Expert tip Oliver Girharz Building on Mallorca - The most important person in the run-up ... Your architect and the project
In my previous reports, we have already established that various people and authorities need to be involved in the construction of a property. Probably the most important function in the run-up to the actual construction work is performed by the architect, who, in addition to the architectural planning, must also clarify the statutory building regulations and summarize them in a project. Only once this project has been approved by the chambers and authorities can the actual construction work begin.
How do you define a project? The architectural project is a document that describes the planned object in writing and graphically. It contains the wishes and needs of the client, the legal regulations, the property law and also the technical regulations that are intended to ensure the quality of the building and its surroundings.What different types of project are there?
Before the actual planning of the building begins, a study must first be carried out in which the basic legal, technical and economic data is examined and compiled. This could be, for example, the characteristics of the property, how much can be built on, how many storeys are permitted or whether a connection to existing supply and disposal lines is possible.
In the next step, a preliminary design is drawn up, which consists of a description of the property to be built, including plans and a rough cost estimate. This draft already takes into account all of the client's requirements for the future property, such as the number and size of bedrooms, swimming pool, wellness areas, terraces and roof areas.
The preliminary design is then used to create the detailed and elaborated basic project, which forms the basis for the subsequent granting of planning permission. This contains a precise description of the construction work, all architectural plans (floor plans, sections and elevations), as well as a cost estimate of each individual construction phase and all trades. The basic project is checked by the Chamber of Architects for compliance with the minimum requirements and the completeness of the documents, among other things. After a positive review, the project is submitted to the responsible building authority. The taxes and fees are calculated on the basis of the enclosed cost estimate. Once the taxes and fees have been paid, the project is then checked by the city architect with regard to urban planning standards. If the property is located in the rural area, the island council (Consell Insular) is also the authoritative body.
„Last but not least“ the development project must be drawn up and submitted to the relevant building authority. It supplements the basic project with the static calculations and construction plans for the foundation and structure of the building, including geotechnical investigation of the subsoil and all technical installations.
If the basic and detailed design are approved by the relevant institutions and authorities, the final construction license will be issued on the basis of the submitted documents and the actual construction work can begin!
Just a few years ago, it was the rule rather than the exception that more was built than permitted, or even built without a permit at all. But times have changed! More checks are being carried out and the penalties for illegal building work are sometimes draconian, even including the demolition of the home. The motto: „That's the way we've always done it“ can cost you dearly today and lead to many sleepless nights!
The author is the managing director of the engineering and project management company Matrol Servicios y Peritajes SL. Call 971 10 40 25 or visit www.matrol.es.
