Go-to-Spain ::: Article: Building permission,etc, Ebro Valley

Ebro Valley & Ebro Valley Delta:
Building permission:
If you buy a plot of land in the Ebro Valley or the Ebro Valley Delta, it may be possible to obtain planning permission to build a permanent house. There are two types of land: Dryland (tierra de secano) and Wetland (tierra de regadio).
You will need a minimum of 44,000m2 of Dryland, and 10,000m2 of Wetland in order for such an application to be considered. As a general rule, you are able to construct a building up to 1% of the size of the plot, but all planning permissions vary from one Town Hall to the next, so it is important to ensure you get the correct advice. If there is an existing building on the plot, even if it is in a ruined state, it is usually possible to obtain planning permission for 'renovation' or 'reformation' regardless of the size of the plot.

If you wish to extend an existing building, an extension permit is needed and it may be possible to obtain permission to add a small extra room and a porch, as long as the original building has been built legally. Most old farm cottages have been legally built, but a newer replacement farmhouse may not have been. However, as long as the replacement has been there for a number of years, it can usually be added to the Escritura, although this can take several weeks or months to accomplish. The exact details of how much you can extend a property will depend on the local Mayor. Some will allow no extensions at all.

Connection of services:
Water: There are three alternatives for obtaining a water supply:
(a) Connect to an existing communal well; cost will depend on the length of the pipeline needed.
(b) Have a bore hole and well. Cost will depend on the diameter of the bore hole and the depth it needs to go.
(c) Build a water deposit tank - very common in rural areas - which can be filled with water by lorry delivery once or twice a year. Minimum delivery is usually 12,000 litres.
The latter two are common practice in rural areas, and are reasonably priced and very efficient. Information on sewage disposal.

Electricity:
(a) Mains connection is usually possible if there is a transformer within 600 metres. You will need an estimate from the local Electricity Board (FECSA)
(b) Generator and/or solar panels.
Again, both these last options are commonly found, reasonably priced and efficient.

Telephone:
A few rural areas have telephone connection, but most do not. Properties near Tortosa or on the coast are likely to be connected. An alternative is a satellite connection which is becoming more widespread.

Property Rates:
Many country properties have no amenities such as mains sewage (they have septic tanks); street lighting is considered neither desirable nor necessary on rural tracks and lanes, and you may have to take your own rubbish to the tip. That being so, you will pay only a very small amount in rates per year - probably about 60 euros, or even, in some cases, nothing at all. On properties near the towns and on the coast which obviously enjoy more amenities, you can expect to pay 200 - 300 euros annually.

Encumbrances:
In Spain debts are attributed to a property, rather than to a person. It is vital to ensure that any property you are considering purchasing has no debts registered against it. Please note that a lawyer probably will not automatically do this. You must ask him, or the Notary to do this for you. Similarly, it is usually the Notary who checks to see if there are any plans for future development which may affect your property.

Schooling:
Many villages have their own primary schools and transport to and from school is free to primary-aged children living on bus routes. If their homes are not on a bus route, parents are responsible for transportation. There are good secondary schools in the larger towns such as Tortosa. The standard of education is considered very good. The language spoken and taught in schools is Catalan, but some lessons are in (standard) Castilian Spanish, so children quickly pick up both languages. If you are considering moving to the area, it is advisable to learn Castilian as Catalan-speakers will understand you, whereas if you speak only Catalan you will not be understood in all parts of Spain. There are language schools in Tortosa. More about primary education.

Health:
There is a large hospital in Tortosa, medical clinics, and dentists. More about health in Spain.

Leisure:
The Ebro Valley and the Ebro Valley Delta offer superb outdoor activities: walking, rock-climbing, bird-watching, fishing, boating, as well as all the formal sporting activities: everything to do with the sea, tennis, football, gymnastics, martial arts, golf, riding, cycling, etc. You can even get to the ski slopes in about 3 hours!

Go-to-Spain, through our colleagues in Tortosa, offers a complete service to our clients. We will introduce you to lawyers, banks, notaries, builders, etc, and even accompany you to the Town Hall to sort out planning matters, etc. We also offer an excellent after-care service to help you settle into your new environment.

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