Building Permissions Z1 Zoning

[SPapa]

Hi,

I live abroad and own some properties in the Larnaca district. I have been planning on moving to Cyprus and building on that land. I have looked on the 'Department of Land Surveys Web Portal' website and discovered that the Planning Zone is 'Z1'. From what I can find, means I am able to build on 6% of the property.

It would be greatly appreciated if anyone could answer some questions for me.
1. Are there any other factors that may prevent me from being able to building on this land?
2. Is there anywhere online I can find more information regarding planning zones and their definitions?
3. Is the information on the 'Department of Land Surveys Web Portal' website accurate?
4. Is there a limit to the amount of dwellings I can build or do I only have to stay within the 6% ground cover?

Thank you in advance!

[Nigel Howarth]

Hi SPapa and welcome to the forum

Z1 denotes an agricultural zone and it's unlikely that you'll be permitted to build a dwelling. (A moratorium was introduced a few years back to prevent spectators buying agricultural land.)

I have information on land zoning, but I don't have it with me (I'm currently in the UK.)

The DLS database is accurate and it will list the following parameters as well as the zoning:

DENSITY is the maximum number of square metres that you are allowed to build expressed as a percentage of the land area.
COVERAGE is the maximum area of the site that can be occupied by a building’s ground floor expressed as a percentage of the land area.
FLOORS is the number of floors you're permitted to build.
HEIGHT (meters) is the maximum height of the building.

Regards,

[SPapa]

Hi Nigel,

Thank you for the reply!

As the land is ancestral and not recently purchased, does the moratorium still apply? Is there anyone that you know of, that I could contact, that would be able to provide me with specific information regarding the moratorium?

Thank you for that, If you are back in Cyprus any time soon I would love to hear back from you regarding land zoning.

Thank you,

Sim

[Nigel Howarth]

Hi SPapa

A ban on planning applications was introduced a few years ago was planned to lapse on 30 April 2020. But you'll find an article on the subject The Laws Behind Construction on Farmland dated March 2021 that says the ban has been lifted but restrictions apply.

I've tried to find laws introduced over the past 3 years regarding planning without success. So I cannot confirm whether the article is accurate. Pantheman, who's a regular registered real estate agent and regular contributor to the forum, may be able to enlighten us.

Regards,

[SPapa]

Thanks Nigel!

Is there any contact information for Pantheman?

It's starting to sound like the only way to know is to apply for a building permit. Is that a document accessible online or do I need to be in Cyprus to fill it out?

Cheers!

[Pantheman]

Thanks Nigel!

Is there any contact information for Pantheman?

It's starting to sound like the only way to know is to apply for a building permit. Is that a document accessible online or do I need to be in Cyprus to fill it out?

Cheers!

Hello SPapa,

Some questions for you:

1. Where is you land located?? ( I ask this because it seems that different district apply a slightly different approach to these matters)
2. Does it abut a registered road?
3. Have you any idea on the width of the road?
4. Do you have electric and water nearby?
5. Depending on the location are you within 200m of a residential area?
6. How big is the land?

Under these type of circumstances, you would make application direct to the ministry of interior, however, if you are going to make a planning application (and no you cannot do this on line, needs an architect) you will needs drawings/plans etc.

You could take an easier route and write to the planning office in the district where the land is located and ask them to give you their opinion if you can build or not. This will save you the expense of the architect initially.

So, make a call to the appropriate planning office and ask them, to whom to send the letter. I'm not sure if there is a form for this, but you can ask them. Of course you need to provide the land details and yours, when you had it etc.

Hope that helps.

[SPapa]

Hi Pantheman,

Appreciate the reply!

1. The property is located in Pervolia
2&3. Yes it is a registered road. I’ve driven on it a number of times in the past, I would say it was no narrower than any other multi lane road. Would you need a specific measurement?
4. One part of our original land was sold approximately 15 years ago and there is now a house there. Water and electricity shouldn’t be an issue.
5. I don’t think there is a residential area within 200m, although there does seem to be a cluster of homes, approximately 20+ houses, within roughly 600m.
6. The block I’m referring to is 17 scales.

Hopefully that information helps somewhat
I think the best way to understand what I am able to do would have to be applying and going through the process!

I’ll be sure to share any information I discover.

Thank you!

[xamenos]

Hi Pantheman,

Appreciate the reply!

1. The property is located in Pervolia
2&3. Yes it is a registered road. I’ve driven on it a number of times in the past, I would say it was no narrower than any other multi lane road. Would you need a specific measurement?
4. One part of our original land was sold approximately 15 years ago and there is now a house there. Water and electricity shouldn’t be an issue.
5. I don’t think there is a residential area within 200m, although there does seem to be a cluster of homes, approximately 20+ houses, within roughly 600m.
6. The block I’m referring to is 17 scales.

Hopefully that information helps somewhat
I think the best way to understand what I am able to do would have to be applying and going through the process!

I’ll be sure to share any information I discover.

Thank you!

Hello SPapa,

I am in a similar situation as you, ancestral land, permanent resident with no other properties, registered road adjacent a big Z1 plot that neighbours houses with pools and all kinds of crazy features, some being built right now.

How did it go with your application? Do you have any advice on how to approach this? Should I keep nagging the planning authorities until I find someone competent or should I just bite the bullet and pay an architect for preliminary drawings?
Thanks,
Chris