Interview by Edith Minkner with architects Anna Tarragona and Lars Höhne

Edith Minkner: Many of your projects are located in the municipality of Andratx, one of the most sought-after areas in Mallorca. What makes designing and building there so special?

Anna Tarragona: Andratx boasts an extraordinarily long and varied coastline, with some of the island’s most spectacular plots offering exceptional panoramic views of the sea and, consequently, very exclusive residential areas. Each location—Camp de Mar, Cala Llamp, or the surroundings of Puerto de Andratx—has its own character, its own topography, and its particular planning conditions.

Plots are often situated on steep slopes, with outstanding panoramic views. Added to this is a highly demanding set of planning regulations, which in recent years have been amended several times, even in areas zoned for single-family homes.

Edith Minkner: For a long time, the municipality of Andratx was reputed to have one of the slowest administrations. Has that changed?

Lars Höhne: Yes, without question. For many years, Andratx was among the municipalities with the longest processing times on the island. Efforts to improve the situation lacked continuity, and whenever external reports were required—whether from the coastal authority, aviation safety, or infrastructure agencies—the coordination within the town hall would dissolve into endless delays.

In 2024, the Subsidiary Regulations (NNSS) were finally approved and consolidated, and since the municipal elections of the same year, the administration has operated far more efficiently. In our recent projects, we obtained building permits in barely twelve months—something previously unthinkable. At the same time, the huge backlog of older applications is being worked through; some of them had been waiting for more than three years.

Important organizational progress has also been made: the planning department is now more transparent and accessible, and appointments with municipal technicians can be arranged relatively quickly, which greatly facilitates coordination.

In addition, a programme has been introduced to prioritise building permits for primary residences, allowing certain applications to be fast-tracked.

Edith Minkner: What practical effects do the current planning rules have?

Anna Tarragona: The latest regulations bring several changes. In residential zones for single-family houses, for example, only one basement floor with a maximum height of 2.50 metres is permitted. Previously, there were no such restrictions, which made it easier to adapt to sloping terrain, particularly for garage access. The treatment of open areas within a plot is now also more strictly regulated, with clear rules on terracing and on the percentage of unsealed landscaped surfaces.

Edith Minkner: Are there other factors to consider, such as the location of the site?

Lars Höhne: Yes. In Andratx, there are aeronautical easements associated with the operations of Palma airport and with nearby radio navigation facilities. In particular, the radio easements of the Andratx NDB define obstacle limitation surfaces that establish maximum permissible building heights. Within these areas, any element that exceeds the defined surfaces requires prior approval from AESA (the Spanish Aviation Safety Agency) before construction can proceed.

In practice, this may affect rooftop volumes—such as staircase towers, lift shafts, pergolas, or technical rooms—that may need to be reduced in height or, in certain cases, may not be authorised at all. That is why we always verify these easements against the topographic and elevation survey of the site and, where necessary, handle the consultation and authorisation process with AESA.

Edith Minkner: So the topography itself is a particular challenge?

Anna Tarragona: Precisely. Many of the finest plots in Andratx lie on very steep slopes. This demands both experience and meticulous planning—not only in terms of structure, but also for access, circulation, and the arrangement of terraces. Our projects are always based on a precise digital 3D terrain model, enabling us to work with accuracy from the earliest design stages.

Edith Minkner: Available plots are rare and highly valuable. What does this mean for your work?

Lars Höhne: As in other premium locations, new builds are increasingly carried out on already occupied sites, replacing existing houses. However, the new projects must comply with today’s stricter regulations, which is a key aspect to assess right from the beginning.

Edith Minkner: Would you recommend investing in Andratx?

Anna Tarragona: Absolutely—provided it is done with proper preparation. Anyone approaching a project in Andratx with patience, good advice, and the right team can secure a property in one of the island’s most extraordinary settings. Demand for high-quality villas with sea views remains very strong, and the municipality continues to evolve.

Lars Höhne: Andratx is, and will remain, a unique place: less urban than Son Vida, slightly more secluded than Calvià. Precisely for that reason, those who prepare well will discover here an incomparable location and an exceptional quality of life. For luxury villas overlooking the sea, Andratx continues to be one of Mallorca’s most coveted destinations.