Does anyone know what the building regulations are in Torrevieja with regard to extending an existing property?

Is it that you can only increase at ground level by a certain percentage of the original footprint?

Can you only build on a specific percentage of the plot and if so does an existing pool count as part of the percentage build?

Is there some other method of determining what you can and can't do?

I know we need to get official advice but it's useful to be armed with some knowledge beforehand. Where do we go for the official advice in Torreveija, is there a planning department at the Ayuntimiento?

Also what are the admin costs involved with any application for an extension?

Whilst we are now looking for a property to buy we are finding bits of our wish list are missing.

There is no simple answer to this - it depends on the individual property.

Every town has a very detailed town plan called a PGOU. This details just what can be built where so it depends how your property fits in with this plan.

For example, it may be on a plot of say 1000m2 where the rules might say you can build to 20% of that ie 200m2. If the house was built to a lower % then it may be possible to extend it, if it was built to the full 20% then it may not be possible.

A local architect will know all this or you can ask at the planning department at the Town Hall.

The costs can be quite high as it would probably be classed as a "major work" which requires an architect to draw up the plans and submit it for approval. You would then pay a fee for the licence which is based on the cost of the work. The rate again depends on the area but it would most probably be in the range 3-6%.

Thank you Fred, I thought the rules would probably differ depending on the area.

I was hoping that there may be someone local to this area who knew some of the answers.

Unlikely unless he is an architect or works in the planning department.

Ask for info at your local town hall to be on the safe side.

Rosemary

Thank you Rosemary and Fred, we'll do that.

Good advice, Fred. Although most of us expats try and help our compatriots, only true Spanish experts on each subject know the definitive answers, and I don't think any of them post on this forum.

For example, I wish someone from the very top at Hacienda would step forward and tell us the truth.

as others are saying - see an architect, who should be able to advise you on the true situation.
it would appear from the Cadastral that most/all Torrevieja is urban land which will probably take out the % factor based on the land. most plots are too small anyway. The usual method is to build vertically and not increase the imprint - but that may not be possible in that area due to the limitations of the PGOU

friends of ours added an upper floor in Salobrena, turned out they "0verbuilt" by 9 inches along 3 sides and have been pulled up by the town planning dept - 9 years after the event.
we used to complain about the UK - this is 100 times worse, especially as they have just found out their 50+ year property isnt shown on the cadastral.

Is there an equivalent of RIBA in Spain? I can't find anyone who has used an architect so that I can get a referral.

Any recommendations from anyone on here?

There is even a section of RIBA in Spain in Madrid. However of more use to you is that each Province has a College of Architects and they would be able to give you list for your town.

There are all sizes and styles and prices available in or near Torrevieja, from bed sits to 1,000,000+€ mansions. I am very surprised you cannot find what you are looking for.

You might want to visit the town hall. It is here
Plaza de la Constitución, 503181 Torrevieja, Alicante, Spain

If you ask, there will be someone there to advise who speaks very good English.

Tel: +34 965 71 02 50

website: torrevieja.es ..... Unfortunately only in Spanish. Google translator is your friend.

Your best way forward may be to contact a builder and discuss your ideas with him. I would strongly suggest you avoid British builders. There are many cowboys and crooks working in the area who were brickie's labourers back in blighty and now master builders in spain. I can suggest one or more reliable Spanish builders if you want?

I'm not in your area so can't advise you but you were asking about costs involved for plans drawing up.
We have started building work today after several months of waiting for the licence, we got an architect to draw up the plans, these went into the town hall at the beginning of April, it was only last week that we got the licence as the mayor has been too busy to sign it.
It doesn't come cheap, the cost of plans for a relatively small job and charges for the licence come to a couple of thousand, something that you need to budget for.