Rehabilitating an existing building in Sant Juli\u00e0 de L\u00f2ria will be more viable in certain cases: owners will be able to compensate for the parking spaces they are unable to create by paying approximately \u20ac24,000 for each one. The measure affects properties that have already been built and aims to facilitate projects stalled by urban planning requirements.<\/p>\n\n
The new ordinance does not eliminate the requirement to provide parking. It opens an alternative route when it is technically impossible to create all the required spaces within the property or within a 500-meter radius. The owner must justify this impossibility and assume the cost of the compensation.<\/p>\n\n
The Sant Juli\u00e0 de L\u00f2ria parish council has approved a new ordinance to facilitate major renovation work on existing buildings. The aim is to allow older buildings, especially in the parish's historic district, to be renovated even if they lack sufficient space to fully meet parking requirements.<\/p>\n\n
The practical answer is simple: if the owner is unable to create all the required parking spaces, they can pay compensation of approximately \u20ac24,000 for each space not yet available. Authorization will still depend on compliance with all other urban planning requirements.<\/p>\n\n
The measure was approved with the abstention of the minority council. According to the senior consul, Cerni Cairat, there are projects in existing buildings that could be blocked by the requirement to build parking facilities.<\/p>\n\n
The ordinance is intended exclusively for existing buildings undergoing renovation. It does not apply to new constructions, which must continue to comply with the parking requirements established by urban planning regulations.<\/p>\n\n
The owner will have to prove that they cannot create parking spaces within their own property. They must also prove that it is not possible to create them on another plot of land located within a 500-meter radius.<\/p>\n\n
The compensation is designed to address the limitations of existing buildings, not to exempt new constructions from parking obligations.<\/p>\n\n
The technical impossibility must be demonstrated in each project. The ordinance requires proof that the parking spaces cannot be created on the same property or on another plot located within the designated area.<\/p>\n\n
Mere financial hardship does not necessarily equate to technical impossibility. Before submitting the project, the owner should request a technical analysis to determine how many parking spaces are required by regulations, how many can be made available, and why it is not possible to create the remaining spaces.<\/p>\n\n
The estimated cost is \u20ac24,000 for each parking space that cannot be made available. The calculation depends on the number of spaces required and those that can be created or obtained within the established radius.<\/p>\n\n
The example provided by the Com\u00fa helps to illustrate this. A building required to have four parking spaces, but where only one can be made available, would have three outstanding spaces. The approximate compensation would be \u20ac72,000, provided all other requirements are met.<\/p>\n\n
Unavailable spaces \u00d7 24,000 euros = approximate compensation.<\/strong><\/p>\n\n The owner should include this amount in the initial budget and confirm the specific conditions of the ordinance with the Com\u00fa (local council). The figure is approximate and does not replace the final settlement that may apply in each case.<\/p>\n\n The first step will be to technically verify that it is not possible to create the parking spaces within the building. After that, it will be necessary to check if they can be created on another plot of land located less than 500 meters away.<\/p>\n\n Payment of the compensation fee does not replace the building permit. The project must still comply with all other applicable requirements. The fee addresses a specific deficiency, but does not, in itself, grant authorization to carry out the works.<\/p>\n\n Before starting the renovation, the owner should know the required number of parking spaces, the number they can provide, and the technical justification for any remaining spaces. They will also need to verify the status of any parking spaces located outside the property and their connection to the building.<\/p>\n\n Some old buildings in Sant Juli\u00e0 could not be renovated because their characteristics did not allow for the creation of the required parking spaces. The new route may facilitate the restoration and resale of these properties, provided they comply with all other regulations.<\/p>\n\n The administration is aware of at least two buildings whose owners are interested in promoting their rehabilitation. This information indicates that potential cases for implementation already exist, although it does not yet allow for calculating the measure's impact on the housing supply or public revenue.<\/p>\n\n The Com\u00fa does not have a forecast of the revenue that the fees could generate, nor has it prepared an economic impact study. Therefore, any calculation of a project's profitability must consider the compensation as an estimate and not as a final amount.<\/p>\n\n The ordinance establishes a two-year transitional period to review and regularize certain previous situations in which the required places are located on a different property than the building to which they are linked.<\/p>\n\n During that period, the Urban Planning Department must examine the affected cases and verify that the relationship between the property and the squares complies with the conditions established by the regulations.<\/p>\n\n Before validating a parking space located in another building, the owner should verify how it is linked to the building and whether that link meets the required conditions. The existence of a prior agreement does not, in itself, guarantee that the situation is regularized.<\/p>\n\n Josep Majoral raised the need for greater guarantees regarding parking spaces located on separate plots of land. His concern is that a space linked to a building could end up being used as a storage area, rented out for another purpose, or used for something other than parking.<\/p>\n\n The regional minister proposed establishing a clear encumbrance or easement on the corresponding land, preventing its use for other purposes. The proposal aims to ensure that the parking spaces remain designated for parking.<\/p>\n\n Economic information is also lacking. There is no official forecast of the revenue the tax will generate, nor an economic impact study of the measure. Therefore, any profitability calculations must be made cautiously and without assuming a specific economic outcome.<\/p>\n\n Greater flexibility in renovations could facilitate the restoration of older buildings in Sant Juli\u00e0, both for housing and other permitted uses. It could also offer an alternative for owners whose buildings lack the physical capacity to meet all parking requirements.<\/p>\n\n The opportunity has its limits. The payment of \u20ac24,000 per parking space may facilitate the renovation, but it could also increase the overall budget. Furthermore, permits and compliance with all other urban planning requirements will still be necessary.<\/p>\n\n The ordinance eliminates a possible blockage due to lack of parking, but maintains the obligation to justify the impossibility and comply with the other applicable rules.<\/p>\n\n No. The measure applies to existing buildings and requires proof that it is technically impossible to enable parking spaces on the property or within a 500-meter radius.<\/p>\n\n The planned compensation is approximately 24,000 euros for each place that cannot be made available.<\/p>\n\n No. New constructions must continue to comply with the parking requirements established by urban planning regulations.<\/p>\n\n For reference, three unavailable spaces would entail an approximate compensation of 72,000 euros, provided that the project meets the other requirements.<\/p>\n\n No. The payment compensates for the lack of certain spaces, but the project must comply with the rest of the urban planning and administrative requirements.<\/p>\n\nWhat requirements must the owner meet?<\/h2>\n\n
Why the measure could boost rehabilitation and housing<\/h2>\n\n
What happens to the squares located on another plot?<\/h2>\n\n
Risks and outstanding questions for owners and investors<\/h2>\n\n
What a buyer should check<\/h3>\n\n
\n
Practical guide to rehabilitate a building in Sant Juli\u00e0 de L\u00f2ria<\/h2>\n\n
\n
What does the ordinance mean for living, investing or starting a business in Andorra?<\/h2>\n\n
Frequent questions<\/h2>\n\n
Will it be possible to rehabilitate any building in Sant Juli\u00e0 without building the required squares?<\/h3>\n
How much does each unassigned parking space cost?<\/h3>\n
Does the regulation apply to newly constructed buildings?<\/h3>\n
What happens if three places are missing?<\/h3>\n
Does payment guarantee the rehabilitation license?<\/h3>\n