Building in Son Vida

Exclusive Villas Overlooking the Bay of Palma

Son Vida is one of the most exclusive residential areas in Mallorca. Its hillside location above Palma provides spectacular views over the bay, a high level of security thanks to its gated access, and a setting composed of luxury villas, prestigious hotels, and three golf courses.

1. Evolution of the Legal and Planning Framework

The planning framework of Son Vida has been shaped over several decades through different plans and agreements with the Palma City Council. Understanding this evolution is essential to interpreting the current building rules and the specific conditions that affect projects in this area.

• Before 1980: private development of the urbanisation and initial planning agreements with Palma City Council.
• 1980s: an urban planning agreement with Palma City Council established a binding framework for infrastructure.
• 1998/1999: the PGOU – Plan General de Ordenación Urbana of Palma entered into force, still the reference plan today.
• 2018: specific PGOU amendments introduced:
  • Stricter rules for sloping plots.
  • Prohibition of stepped height solutions.
  • More rigorous definition of natural ground level as the reference datum.
  • New requirements on environmental and fire protection.
• 2023: a new version of the PGOU was approved by Palma City Council. The detailed development instrument (POD) is still in preparation.

2. Note on Stepped Heights in Son Vida

Until 2018, planning rules permitted stepped height arrangements on sloping plots, allowing buildings to be distributed across different levels of the terrain. In practice, this often led to two-storey houses appearing to have three or even four storeys.

With the 2018 PGOU amendment, this option was prohibited. Since then, no more than two façades in height may be projected through stepping. The result is that new projects now present a more compact and, at the same time, more harmonious image in the landscape.

3. The Two Areas of Son Vida

The urbanisation of Son Vida is divided into two distinct areas, each reflecting a different stage of development and with its own characteristics in terms of plot sizes, infrastructure, and building conditions:

• Son Vida (original area): developed since the 1950s. Characterised by large plots with park-style gardens next to the golf course or with panoramic views, although in some cases with incomplete infrastructure.
• Son Vida Nuevo: developed from the 1980s onwards in the western sector, with somewhat smaller plots but fully consolidated infrastructure.

In both areas, sloping plots offer spectacular settings, but also pose greater technical requirements for access and site development.

Key Aspects to Consider

Beyond the general planning framework, Son Vida presents highly specific conditions that directly affect the feasibility and development of a project. Taking these into account from the outset is essential to avoid extra costs and delays, and to maximise the potential of each plot.

• Check sewer connection: without connection to the sewer network, no building permit can be granted. In the original urbanisation, connection costs fall on the property owners. Increasingly, neighbours’ associations are organising joint infrastructure works to share costs.
• Make use of the topography: steep plots require careful design of access routes, ramps, garages, as well as terraces, pools, and gardens.
• Neighbour agreements: planning regulations allow agreements between adjoining owners, for example regarding access or party walls, which can provide advantages if negotiated from the early design stages.
• Wildfire prevention zones: Son Vida is surrounded by nature, with abundant trees within the urbanisation and areas classified as highly protected. Owners of plots bordering these areas bear responsibility and costs for fire prevention measures outside their property.

Conclusion

Son Vida is an exceptional location for exclusive residential projects: it offers wide possibilities but also clear regulations.

Anyone wishing to build here must understand the history of its planning framework and its current implications. With the support of an experienced architectural team, a complex planning process can be transformed into an inspiring project, culminating in a villa that reflects the unique spirit of Son Vida through first-class architecture.