Licencia de Obra Mayor – Major Building Licence
Key Urban Planning Parameters in Mallorca
To build a new house in Mallorca, or to carry out a full-scale refurbishment of an existing property, a Licencia de Obra Mayor (Major Building Licence) is required.
The urban planning parameters and building regulations that govern such projects are established by each municipality. These may vary considerably from one town hall to another, and even within the same municipality interpretations can differ depending on the planning instrument in force or the specific urbanisation.
- When a Licencia de Obra Mayor Is Required
A Licencia de Obra Mayor is mandatory in the following cases:
- Demolition of existing buildings.
- New construction.
- Extensions or additional storeys.
- Structural interventions in existing buildings.
- Comprehensive refurbishments.
For minor works without structural implications, the former Licencia de Obra Menor (Minor Works Licence) was traditionally used. This category no longer exists as a unified legal figure and has been replaced, depending on the municipality, either by a Comunicación Previa (Prior Notification) or by simplified Licencia de Obra (Building Licence) procedures, without the “Mayor” designation.
- Urban Planning Parameters – The Basis of Every Project
Before a building permit application can be submitted, it is essential to verify which parámetros urbanísticos (urban planning parameters) apply to the plot. These parameters determine the permissible building volume, height, density, and the proportion of the site that must remain undeveloped.
Although the terminology may be similar across Spain, the calculation methods vary between municipalities. There is no single standard such as the German DIN 277 for surface measurement; each municipality applies its own definitions and formulas.
- The Most Relevant Parameters
- Ocupación máxima (Maximum Site Coverage)
Defines the percentage of the plot that can be occupied by the building.
Example: 30% occupation on a 1,000 m² plot = 300 m² gross floor area. - Edificabilidad (Floor Area Ratio – FAR)
Sets the maximum buildable floor area, calculated by summing all countable storeys.
Example: 0.4 FAR on a 1,000 m² plot = 400 m² gross usable area. - Volumen edificable (Buildable Volume)
Indicates the maximum gross building volume, expressed in cubic metres. - Altura máxima en metros (Maximum Height in Metres)
Restricts total building height, comparable to parapet or ridge levels. - Altura máxima en número de plantas (Maximum Number of Storeys)
Limits the number of storeys permitted. - Superficie mínima de ajardinamiento (Minimum Garden Area)
Requires that a proportion of the plot remains undeveloped and landscaped.
- Differences Between Municipalities
The application of these parameters can vary significantly depending on the municipality:
- In Calvià, a covered porch (porche) counts as 50% of the buildable floor area, whereas in Andratx it is counted at 100%.
- Swimming pools and auxiliary structures are assessed differently depending on local ordinances.
- Some municipalities impose additional requirements, such as a minimum landscaped area, which may not exist in others.
- Even the calculation of buildable volume can differ, occasionally leading to contradictions within the same municipality when older planning instruments coexist with newer general provisions.
Conclusion
The Licencia de Obra Mayor is the cornerstone of the building process in Mallorca.
A clear understanding of the applicable urban planning parameters, and their correct application to each project, provides the essential foundation for sound architectural planning and the successful granting of a building licence.
