper per m2 than Urban land, the
problem is you need to buy many more square metres in order to have a plot large
enough to build. Area Occupancy This is always fixed at 2%
of the plot size
EG on a plot of 10,000m2 it is possible to build the ground
floor to a maximum of 200m2
Total Construction
This is always fixed at
4% of the plot size. On a plot of 10,000m2 it is possible to build two floors
each of 200m2 making a total constructed area of 400m2. It should be noted
that these are the maximum areas of occupancy and construction however they exclude
a cellar, (which may be the same area as the ground floor,) terracing, porches/pergolas
and a swimming pool. There are other rules governing the maximum height
of the building. Rustic houses are restricted to two floors. Rules vary as to
the height of sold boundary walls typically 1 to 1.80 metres. Ascetic
appearance
As you might expect, in order to maintain a traditional country
house effect, properties built in rustic land should be designed
to fit in with the country style. Such houses are commonly known
as Finca's. and are often clad in natural stone.
Rules regarding aesthetics are laid down by the Town Hall and
therefore vary from area to area. Benissa Town Hall for example
has particularly stringent rules concerning the direction of
the roof-line, types of windows, number and dimensions of arches,
etc etc. Other towns have less rigid restrictions.
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