Subcontractors in Spain

A new Law regarding subcontracting in the construction industry came into
force in Spain on 19 April 2007.
The main purpose of this Law is to limit the number of subcontractors on a
construction site. The Law acknowledges that subcontracting is necessary in
order to achieve a good level of productivity, but using an excessive number of
subcontractors, which has been common in Spain, does create some risks.
These risks affect not only the quality of the works, but also the rights of the
workers, particularly regarding health and safety.
The Law establishes a limit of three tiers of successive subcontracting for
specialised activities, and only one tier for labour intensive jobs, with some very
limited exceptions. Companies that breach these limits will be jointly liable for
any damage caused.
Companies acting as contractors or subcontractors should progressively
increase the number of their employees with an indefinite term employment
contract up to a minimum of 30% by 19 October 2009. In addition they must
provide the necessary health and safety education to the employees.
Companies that wish to subcontract or be subcontractors must be registered
with a special registry of the labour authorities and they should keep a so-called
Subcontracting Book.
Trade Unions hope that this Law will reduce the high accident rate in Spanish
labour market. The construction sector currently employs 2.6 million workers
(13% of the Spanish working population).

Car Turntable For the Tightest Driveways

Turntable For the Tightest Driveways
Originally uploaded by projectmarbella

This is a great product for those of use with either tight driveways or difficult garages.
Can either be hand operated or driven with an electric motor.
Contact projectmarbella@yahoo.com for a free quotation.

Este es un gran producto para aquellos del uso con calzadas apretadas o con garajes difíciles.
Puede ser o la mano hecha funcionar o conducida con un motor eléctrico.
Póngase en contacto con projectmarbella@yahoo.com para una cita libre.

Urban Land Regulations in Spain

Designated approved building/development land and described as such on the government approved General Plan of the area. This plan, which is revised periodically, is a public document and can be viewed freely by anyone who cares to enquire at the appropriate department in the local Town Hall.
Because this type of land has been already approved for building, outline planning permission is not necessary. The building project process can begin almost immediately.

Plot Sizes
building plots range in size from 600m2 to 2,000m2 depending on the conditions applied to the urbanization plan (Plan Parcial). Usually urbanizations comprising individual houses are made up of plots of 800-1000m2.

Area occupancy
The maximum size of the property to be built is governed by another set of rules, again this varies from Town Hall to Town Hall.
As a general rule, the building may not occupy more than 20% to 30% of the area of the building plot.

EG. A building plot of 1,000m2 with an area occupancy restriction of 25% would allow a building to have a ground floor of 250m2.

Total construction
Another regulation to be considered is the total construction factor, this governs the maximum number of square metres in total allowed to be built on the plot.
This factor again usually ranges from around 20% to 30% per m2.

Therefore if we take the example above, given an:
Area Occupancy restriction of 25%
and a Total Construction factor of 0.3 and a plot size of 1,000 m2.

The Maximum ground floor occupancy is 1000 x 0.25 = 250m2
The Maximum overall construction is 1000 x 0.3= 300m2.

This would allow a house with a large ground floor area of 250m2 plus a small upstairs of 50m2 (Total constructed area 300m2.)
Or alternatively and possibly a more practical arrangement might be two floors of 150m2 each. (Total constructed area 300m2.)

It should be noted that these are the maximum areas of occupancy and construction however they exclude a cellar, (which may be the same area as the ground floor,) terracing, porches and a swimming pool.

There are other rules governing the maximum height of the building, usually between 6 and 7 metres, and the distance from the boundary usually between 3 and 7 metres. Rules also restrict the height of sold boundary walls typically 1 to 1.80 metres.

Sometimes the ascetic appearance of the building is restricted, but generally speaking unless an outrageous design is planned this usually does not present a planning problem.

Spanish Building Guide Essentail Information to Building in Spain.

Building permits (licencias) are necessary before any construction occurs. Even if the foundations are already in place, a portion of the building is already in place, the home is a pre-fab (pre-fabricated) or the building is a primary home, the building permits must be finalised first. Remember that even additions require licencias.
In Spain, there are 2 different forms of permits for building:
Minor Works Permit for walls, terraces, and barbecue areas. These can be obtained at the Town Hall. Ask for a licencia de obra menor. You will need to provide a summary of the construction you plan to have completed and an estimate of the final costs so that the Town Hall can calculate the taxes. Usually the tax costs upwards of 6% of the building costs.
Major Works Permit for new buildings, demolitions, or remodeling. For this form of permit, you must have a written account from an architect who is registered with the Spanish Architecture College. Your architect must have a technical architect who works as the Site Manager during the construction. Finally, a builder must be lined up already. These three workers must each sign the building permit paperwork.

An application for the building permit (Solicitud de Licencia) must be submitted in person to the Town Hall Offices or by registered post. The clerk on duty will hand you a receipt. Make sure you have this receipt before you leave, as it is the only proof you will have for now that proves you have submitted the application. It takes approximately two months for an application to be processed.
Once the application has been received, the Town Hall will post you a notification letter along with an application number. From here the Town Hall makes sure all of the information is on the application, that the information is correct, and then the details of your request are posted on a bulletin board. The application is combed over to ensure you are meeting the area's building codes. If all goes well, approval is posted back within 8 to 10 weeks from the time you submitted the paperwork and a building permit is included with this approval letter.
If you have not received the official notification within ten weeks, you automatically receive your building permits providing your plans meet the area building codes and all information was correctly submitted.

Project Marbella

Project Marbella
are Project Managers

We provide a specialist service to our clients with regards to their development ideas, commencing from Feasibility through to completion and handover. It is how we work with our clients and colleagues that we enforce our core values and provides guidance for all in relation to standards that the Company expects in the conduct of its operations. To provide all our clients with the most professional advice and service with best value for money – in short to reduce costs, control quality and to complete on time.

Proyecte el Proyecto de Marbella Marbella son Gerentes de Proyecto por los cuales proporcionamos un servicio de especialista a nuestros clientes en cuanto a sus ideas de desarrollo, que comienzan de la Viabilidad a la finalización y handover. Es como trabajamos con nuestros clientes y colegas que hacemos cumplir nuestros valores principales y proporciona la dirección a todos con relación a estándares que la Compañía espera en la conducta de sus operaciones. Para proveer a todos nuestros clientes del consejo más profesional y servicio con el mejor valor para el dinero – en corto para reducir gastos, controle la calidad y completar a tiempo.

Project Marbella New Floor Tiles

New Floor Tiles
Originally uploaded by projectmarbella

New ceramic floor on the costa del sol. Contact projectmarbella@yahoo.com for a beautiful new stone or ceramic floor.

New Deck and Spa

New Deck and Spa
Originally uploaded by projectmarbella

Tech-wood really is the perfect material for a deck in Spain. Strong, weather proof and great to walk on.
Contact us at projectmarbella@yahoo.com for a beautiful new deck.

Below Decks

Below Deck
Originally uploaded by projectmarbella

A beautiful basement bar in Elviria. Use every centimeter of your home.

Contact projectmarbella@yahoo.com for a free quotation for all your construction needs.