This pamphlet entitled "Citizens Information Regarding the Áreas de Gestión Básica in Chiclana" written in English, has been provided by the Ayuntamiento to explain the urbanisation process.
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Citizens Information Regarding the “Áreas de Gestión Básica” in Chiclana.
The PGOU of Chiclana identifies nine zones in the municipality where there exists a large number of edifications that are without basic urban services, that results in its inhabitants not having adequate hygiene/sanitary conditions, guaranties of an electrical supply or drinking water, and also things like access to an optimal and coordinated city. Also a large number of these houses have been built without an urbanisation licence, for these reasons many of the owners have been demanding for many years a means to permit the restoration of legality to the properties.
These zones have been given the name “Áreas de Gestión Básica”, becoming part of our normal everyday vocabulary regarding urbanisation issues. What maybe needs a little more effort to understand is the process to follow in the “AGB's” to obtain the right to build, segregate or legalize your houses. The “AGB” document was created to facilitate the process, but is generally understood to be difficult.
It is for this reason the “Gerencia Municipal de Urbanismo”, through the “Áreas de Gestión Básica Office”, focusses its effort in making the complex proceedings understandable, permitting the definitive development of 18 million square meters and will permit the inclusion of the 10.007 houses on the census with the guaranties and quality that every Chiclana citizen deserves.
When can I start the regularisation process or ask for a segregation license or building permit?
The “AGB ordenanzas” were approved initially in the Chiclana Council meeting on the 30th of July 2009. Now we must wait for it's publication and display and lastly it's definitive approval. Afterwards, you will be able to submit your application within a period of up to two years, or three allowing for segregation or building licences. These limitations will be modified to evolve according to the regularisation process.
What Documentation will I need to submit to processed ?
The Project for Legalisation or receipt of its application in the Colegio Oficial, that will certify the conditions of stability and security of the building.
Pay the administration tax of 0.84% of the value of the building.
Pay 5/€ m2 as a deposit against the costs of regularisation of your zones minimum legally allowed plot size that you wish to process (1st Payment).
Promise to comply to the urbanisation obligations.
Documentation that accredit then age of the property and its relation in the title documentation of the plot.
How much will it cost?
At www.agbchiclana.es you will find tables with costs for each type of plot within the “AGB” in its worst case scenario examples, that is to say: When the plot does not have to give up area to widen roadways.
From these costs you can deduct the amounts that correspond to the services that have been already paid for by the owners that can be useful to the urbanisation, as well as land concessions, if applicable.
How is it paid?
These plans permit that from the total costs that have to be made, you can start the urbanisation process paying in the 1st phase the most important: Electricity, drinking water, and drainage. This means spending around
15-25% of the total amount of the costs (2º Pago). Net quantities that will vary between 6.000€, 8.000€ y 10.000€. To facilitate these payments we will negotiate with financial entities formulas that will permit loans with the best possible advantages and with the guarantee of the re-evaluation of the plot.
The rest of the costs of urbanisation will be given in successive phases in coordination with the consolidation with the process and the economic possibilities of the owners.
Regarding the 10% fees corresponding to the adjustments of usage it is possible to delay this payment through a registry inscription charge on the deeds.
When will I get basic services?
In the case of priority zones because of their nearness to existing urban nucleus's or easy connection to basic urban services, immediately after the resolution of the permit.
For the rest the “Urbanisation Project” will petition the neighbours and they will be the ones that decide the pace of the urbanisation process and its services.
What about the cases that were submitted during the previous plan?
The applications that were submitted before and are included in one of the “AGB” will be incorporated automatically in the new procedures. The amounts that were previously paid will be deducted from the total cost, respecting any advantages that may have been obtained.
What advantages does this plan have in relation to previous versions?
They are cheaper, between 10-15%, because unnecessary works have been removed, the current economic crisis has been taken into account and administration costs have been reduced.
It allows the phasing of the urbanisation works, starting with the priority basic services: Electricity, water and drainage.
It also allows for the separation of the different “AGB” areas and their urbanisation dates, so that different areas can start where there more interest shown by the owners.
It permits the fractioning of payment.
Definitively these plans make the administration more flexible and easy, so that every owner can start his or her application and can be attended to in a personalised manor, taking into account their personal circumstances.