RESIDENTIAL properties under construction in Spain being abandoned at half-mast were a common sight during the worst years of the financial crisis, but more are being finished off now than ever since the housing market...
The project and costs of urban development
In previous articles we have dealt with how a PAI is processed and how its execution is awarded.
As already explained, the Technical Alternative is the document that identifies the sector of land subject to re-distribution and describes the works of urban development as well as its integration in the planning of the territory.
It contains a descriptive Report, the Certificate of Urban development (Cédula Urbanística) and Preliminary Plan of Urban development that defines the projected works to allow a correct assessment.
The Preliminary Plan of Urban development presented together with the technical alternative needs full details in order to be carried out, and this is done through the Project of Urban development, which has to be passed by the town hall and published in the DOGV.
The Project of Urban development defines the technical details for the accomplishment of the developing works foreseen in the PAI. It has to be written in sufficient detail to be executed, if necessary, under the direction of a technician other than the project designer.
The Project of Urban development cannot modify the previsions made in the PAI (but it can introduce adaptations to details required by the characteristics of the land) and cannot contain determinations on planning, land or building rules.
The Projects of Urban development for Integrated Interventions are processed for approval in the same way as the PAI. If the official notification to the public is not given along with the PAI, it is unnecessary to do it separately.
Documents relating to the Project of Urban Development
The Project of Urban development requires the following documents:
a. Descriptive report of the characteristics of the development works.
b. Information and Situation Plans, in relation to the general Town-Planning.
c. Project Planning, with full details.
d. Specifications of technical conditions.
f. Detailed Breakdown of individual costs and expenses.
g. Estimate of execution cost.
The works of urban development that have to be included in the Project of Urban development are the following:
a) Road surfacing, parking areas, pavements, a pedestrian network and maintenance of green zones.
b) Distribution of irrigation and potable water and fire hydrants.
c) Sewerage system for residual waste and storm drains.
d) Distribution of electrical energy.
e) Street lighting.
f) Maintenance of the garden areas.
g) Urban facilities such as gas supply and telephone lines (if imposed by the PAI). must also be included in the Project of Urban development.
The Projects of Urban development must arrange for the connection of all utilities with the general networks and show they are sufficient to supply the projected number of properties.
Finally, all the requirements imposed by the conditions of connection and integration in the Certificate of Urban development and in the PAI must be complied with.
Charges for urban development
The maximum amount of the charges for urban development is as stated in the legal-economic Estimate by the Developer.
The charges for the urban development jointly payable to the Developer by the owners are as follows:
a) The cost of the feasibility study, sanitation, water supply and electrical energy, street lighting, planting of trees and gardening, as provided in the Plans and Projects (and of interest for the PAI execution).
b) Compensation for the pre-existing works of urban development (which are useful for the PAI execution);
c) Compensation for demolition of buildings, destruction of crops and any facilities incompatible with the PAI execution;
d) The cost of the projects and expenses caused by the Re
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