Kano Design
See recent major domestic project designs in spain.
            No1.   250m2 Villa, terraces, outbuilding, Totana, building June 2008
            No2.   200m2 Farmhouse modification, El Paraton, in progress
                                         (More to be added as soon as we can process, a complete guide to projects page, coming soon)

WE CAN HELP MAKE YOUR BUILDING HAPPEN

Don't know if its legal... See stories of illegal building in Murcia and the fines here!!!

Can you build it or not. Perhaps you've done the work already and are now thinking, 'am I going to get fined'. Don't know who to ask?. Seems like 'Bob' and 'Pedro' the builders advice on planning and licenses somehow appears not quite to add up. We can help sort out your questions about all aspects of building license requirements and the potential problems involved, legally. We are Architects, Engineers and Cad Technicians, we are here to help.

Our team can design, draw up full application and working drawings along with specifications for any type of construction work. We specialise in locating the answers to legalisations of existing building work wherever it is possible to do so. To do this we work closely with our team of architects and technical architects. All are qualified members of the College of Architects. There can be many 'gray' areas in planning legislation here in Spain. But if complications arise during the process of obtaining your building licence or in any legalisation process you can be assured our experts will leave no stone unturned in the process.

What we can do for you .. in the Murcia Region
We offer a comprehensive personal architectural and specification package, we have offered this for 20+ years in the UK. In S.Spain we can offer you a personal project manager who will guide you effortlessly through each stage of your application and project detail. We can supervise building to any stage. We produce design and working drawings with full specifications for project submissions and building licensing applications both for minor works, or major works that require project status. We also deal with legalisations (wherever possible) of already completed 'illegal' building work and deal with all the legal and licencing processes required. If there is an answer or work around to be found anywhere, to your licencing problems our experts will attempt to find it

New plots. Can often be a nightmare, even with 'planning permission', find out if you can build at all and what the waiting times for planning approval are likely to be for your dream house. Delays for licences can range from a few weeks to many many months depending on the location, plot status and a number of other factors including regional urbanization zoning plans, these can often change.
Though it is indeed different in Spain, KanoDesign has been producing this type of work regularly for clients in the UK since 1985 drawing on the experience and expertise you will need. It's not difficult to obtain planning consent here in Spain but the language barrier and additional levels of project submission requirements through the college of architects tend to make it appear to be much more complicated. We deal directly with both Spanish and English college of architects members here in Murcia. We use the latest technology in architectural and structural cad, using internet facilities to speed the progress of projects, while keeping your costs low. All your basic information can be presented to you in either English or Spanish, liason design modifications and problem solving are also in plain english.

In addition to normal design, we have also built a reputation for working with ad-hoc building projects in 'trouble'. For instance projects that have been shut down by building control, councils, or other reasons. We analyse the situation, sort out the resulting mess. Normally we produce compliance information, structural calculations along with recommendations to get owners/builders moving again with minimum delay.
In many cases, in situations that require retrospective planning and license submission, which is a process known as legalisation (see below), we have been successful in obtaining legalising licences. This is required where building work has taken place outside of licensing compliance and/or has been closed down by planning and other council departments. (see news article link above). If its possible to legalise our experts will find the way forward and agree a strategy with local councils. There are many grey areas with legalisation and option so is there is an answer to be located we will find it.

Cad Services.. We will produce designs for new buildings, extensions, garages, or basically anything structural. We produce project information and drawings that can range from a storage shed to a shopping complex. Our Cad and structural design office uses the latest in autocad architectural desktop software. 3d representations for new builds and major alteration designs are often produced, showing clients both walk through and the spatial layout concept. This personal service now available in most of the Murcia Region, Lorca, Mazarron, Cartagena and Fuente Alamo etc.

Currently we are designing in
1. Traditional materials.
2. Styrostone (inovative, insulated-concrete cast wall structures).
3. Renovation design, specifications for period structures.
4. Timber frame structural design.
5. Reinforced concrete

Building Licence Basics.
     Almost ALL building work undertaken on property in Spain involving changes or building repairs will require one form of building licence or another prior to commencing work. Even repairing or painting your outside walls, laying paving etc. So its advisable not to start without a building licence or at least knowing your position in relation to the law. Don't be convinced by a builder who says 'hey its ok to start work, we will sort it out later'. The licensing laws apply to the property owner not the builder. You will get the repercussions, not the builder.
      Planning laws in Spain are not really any more complex in reality than the UK, but they are certainly more fragmented and different, so its safer to know where you stand before you make significant changes to property.

Minor Works
Licencia de obras menor (minor works licence)
eg Raising of existing walls, relocation or addition of gates, fencing, railings. Changes to windows, doors, security grills, painting of exterior walls, roof repairs, laying of concrete and terracing.
     Minor work applications are a relatively simple procedure (and less costly) and can cover much basic building work, Obtaining a minor works licence is a relatively simple procedure and with the right advice you can often do it yourself. But anything of a structural nature will almost certainly require a building licence linked to a specific detailed project, involving drawings and specifications. A project involves drawings and design specifications that are produced by an architect. A project is initially submitted to the college of architects by a college member prior to submission to the local council/area council. There are some gray areas relating to what can be done with basic renovation work under a minor works building licence. A finca in reasonable existing condition could in theory be renovated this way. But this is usually subject to the existing structural integrity being sound and no noticeable adjustments in the layout of habitable space being made. This saves on the expense and red tape of a project. However, always take advice as anything deemed structural or involving significant changes, will tip the balance at the application stage towards the requirement for a project linked planning submission.

Major Works
Licencia de obras mayor (major works licence or technical project)
eg Installation of pool, building a house extension, garage or developing a cellar, underbuild or new house. We produce all plans and specifications directly, including active liason with the client, this is then submitted as a joint project by spanish and/or english associates who are members of the college of architects and ourselves. We can usually fast track applications through our association with the college of architects. Our architectural fees can also be up to 40% less than some competitors.
   All rebuilds, new builds, extensions or work involving structural components, eg roof repairs other than re-slating, will normally require a project, described above. All projects are submitted through the college of architects by a college registered architect.

The Building Licence (and what it can cost)
    The building licence is perhaps the most important document you can have when working on property. Without this, police have been known to seal and blue tape off the offending property if work has started without one, items such as building materials, tools and machinery confiscated, builders executed,(just joking, registered builders still survive)), then allowing no re-entry to anyone including owners until the paperwork is sorted and the fine paid.

The cost of a licence depends on whether you are creating living/habitable space or not. Living space is based on the area of construction in m2 of the project being created. Either a new house or the additions if extending. The fee is based on a percentage of the 'projected' nominal building cost and works out in the murcia region around 5%-6% of this athough each council actually decides its own level. Works other than actual living accommodation such as other structural work or non habitable space even if included in a project is are often based more on figures representing costs of actual works, some councils opting for a type of 'menu' of works to calculate such licence fees, others may use builders estimates, providing they correspond reasonably to the guidelines or 'menu' of prices etc. In most developments the habitable space is limited to a percentage of plot area. The calculation rules for this are not always straight forward. Its best to get advice.

Local council Planning and Licensing departments in Southern Spain are more recently really tightening their grip on past and present illegal building. Such building if you look closely really is actually getting out of hand, read this. The fines can be punitive, costing far more than the original architects bill and the licensing fees which will still have to be paid anyway. Its prudent to get your licence first, you know it makes sense.

Legalisation of existing 'illegal' Building Work
Informe Tecnico or Projecto de Legalizacion (legalisation project)
eg When work has been completed without a licence, provided the work would actually have been granted a licence originally its often possible to make a retrospective licence application. Drawings must be prepared and necessary documents drawn up for submission, often a full project application will be needed to be submitted through the college of architects prior to obtaining a correct licence and before official changes can be made to the escritura etc. There are some grey areas here with the process of 'legalisation' and if there is a way to make it happen for you we will negotiate every possibility with your council.
       If you have changed the layout or structure of your property, then attempting to sell it without the changes being registered on your escitura/certificate of habitation can cause problems and delays. This is because the written detailed description of the property as registered is now inaccurate. This alone can hold up the sale of property until it has been legalised. Banks are also very reluctant to lend on property without everything fully legalised. This is because their security may later be compromised if councils decide to retrospectively act on illegal building and issue fines. These fines are always levied on the current owner but the house may also constitute security for the bank. Obviously in the selling process, any changes of structural nature or obvious building work are revealed anyway. So if you have built recently, without a licence, and not yet been caught. Then speak to us about the possible legal solutions available to you, possibly avoiding a potentially painful experience. In many cases legalisation is possible. But it can be subject to many factors including habitable space area calculation formulas and boundary clearances rules to name just two.
If there is any possible way to legalise your project we will attempt to find it. The first course of action is always full legalisation if possible. Sometimes this may mean that structural changes could be needed to work already done unless calculations justify the existing structural integrity. Also such add-ons have an implied statute of limitations, which by factor and degree works pout at around four years. This means that a qualified architect can issue what is known as a Informe Technico to legally informe that the work has been done and is more than the required time in age. This can be possible as long as the work also meets any required structural criteria and that proof of actual building dates can be produced, ie builders receipts etc. This is then appended to your escritura and essentially 'legalises' the building work. However this is not as 'secure' as full legalisation which is the preferred method and offers much more security than the informe. Legalisation can be done immediately wherever it is possible to do so, the informe technico has a timescale attached.

           Adding patios, porches, conservatories, garages or just glazing in an open balcony can result in licensing problems. But many works are simple minor procedures, with licensing applications basically becoming a tax gathering exercise for local government, but with major works it is more complex. We are here to help.

Industrial and Commercial Section, here soon

 

WHAT WE CAN DO FOR YOU
Building Licences, Planning Applications, Construction Regulations & Specifications.
Legalisations in Spain where possible, advice, presentation and local submission of appellant justification applications made.
Minor works, design and licence applications.
All major & minor project applications in Spain submitted in conjunction with College of Architects associates
Free Initial Advice and Feasibility Study
Large projects or small, we specialise in personal service down to the smallest
Provision of project management if required, partial or full, and to any completion stage.

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New Buildings, Renovations, Extensions, Period Buildings & Structure.
Extensive developments, public buildings etc also handled
Designs in Timber, Block, Concrete or Brick

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Site Advisory, Structural Calcs. Justifications & re-specification.
Unforeseen Problems, Job stopped. We can also offer a rapid solution for builders.
Liaison with Building Control, uk, or councils & college of architects in Spain .
Working a solution for you, we provide the drawings/calcs. You complete your project.
We work through solutions, both Spanish and British Building methods
RIBA associates in London. College of architects in Spain

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We work closely with associate members of the college of architects here in Spain
This allows us to provide the client with english or spanish speaking personal service down to the very last detail
Plus we are on hand for on site advice on your requirements and adjustments locally.
We are usually able to provide substantial overall savings on project and licence application costs.
All Drawings and Specifications are produced in Autocad Architectural Desktop.

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3D Architectural & Structural CAD, Leading Technology in Autocad Architectural Desktop
Call +44 1363 725003
Spain 0034 636297872

**Download 3 fold informative KanoDesign Brochure here **
(left click to view, right click to download)

link HERE to Articles and Advisory pages (in place)