Planning Permission in Croatia

[Dreamer]

Hi

Does anyone know if it's an easy process to get PP to build on land that has never been built on before?

If so, then how long does the process take, and are the skills readily available for construction in Croatia.

Thanks

[cronautic dot com]

as far as i know, you should check the "urbanisticki plan" first. this "urbanisticki plan" lists the all areas in which newbuildings are permitted.

[robert]

Short answer is yes. But it all depends on the type of land.

As Cronautic says, one has to check the area’s planning restrictions. Normally, the prospective plot has to be within the designated built area and the plot itself has to be defined as building land. Building outside those areas is also possible in certain circumstances; most common is when there is evidence of building in the land registry books (even when no building structure is actually present). If your plot is designated as agricultural land and the land registry books show no evidence of any kind of structure, building is normally prohibited. (If you are foreign citizen, tough, you are likely to avoid the later predicament, as you would not be allowed to own agricultural land in Croatia anyway.)

It is very easy to check whether and what can be built on the land you want to buy (or already own) but always use professionals and never trust ‘what other people are saying’. It is a matter of law, not people’s opinions. Just like in the UK.

Local authorities are now compelled to issue (or refuse) PP within a given time frame. (Would need to check this further.) If you are dealing with well run local authority the process shouldn’t drag on forever.

Building skills are available in abundance, but organising building projects on islands can be little bit more demanding. Built quality, if well designed and managed, is better than in the UK and there are practical as well as traditional reasons for this.

Robert

[havan]

what do youse say about this situation:
the place we'd like to buy is descripted as house + dvoriste on the 'prijepis posjedovnog list' but not drawn on kadastral plan. we asked and it's not in the urban planning zone.

[shadow=red,left,300]TO BUY OR NOT TO BUY[/shadow]
i want this place, so I'm prepared to fight for it!
although it's a complete dump (heap of stones)
but it MUST be possible to at least rebuild??!!

[Karl]

If you want to find out about what is possible on this land / ruin, drop me a line - [e-mail]

I can get you a complete report on the land, the Urbanisation plans, construction possabilities, land surveys and building surveys. Once you have these you can decide if they are a good buy or something worth fighting for.

Good luck with your plans

Karl

[havan]

thanks karl, i might do that, but i've got a report on the land, know the urbanistic plan and am aware of the construction possibilities, and will get a geometer there before buying. and still that doesn't make clear to me if i will get permission to rebuild at least the size of the original foundations.
SO
maybe someone can explain for everyone what it means if the urbanistic plan says its not in the building zone? does it mean never any building? only certain types of building? farm? and what if there is an old building already?let it rot?

[alsdoubles]

Old foundations would tend to suggest you will be okay. Even though your road may be long through whatever channels there are available. And any solicitor may well charge you stupid money for doing so. I really don't know. I have used a Croatian solictor. Their charges were seven times UK charges, for similar work. Quite ridiculous. Rip off even.
I would suggest, from my own experience, think seriously about buying and bulding on - foundations that are on the perimeters of your land. ie...walls that are on the boundary.
This can only be trouble some way down the line. From...neighbours.
If your foundations have space round them, your space, then explore every avenue thoroughly. It will be easier for you, if you have full access to your build. And AFTER your build. I have no idea how you will go on, really. But I hope it works out. Fights can be unpleasant, especially if you cannot communicate with language first.
Insure a Croatian house for E100,000 - 70 quid. Insure a car, work NOTHING in the UK, but 2 grand in Croatia - 150 quid.
That's Croatia.
And NO-ONE in Croatia insures their houses! Crazy place.

[havan]

Hah...not a neighbour in sight fortunately! (Some sheep though)
And insurance companies always feed off fear. Ever read the black chronicle pages? (Do you think they are sponsored too?)
Of course the new 0% law will make a big difference, I hope...
How to go on after the build? I don't think there will be an after, it will probably last forever, as we have more time than money. But then there will be a 'during' the build: I have no idea, just jumping in, that crazy place.