30-10-2012 New building regulation

Ministry of Environment, Energy and Climate Change
DRAFT LAW “NEW BUILDING REGULATIONS”
Article 1
Purpose
The purpose of this law is:

a) the determination of the terms, conditions, and restrictions for the execution of any construction within or outside the approved plans of cities or settlements, with the aim of protecting the natural, settlement, and cultural environment, serving the interests of society as a whole, enhancing aesthetics, and improving citizens’ quality of life;

b) establishing rules for the construction of buildings as a whole and for their individual elements, so that they meet the requirements of health and safety for users and citizens, structural strength, morphological and architectural quality, the functionality and accessibility of buildings, environmental protection, energy and natural resource conservation, pollution reduction, and support for the production of sustainable buildings, complexes, and cities.

 

 

Article 2
Definitions
1. An approved urban development plan or city plan is the approved diagram that determines the common, public and buildable areas and the special building conditions and permitted uses in each section or zone thereof.
2. An implementation diagram is the one that defines the application of the approved urban development plans to the territory.
3. A development section is the part of the property (plot or building) that is located within approved common areas of the urban development plan (streets, squares, etc.) and is expropriated for urban development purposes.
4. Common areas are the common free spaces, which are determined by the approved urban development plan or have been put into common use in any other legal manner.
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5. Public benefit spaces are the spaces that are defined by the approved street plan or local street plan or plan settlement and intended for the construction structures of common benefit public or private character.
6. Roads or streets are public areas that serve the needs of traffic.
7. Pedestrian walkways are roads intended exclusively for the use of pedestrians.
8. Low Traffic Streets are pedestrian streets where vehicles are allowed under certain conditions.
9. A building block (O.T.) is any buildable single area located within the approved street plan and surrounded by common areas.
10. Building block boundaries are the boundary lines that separate it from common areas.
11. A building line is the line defined by an approved building plan that demarcates a building block or plot in relation to the surrounding public space.
12. A building line is the line defined by an approved street plan and constitutes the boundary of the building block towards the surrounding public space.
13. A plot of land is a continuous area of land that constitutes a separate and unified property and belongs to one or more owners indivisibly, in an area outside an approved plan or settlement without a plan.
14. A plot of land is a contiguous area of land that constitutes a separate and unified property and belongs to one or more owners indivisibly and is located within an approved street plan or within the boundaries of a settlement without a plan.
15. The boundaries of a plot or parcel of land are the lines that separate it from adjacent plots and common areas or only from adjacent plots. The boundaries of the plot with the common areas coincide with the boundaries of the building block in areas within the plan.
16. Adjacent or neighboring plots are plots that have at least one common side or part thereof.
17. The frontage of a plot or land is its boundary towards the common area.
18. A ridge line is the imaginary line formed by the successive peaks and ridges of a mountain range, as projected on the horizon.
19. A structure is any technical work.
20. A building is a structure consisting of enclosed and open spaces and facilities intended for the temporary or permanent stay of the user.
21. An installation is a construction or infrastructure intended or required for the operation, servicing, and safety of buildings, such as elevators, electrical power distribution components, air conditioning, cooling, water distribution and drainage, heating, gas lighting, solar thermal systems, renewable energy components, chimneys, signs, and antennas.
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22. Lightweight construction is construction with a load-bearing structure and infill elements of reduced permanent load of the same weight in relation to conventional solutions. A temporary structure is a structure that is constructed in a makeshift manner, from unconnected, low-cost materials such as concrete blocks, sheet metal, boards, etc. 24. A demountable structure is a structure consisting of assembled structural elements placed on a fixed base. 25. A temporary structure is a structure consisting entirely of dry construction and installed on a light base or with point foundations on the ground, is installed and removed in demountable parts, does not require extensive infrastructure that would seriously alter the natural ground, and does not require a permanent waste collection facility. It is installed for a specific purpose in a buildable or non-buildable area.

26. A basement is a building or part of a building constructed below ground level and with only one visible facade. It is constructed below ground level, with intervention in the ground, and complete restoration to its original form. Underground buildings have a primary use. Bioclimatic design is the complex design process that takes full account of the interaction between the environment and the building and leads to the full achievement of thermal and visual comfort and air quality with the minimum possible energy consumption.
28. A bioclimatic building is a building that responds to the climatic conditions of its environment is designed to achieve optimal internal thermal and visual comfort and air quality with the lowest possible energy consumption, and is classified in the highest energy categories as defined at any given time. A building with minimal energy consumption is a building with very high energy efficiency. The almost zero or very low amount of energy required for its operation consists to a very large extent of energy from renewable sources, including energy produced on site or nearby.
30. Special buildings are those buildings, of which the main use is more than 50% of their surface area is not residential.
31. Special buildings and facilities of public interest are those characterized by a decision of the minister responsible for the relevant sector designated by decision of the competent in each case Minister to whom the use of the building is subject the use of the building.
32. Areas of the plot granted for public use are areas that have been granted for public use on a reciprocal basis, without the grantors losing their property rights.
33. The width of a road at any point along its axis is the perpendicular distance between the building lines that define it.
34. A front yard (or green space) is the part of a building block located between the street line and the building line, as defined by the approved street plan.
35. Natural Ground Level is the existing stereometric surface of the natural ground.
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36. The final ground level of a plot or site is the ground level as it is ultimately formed by excavation, filling, or paving, following the issuance of a building permit. Excavation, backfilling, or paving are the construction works involved in shaping the ground for building on a plot of land or site, and a building permit is required for their execution. Excavation, backfilling, or paving works carried out for other purposes are approved by the competent authority.
38. The load-bearing structure of a building is the part that directly or indirectly transfers to the ground the permanent, useful, and general loads of the forces acting on it.
39. Filling structures are structures that complete the building.
40. Permitted use of the building is that for which a Building Permit has been granted.
41. Plot coverage is the surface area defined on a horizontal plane by the projections of all the outlines of the buildings on the plot, excluding the areas defined in Article 12.
42. The building outline is the projection onto the ground of all open and closed spaces that are included in the coverage.
43. The plot coverage ratio is the ratio of the maximum area that may be covered to the total area of the plot.
44. Building coefficient (BC) is the number which, when multiplied by the surface area of the plot or site, gives the total permitted building area. For construction outside the plan, the b.c. is determined by the use of the building.
45. The exploitation coefficient (EC) of the plot or land is the number which, when multiplied by the surface area of the plot, gives the total permitted volume of the building above the final ground level.
46. The permitted volume of a building is the permitted volume in cubic meters of each building within the imaginary solid and is calculated from the level of the formed ground.
47. The height of a building at a given point is the vertical distance from the starting point of measurement to the final level of the surface of the top floor. The greatest of the heights measured is the maximum actual height of the building. 48. The actual free height of a space is the ratio of its net volume to the area of its floor surface. 49. The maximum permitted height of a building is the height of the top level of the building, above which no construction is permitted except for facilities that are specifically and restrictively permitted.
50. Uncovered space is the space on the plot that is not built on.
51. Mandatory uncovered area of the plot is the area that is not built on and remains uncovered so that the urban planning dimensions applicable in the area are not exceeded.
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52. Mandatory bare ground planting percentage is the number that, multiplied by the surface of the mandatory bare ground, defines the mandatory planted surface of the plot.
53. An ideal solid is the above-ground prism within which the construction of the building and its facilities is permitted.
54. Floors are the parts of the building, in which it is separated in height by successive floors, with a minimum distance between them as defined by the relevant provisions.
55. A basement is a floor or part of a floor, the ceiling of which is up to 1.20 m. higher than the final ground level.
56. A roof is the covering structure of the building, which includes the load-bearing structure and its covering and may consist of surfaces of various shapes, slopes and materials.
57. Roof height is the vertical distance from its point of installation to its highest point and, unless otherwise specified, cannot exceed 2.00m. from the maximum permitted height of the area.
58. Semi-outdoor space of the building is the roofed space that has an open side whose length is less than or equal to 1/3 of the total length of the contour of the space.
59. Roofed outdoor space is the roofed space that has an open side whose length is greater than 1/3 of the total length of the contour of this space.
60. Outdoor space – roof of the building is the uncovered, free, accessible space located above the roof of its closed, semi-outdoor and covered outdoor spaces.
61. A patio is the uncovered part of the plot or building that is surrounded on all sides by the building or buildings on the plot.
62. Building facades are the surfaces of the building facing the common or uncovered areas of the plot and are defined according to their orientation. Roofs are also considered to be building facades.
63. Main view is every view of the building that faces onto public common space.
64. Architectural projections and architectural elements are the load-bearing or non-load-bearing elements of the building that contribute to the formation of its facades.
65. An open balcony is a horizontal projection of the floor or roof that extends beyond the surfaces of the building’s facades.
66. A closed balcony (“erker”) is a horizontal floor projection of a main or auxiliary space that is closed on all external sides and protrudes beyond the surfaces of the building’s facades.
67. An internal open balcony (patio) is an accessible space located within an area where the underlying surface meets the requirements for primary use, is accessible exclusively from that area, constitutes a functional annex to that use, and is not considered a floor.
68. A closed internal balcony is an accessible space without a permanent staircase, located within a space where the underlying surface meets the
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requirements for a space of main or auxiliary use, has an auxiliary use and is not considered a floor.
69. Attic is an open or closed accessible space located within the height of the sloping roof of the building.
70. A shed is a non-accessible fixed or movable element in continuation of the facades of the building and beyond their surface.
71. A fence is the structure by which adjacent plots or fields are separated from each other, as well as a plot or field from a common area.
72. Planted surfaces are the paved structured surfaces that have natural or enriched soil and vegetation or water surfaces in combination with each other.
73. A sewage tank is the sealed space where the sewage of the building is collected.
74. Passive solar cooling/heating systems are structures or installations that utilize solar energy and are integral parts of the building. The main categories are:
a. Direct solar gain systems, e.g. south-facing windows.
b. Indirect solar gain systems, (e.g. solar greenhouse, solar wall, thermosiphon curtain, solar patio, etc.)
c. Cooling systems, (e.g. solar duct, sunshades, energy-efficient glazing, etc.)
75. Active solar cooling/heating systems are solar systems that use mechanical means. (e.g. solar hot water collector, photovoltaic cells, hybrid systems, etc.)
76. Double shells are facade system structures consisting of an external and an internal surface, between which there is a gap of sufficient dimensions in which air circulates.
77. Building connection is a structure or part of a building that is developed above a Common Area (street, pedestrian street, etc.) and connects buildings to each other on one or more levels. Buildings may also be connected underground. 78. A building is any type of structure, regardless of the materials and method of construction, that is permanently attached to the ground, cannot be moved, and cannot be towed.
79. Building demolition is the demolition of a building with an energy rating lower than the permitted limit specified in the relevant regulations and its replacement with a building that meets the relevant requirements.
80. Universal design/design for all is the design of products and the built environment that can be used by all people, without the need for adaptation or specialized design, to the greatest extent possible.
81. Accessibility is the characteristic of the environment that allows all individuals—without discrimination based on gender, age, or other characteristics (physical build, strength, perception, ethnicity, etc.)—to have access to it, i.e., to be able to independently, safely, and comfortably approach and use it.
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use the infrastructure, as well as the services (conventional and electronic) and goods available in the specific environment.
82. The population of a building, floor or space or structural work is the maximum number of people who are allowed to be simultaneously inside the building, or on the floor, or in the space or structural work.
83. Areas of primary use of buildings are those intended to serve the basic use of the building and the stay of its users in them. The remaining areas of the buildings are for auxiliary use. In buildings used for residential purposes, the main use areas are the bedrooms, living areas, kitchens, offices, etc. Auxiliary use areas are the following: circulation areas (corridors, lobbies, staircases), sanitary areas, engine rooms, warehouses, car parking areas, animal housing buildings (stables, cattle sheds, etc.).
84. Net floor area is the area of ​​the space without the perimeter structural elements that define it.
85. Gross area is the area of ​​the space including the perimeter structural elements that define it. In the case of adjacent spaces, half of the structural element is taken into account in the calculation.
86. The net volume of a space is the volume enclosed by the lower surfaces of the ceiling or false ceiling, the perimeter surfaces of the load-bearing elements and infill elements, and the floor of the space.
87. Free height at any point on the floor of a storey or building space is the length of the vertical line between the highest point of the finished floor and the lowest point of the finished ceiling or any false ceiling.
88. Building openings are any gaps in the ceiling of the top floor in each floor position, as well as gaps in all walls, which either remain open or are closed with opening or fixed frames and are used for communication between spaces or with the outdoors, for natural lighting or ventilation of building spaces, or for solar heat storage.
Article 3
Scope of application of the urban planning regulation
1. a. The provisions of this regulation, with the exception of paragraph 1 of Article 27, apply to areas within an approved street plan.
b. In areas outside the approved street plan, the following provisions of this law shall apply: Article 2, paragraphs 2 and 3 of this article, Articles 4, 5, 6, paragraph 3 of Article 8, Article 11 except for paragraph 2 and paragraphs 6m, 6n, 6(i) for Article 19 as referred to therein, paragraphs 3 and 4 of Article 12 except for paragraph 4(d), paragraph 14(h) unless otherwise specified by other provisions, Articles 13, 16, 17 except for paragraph 6b, Articles 18, 23, 25 and paragraph 1 of Article 27. In settlements without an approved street plan, the following provisions of this law shall apply: Article 2, paragraphs 2 and 3 of this article, Articles 4, 5, 6, 9, Article 11 except for paragraph 6i, paragraphs 3 and 4 of
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Article 12, the Article 13, Article 14 with the clarification that the referred to distance Δ is defined as 2.50 m. regardless of the height, the articles 16, 17 except for the paragraph 6b, and Articles 18, 19, 23, 25.
2. All the numerical values and coefficients that a34> defined in the provisions of the present law are considered as the maximum permitted.
3. The special urban planning provisions prevail over the general provisions contained in the present law.
Article 4
Permits Building
1. A permit for construction is required for the execution of any work construction, such as in particular:
a. Demolition of structures
b. Excavations, backfilling, landscaping of plots and fields for the purpose of construction.
c. Installation of scaffolding
d. Construction, addition, repair of buildings and their annexes.
e. Modification of facades
f. Change of use
g. Construction and addition of any type of installation
h. Enclosures
i. Construction of underground water tanks and sewage tanks
j. Cutting of trees within approved street plans, settlements, or Z.O.E.s that are not protected by the provisions for the protection of forests and forest areas in general.
2. Approval of small-scale works is required for the following works on legally existing buildings:
a. Test cuts of the ground and excavation following a document from the competent archaeological service.
b. Installation of prefabricated houses for self-housing of disadvantaged and special population groups as defined from time to time.
c. Pumping facilities and buildings with the dimensions strictly necessary for their accommodation in accordance with Article 3 of Presidential Decree 24/31-5-85 (Δ’ 270), except in cases where the construction of pillars is required and provided that they have the necessary approval of the competent Directorate of Agriculture. Water drilling on privately owned plots within a plan or within a settlement or on plots outside a plan, after approval by the municipality of the area and the competent regional directorate.
e. Work required for geotechnical investigations, in accordance with EAK 2003, without shoring work.
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e. The construction of an elevator in accordance with paragraph 3 of Article 27 which is required for the movement of persons with disabilities and/or obstructed persons in existing buildings.
The approval of works of a small scale is issued by the competent building authority, after an request by the owner or the person having legal rights, which is accompanied by a technical report by an engineer. By decision of the Minister of the Environment, Energy and Climate Change the procedure for issuing the approval of works of a small scale and can be specified in addition to the above and other cases, where approval is required for works of a minor nature with the reservation of the cases referred to in paragraph 60 above, a56> reservation of the cases of the paragraphs 1 and 3.
3. No building permit or approval of works small scale, for the following works:
a. Small scale internal repairs, or modifications that do not alter the load-bearing structure of the building or the facades of, including the structures that are required for the transportation and/or the any form of service of persons with disabilities and/or persons with reduced mobility. This does not include the construction of an elevator in the building referred to in paragraph 3 of Article 117. a114> paragraph 3 of Article 27.

b. Internal and external paintwork or replacement of railings without the use of scaffolding.
c. Changing or repairing floors.
d. Maintenance, repair, or modification of installations and pipes in buildings.
e. Replacement of internal or external frames in the same opening.
f. Maintenance and repair of roofs without the use of scaffolding.
g. Simple stone wall up to one meter (1.00 m) high or fence made of lightweight material without the use of field fencing in areas outside the plan. It is also permitted to mark the boundaries of plots or fields with stakes.
e. Construction of pergolas in ground-floor outdoor areas of residences or in the surrounding uncovered area. Construction of fireplaces, ovens, and stoves in indoor areas. Installation of uncovered water tanks or swimming pools with a maximum surface area of 40 m², served by external compact systems without machine rooms and provided that their height does not exceed 1.5 m at any point. with a maximum surface area of 40 m², served by external compact systems without machine rooms and provided that their height at no point exceeds one meter (1.00 m) from the final ground level.
i. Small ground formations with stone up to plus/minus 0.50 m from the natural ground.
ia. Installation of air conditioners in existing buildings in accordance with paragraph 10 of Article 16.
ib.Installation of solar water heaters in accordance with paragraph 2b of Article 19.
ic.Construction of green roofs and green surfaces.
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For the above works, written notification of their execution must be submitted to the competent Building Authority 48 hours in advance, which shall be communicated to the relevant police department.
4. In the following cases, the work shall be carried out in accordance with the conditions laid down by the competent Building Authority and after a declaration of supervision by a competent technician, which shall be notified to the relevant police department:
a) demolition of structures or buildings that are classified as dangerous and in danger of collapse in accordance with the provisions in force concerning dangerous buildings, subject to
paragraph 8 of Article 6 of this law,
b) implementation of safety measures specified by the competent Building Authority in buildings or structures that have been classified as dangerous in accordance with the provisions in force,
c) demolition or restoration of structures that have been definitively deemed unauthorized under the applicable provisions on unauthorized structures.
5. Arbitrary is any construction that is carried out or has been carried out:
a) without a building permit or a construction permit of the this article
b) by’ exceeding the building permit or the permit for construction
c) on the basis of a permit that has been revoked or cancelledd) in violation of general or specific provisions.
6. In the case of unauthorized construction that does not violate the urban planning provisions in force or those in force at the time of construction, it may be legalized after the issuance or revision of the building permit.
After the issuance or revision of the above building permit, the construction ceases to be demolishable.
No fine for unauthorized construction shall be imposed in the event of a revision of a valid building permit, provided that the building outline, the building coefficient, and the volume coefficient are complied with.
7. The terms and procedure for issuing building permits for the execution of military projects or installations shall be determined by decision of the Ministers of National Defense and Environment, Energy, and Climate Change.
8. By decision of the Ministers of Environment, Energy and Climate Change and Infrastructure, Transport and Networks, the terms and procedure for issuing building permits for the execution of works or installations on the premises of civil airports, the radio aid facilities of the Civil Aviation Authority, and the areas of port zones, as well as any relevant details.
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Article 5
Use of buildings
1. A change in the use of a building or part thereof is permitted only if provided for by the relevant urban planning provisions and requires the issuance of a Building Permit and updating of the Building Identity.
In any other case, the construction is considered arbitrary.
2. Spaces for which a building permit has been granted for a specific use may change their use, provided that the conditions for the new use are covered by the conditions of individual studies that the existing use meets. In this case, the Building Identity must be updated and no building permit is required. In legally existing buildings, it is possible to change the use in accordance with the current land uses in the area and regardless of any change in other building conditions. In any case of change in the use of a building or building space, accessibility for persons with disabilities or persons with reduced mobility must be ensured in the common areas of the building. Otherwise, the construction is considered unauthorized.
Article 6
Protection of Architectural and Natural Heritage
1. Properties or elements of architectural or natural heritage are settlements or parts of cities or settlements or independent residential complexes outside settlements, buildings or complexes of buildings or elements of their immediate natural or man-made environment, in particular courtyards, gardens, gateways and fountains, elements of urban or rural urban planning infrastructure or networks, in particular squares, fountains, crossings, cobblestone pavements, and bridges, which are of particular historical, social, architectural, urban planning, scientific, and aesthetic interest.
Natural heritage properties also include areas, sites, landscapes of particular beauty, and natural formations, especially rocks, hills, ravines, and tree lines that accompany or surround immovable architectural heritage properties and are of particular interest.
2. By presidential decrees issued on the recommendation of the Minister of Environment, Energy, and Climate Change or the competent minister in each case, the following may be designated, following an explanatory report by the competent service in each case, the opinion of the relevant municipal council and the opinion of the Central Council for Urban Planning Issues and Disputes or the Central Council for Architecture, as the case may be, with the aim of preserving and promoting their special historical, urban planning, architectural, folkloric, social, and aesthetic character:
a) as (traditionally) protected complexes: settlements or parts of cities or settlements or independent residential complexes outside them,
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b) areas, sites, landscapes or areas of outstanding natural beauty and natural formations accompanying or surrounding properties and elements of architectural heritage as: areas, places or areas (traditional) protected complexes, as well as independent natural formations of anthropogenic character within or outside settlements, such as: areas in need of special protection, for which special building conditions and restrictions shall be established and uses shall be determined, by way of derogation from the provisions of this law and from any other general or special provision.
If the opinion of the municipal council is not forwarded to the competent service of the relevant Ministry within two (2) months of receipt of the relevant document, the decree shall be issued without it.
Classification under case b), provided that no specific conditions, morphological building restrictions and land uses, may be made by decision of the competent Minister on a case-by-case basis, following a reasoned report by the competent service of the Ministry, published in the Government Gazette.
Special provisions under which cases (a) and (b) above have been classified accordingly and placed under protection, and special conditions and restrictions on building and use have been imposed in order to protect their traditional character and special features (historical, urban planning, architectural, folkloric, social, aesthetic), shall prevail over the provisions of this law and any other provision.
3. a) By decision of the Minister of Environment, Energy and Climate Change or the competent Minister, as the case may be, issued following a explanatory report by the competent service and the opinion of the Central Architectural Council and published in the Government Gazette, individual buildings or parts of buildings or building complexes, as well as elements of their surrounding area, and elements of the natural or man-made environment, such as courtyards, gardens, gates and fountains, as well as individual elements of urban (urban or rural) infrastructure or networks, such as squares, fountains, crossings, cobblestone pavements, bridges located inside or outside settlements, for the purpose referred to in the previous paragraph, and to establish specific conditions for protection and restrictions on construction and use, by way of derogation from the provisions of this law and any other general or specific provision.
A similar decision may designate the use of real estate with or without buildings inside or outside settlements as preservable.
The above report is sent to the competent Building Authority and the relevant Municipality, which within five (5) days of receipt is required to:
Inform the competent authority in writing of the receipt of the explanatory report
Post the explanatory report at the municipal office and on the internet.
publish a relevant informative invitation for posting to interested parties in a local newspaper, if published, or in a newspaper of the prefecture’s capital.
post the informative invitation on the properties proposed for designation
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The owners may file objections with the competent department of the relevant Ministry within a period of one (1) month from the date of publication of the invitation. If the Municipality does not comply with the above, the further characterization process shall continue legally after two (2) months from the date of sending the report to the Municipality.
The above procedure may be omitted if the report is communicated directly to the owner. In the latter case, the owner may raise objections within one (1) month of notification of the report.
b) From the notification of the explanatory report, any intervention in the object proposed for designation is prohibited for a period of one (1) year or until the publication of the relevant decision or notification to the competent Building Authority that the designation process will not be pursued further.
Construction work carried out on a building proposed for designation with a building permit issued prior to the notification of the explanatory report shall be suspended. When the prescribed procedure has been completed and the building has been designated as preservable, then any costs of the building permit, as well as the work that preceded the suspension and contravenes the conditions for declaring the building as preservable, shall be borne by the Green Fund.
By decision of the Minister of the Environment, Energy and Climate Change the details of the implementation of this provision are specified by this provision.
c) For interventions or additions to listed buildings or the construction of new buildings on properties where there are listed buildings, supplementary specific conditions and restrictions on construction or use may be defined by way of derogation from any general or specific provision, provided that the elements that contributed to the classification of the building as listed are not altered. a supplementary special conditions and restrictions on construction or use, by way of derogation from any general or special provision, provided that the elements that contributed to their designation as listed buildings are not altered
4. By decision of the Minister of Environment, Energy, and Climate Change, following consultation with the Central Council of Architecture, the following may be determined:
a) categories of preservable structures and evaluation criteria for the classification of structures to be designated in these categories,
b) more specific conditions and restrictions regarding the possibilities of intervention on preservable structures by category,
c) transitional provisions regarding the status of structures already designated as preservable, in relation to their classification into categories and the possibilities for intervention on them.
By decision of in cases where the competent Minister is responsible, after consultation with the Central Council of Architecture, may be determined in particular areas of the country and settlements or parts thereof, within the which have application the provisions of the above.
5.a) A prerequisite for the approval of construction and the granting of a building permit for the erection of buildings or additions to existing buildings on properties adjacent to listed buildings is the consent of the relevant Architectural Council, which shall give its opinion with a view to protecting and enhancing the architectural character of the listed building. The criteria for the application of the above provision may be specified by decision of the Minister of Environment, Energy, and Climate Change.
b) Through the procedure specified in subparagraph 3. a) Special conditions and restrictions on building or use may be laid down by way of derogation from any general or special provision and on properties adjacent to listed buildings or in areas contiguous to them, for the protection and promotion of listed buildings. If the above conditions and restrictions do not exhaust the applicable building coefficient of the adjacent properties or properties falling within the above zone, the provisions for the transfer of building coefficients applicable to properties with listed buildings shall apply.
6.a) Properties and elements of architectural heritage are reconstructed in their original form if the process of designating them as preservable has been initiated by notifying the interested parties or the relevant municipality of the explanatory report on the designation, and they are demolished for any reason or are in a dangerous state of disrepair and their demolition is required, provided that it is not possible to immediately avert the danger by less drastic measures, such as bracing, shoring, repairs, or partial demolition.
The reconstruction is based on a detailed survey and photographic and any other possible documentation of the existing situation required prior to the implementation of the measures imposed by the relevant protocol for dangerous instability and demolition of the building , in accordance with the provisions in force. The survey study also identifies all architectural members or parts of the building that bear sculptural or decorative elements and which are preserved during demolition to be used in the same position or as models in the reconstruction of the building.
The reconstruction is approved by decision of the relevant Minister, issued after a reasoned report by the competent Service and the opinion of the Central Architectural Council.
b) Preserved buildings that have been demolished by events due to force majeure, such as earthquake, fire, or flood, or are deemed to be demolished due to protocols for dangerous buildings, shall be reconstructed in accordance with the provisions of Presidential Decree 15.4.1988 (D’ 317).
c) The provisions of paragraph 4 of Article 32 of Law 1337/1983 apply to the listed buildings referred to in paragraph 3. a, as well as for buildings for which a reasoned report for their designation as listed has been notified to the relevant municipality and the Building Authority. The same provisions shall apply to buildings for which a protocol of dangerous building has been issued, following notification of the explanatory report for their designation as listed buildings.
7. By decision of the Minister of Environment, Energy, and Climate Change or the competent Minister, as the case may be, published in the Government Gazette, the issuance of Building Permits may be suspended for a period of up to two (2) years in settlements or parts thereof, in areas outside settlements or on individual properties within or outside settlements, the issuance of Building Permits, any work involving the construction of new buildings, demolition, addition, changes to the external appearance of existing buildings and the configuration of common areas, or conditions may be imposed for the execution of such works for the purpose of drawing up an urban planning study or special building regulations for the protection of cultural heritage.
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The suspension may be extended for one (1) more year, provided that the relevant studies have made significant progress and this is documented.
8. Application for demolition, repair, or addition to a structure erected before 1955 or, at the discretion of the Building Authority, the Minister of Environment, Energy, and Climate Change, or the Secretary General of the relevant Decentralized Administration or other competent service may be classified as preservable, it shall be referred to the relevant Architectural Council.
This referral is mandatory if the building is located in a (traditional) protected settlement, (traditional) protected part of a city, historical site, archaeological site, or area of outstanding natural beauty. If the Council considers that the repair does not affect the building or that there is no reason to initiate the procedure for its designation as a listed building, the procedure for issuing the Building Permit is forwarded if the other legal requirements are also met. In any other case, with a reasoned report from the Architecture Council, the matter is referred to the competent service of the Ministry of Environment, Energy, and Climate Change, the General Secretariat of Macedonia-Thrace, or the General Secretariat of the Aegean and Island Policy. In this case, the permit is granted when the Building Authority is notified that the building is not considered to be listed, or if twelve (12) months have elapsed since the relevant demolition file was forwarded to the competent department of the relevant Ministry, without a decision being issued to classify the building as preservable.
In particular, by decision of the competent Minister, and for the protection of architectural heritage, areas may be designated within or outside (traditional) protected settlements within which the requested demolition permits must be referred to the relevant Architectural Council, after which, following its opinion, they are sent to the service responsible for classification and the procedure of the previous paragraph is followed.
Article 7
Completeness and buildability
1. A plot of land included in a town plan after the publication of Law 1577/85 is considered complete and buildable when:
a) it has the minimum area and frontage limits, according to the rule or by way of derogation, which are determined by the building conditions of the area.
b) it has the minimum area and frontage limits that apply as a rule in the area or those specified in Legislative Decree 8/197 if these are larger and at the same time if it can be included in the buildable part of the building plan with a minimum area of 50 sq.m. and a minimum side of 5 m, subject to the provisions of Article 25 of Law 1337/1983.
2. A plot of land created before the publication of Law 1577/85, which has the minimum area and frontage limits, according to the rule or derogation applicable in the area, is considered even and buildable.
3. Plots of land that have persons in two or more common areas for them to whom apply different minimum requirements of completeness, are considered compliant if they meet the minimum requirements, unless otherwise provided for by special specific provisions.
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4. Corner plots that are even and buildable, but have lost their evenness in terms of area due to approved cutting, are considered even and buildable.
5. Buildable plots of land may not lose this status under any circumstances as a result of regularization.
6. a) In already approved street plans and in those that are approved in accordance with the provisions of the Legislative Decree of 17.7.1923 concerning plans for cities, villages and settlements of the state and construction of these according to the arrangement, except for the minimum limits of a person and area according to the rule or according to deviation in the buildable part of the plot must be registered floor plan of the building with minimum area fifty (50.00) sq.m. and minimum side five (5.00) m.
b) Land that does not meet the above conditions is regularized with neighboring land in accordance with the provisions of the legislative decree of July 17, 1923, and legislative decree 690/1948 (A’ 133). The registration of a building plan with a minimum area of 50.00 sq.m. and a minimum side length of 5.00 m is not required for plots of land for which the regularization process has begun before the entry into force of Law 1577/85, by drawing up a regularization deed or when the plot was created before the entry into force of this law and smaller boundaries of completeness have been set in the area.
7. Construction is not permitted even on a plot of land that is suitable and buildable, even under Article 25 of Law 1337/1983, if for any reason the neighboring plots need to be regularized and, in the opinion of the urban planning department, the construction will obstruct or hinder the regularization in any way. On a plot located at the intersection of two building lines that intersect either with a sloping or recessed cut or with a concave or convex angle, the entire length of the street line corresponding to the plot is taken as the frontage. a) A plot that is regular or irregular in terms of area, which does not have the minimum frontage by way of derogation, if it cannot be regularized in such a way as to acquire the regular frontage, is considered regular and buildable if, upon adjustment, it acquires the minimum frontage by way of derogation or if the plot meets the conditions of Article 25 of Law 1337/1983, as applicable, unless the above deficiency is due to culpable division by the owners or their assignors by legal act during their lifetime or cause of death after the entry into force of Law 651/1977.
b) Plots of land that do not face an approved road or a road that existed prior to 1923, provided that they do not originate from a division made by the owners or their legal representatives through a legal act during their lifetime or upon their death, after the approval of the street plan for the area and prior to the entry into force of Law 651/1977, when, despite the annexation of a private road that has been abolished or a public space that has been abolished in general, they do not acquire a frontage or area in accordance with the rule or derogation of the area, they are considered buildable provided that they acquire at least 5.0 m frontage on an approved road or a road existing prior to 1923 and register in their buildable section a building plan with a minimum area of 50.0 m² and a minimum side of 5.0 m.
c) A plot of land that is not of a regular shape in terms of area and is not subject to the provisions of Article 25 of Law 1337/1983, as currently in force, which cannot acquire the dimensions of a regular plot of land under the provisions of Legislative Decree 690/1948, may be attached on a priority basis to a plot of land that has the minimum area and does not have the minimum frontage, in order to acquire the minimum frontage. If there is no such adjacent plot, but there is a plot that is not regular in terms of area, which is subject to the provisions of Article 25 of Law 1337/1983, the above plot shall be annexed to it. 10. Parts of a plot that are complete and buildable but cannot be regularized in whole or in part shall be compulsorily removed and annexed to neighboring plots. Such annexation shall only take place if the neighboring plots plots have the minimum required area and the annexation is absolutely necessary in order for them to acquire the minimum frontage required by the rule or, if this is impossible, by way of derogation. The provisions of paragraph 10 shall not apply:
a) if there are buildings on the above sections within the meaning of paragraph 2 of Article 42 of the Legislative Decree of 17.7.23.
b) if the lack of the minimum required frontage of the neighboring plots to which the above sections are attached is due to culpable division by the owners or beneficiaries thereof by legal act during their lifetime or due to death after the entry into force of Law 651/1977. The annexation referred to in paragraph 10 shall only take place upon request by each interested party. Without prejudice to paragraph 9, the provisions of paragraphs 1 to 4 shall apply only to plots of land subject to derogation in accordance with the relevant special provisions. The State and the municipalities or communities, when expediting the implementation of the street plan, shall also compensate for the incomplete and non-buildable parts of the plots remaining after the street plan, unless the owners declare by the first hearing in court for the determination of the provisional unit price that they do not wish to receive compensation. In this case, the above incomplete and non-buildable plots are subject to possible compensation due to their location. Where urban planning legislation requires the plot to be buildable, the registration of the buildable part of the plot with buildings of certain dimensions shall be understood to mean a rectangular shape.
Article 8
Special cases
1.a. By way of exception, a square located at the extreme points of a street plan approved prior to the entry into force of Law 1337/1983 and is enclosed by building lines with or without green spaces, without being surrounded on all sides by public spaces or without being surrounded on all sides by street lines, provided that in this case, the missing street lines are replaced by lines marking the boundaries of the area for which the plan was approved.
b. Plots of land that are located in the most upper building blocks and do not do not have frontage on an approved by the plan or pre-existing of this road, are constructed in accordance with the provisions of the paragraph. 5 of the consolidated articles 43, 44, 45 of the legislative decree of 17.7/16.8.1923.
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c. By decision of the Secretary General of Decentralized Administration, in the above cases of street plans approved by March 13, 1983, the boundary road of the street plan may be determined in accordance with the provisions of the legislative decree of 17.7/16.8.1923, following the procedure set out in Article 3 of that legislative decree.
Especially for the traditional settlements, the determination of the boundary road is made in accordance with the provisions of paragraph of Article 25 of Law 9b of Article 25 of Law 2508/1997.
2. When, at the extreme points of the approved street plans, a road is planned and opposite the corresponding building blocks, street lines are planned, the construction of plots facing this road is based on its width, as provided for in the plan, up to the opposite street alignment line. If opposite the building blocks located at the extreme points of the street plan, which was approved by 13-03-1983, a building line is provided for, without belonging to a building block within the meaning of paragraph 9 of Article 2 of this law, or of paragraph 1 above, the properties facing this line, provided they were created before the publication of this law, are buildable only in the part that has an area corresponding to the minimum requirements for the area and frontage dimensions provided for in the urban planning provisions applicable to the opposite building block. These properties may only be built on in the above section, in accordance with the building conditions applicable to the opposite building block, with the restriction that the building coefficient may not exceed the limits set out in Article 6 of Law 1337/1983, as in force. For the above sections of the properties, which are plots of land located within the plan, all provisions (urban planning, forestry, etc.) applicable to areas within the plan apply. The division of the above properties is permitted only in accordance with the provisions applicable to building in areas outside the town plan. The remaining part of these properties, beyond that which has the above minimum dimensions of completeness, may be built on in accordance with the provisions for building outside the plan, only if the area of the remaining part covers the minimum area required for building outside the plan.
3. Plots in areas outside the city plan that face roads, for which special building conditions have already been established and which are marked on the approved diagram with a building line or with two lines, a street plan and a building line, are built under the above special conditions, only in the part of them that has a surface area equal to the minimum surface area of ​​a complete plot provided for by these special provisions. Any remaining part of these plots, beyond that which has the above minimum surface area, is built in accordance with the provisions for building outside the plan, only if the area of ​​the remaining part covers the minimum required area for building outside the plan.
4. Plots of land located within an approved plan and granted by the state until the publication of this law, for any reason, by decisions or concessions, are considered complete and buildable with whatever dimensions and area were granted or with any smaller ones they actually have, provided that this reduction is not due to transfers.
If the reduction is due to street planning, the above plots of land as they remain after street planning are considered complete and buildable, provided that they have the minimum limits of completeness provided for, as a rule or by way of derogation, by the
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provisions applicable to the area or those provided for by article 25 of law 1337/1983.
Plots created by the division of a granted plot, which was made after approval by the competent authority for the concession, are considered complete and buildable if they are complete, in accordance with the provisions applicable to the area. For the plots of the previous paragraph of this paragraph, the provisions of article 25 of law 1337/1983 apply.
5. If the road that constitutes the extreme limit of an approved until the publication of this city plan, intersects properties and the compensation due for the implementation of the plan with respect to this road has not been paid, the plan may be amended and expanded by shifting this boundary road to the area outside the plan, without however intersecting other properties.
The part of each of the above properties included in the city plan cannot be larger than twice the area of ​​the standard boundaries provided for in the already approved plan of the area. This displacement is permitted only if it is in harmony with the traffic and general urban planning conditions and needs of the area.
In the event of application of this paragraph, the width of the displaced road may be increased or decreased. For the section included in the town plan on the basis of this paragraph, the building conditions established by the already approved plan for the area shall apply, as they are in force at any given time. In the event of application of the previous paragraph, the owners of the above properties are subject to a land and money contribution in accordance with the provisions of Articles 8 and 9 of Law. 1337/1983. If the area of the extension the which occupies the relocated road is equal according to the previous paragraph contribution to land is not owed other contribution to land. If it is smaller the difference is due and if it is greater it is considered that the as above road surface area constitutes the contribution to land and the owners of it are not entitled to any compensation. This area acquires the status of public use from the publication of the ministerial decision which is provided for in paragraph 10.
7. The amendment and extension of the city plan pursuant to paragraph 6 of this article shall be effected by decision of the Minister of the Environment, Energy and Climate Change, issued in accordance with the procedure laid down in Article 3 of Legislative Decree 17.7.1923. If this procedure has been followed by the time this law is published, it is not necessary to repeat it for the Minister’s decision to be issued.
Article 9
Work on real estate
1. It is prohibited to carry out work that restricts the possibility of constructing or extending buildings or facilities, in accordance with the urban planning provisions in force.
This prohibition does not apply to right of way, provided that it constitutes the only access to a common area of land or building or a separate floor in terms of construction.
Legal acts that contravene the provisions of this paragraph are null and void.
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2. Easements established prior to the publication of this law shall not prevent the issuance of a building permit, in accordance with the applicable provisions. These easements shall be abolished in accordance with the procedure set out in the following paragraphs, if a legal building permit is issued to construct structures or installations on the easement property that make it impossible, in whole or in part, to exercise the easement.
By way of exception, this paragraph does not apply to the easement of a common frame and the easement of passage, as defined in the previous paragraph.
3. Compensation shall be paid to the beneficiary of the abolished easement. The determination of the amount of compensation, regardless of the value of the subject matter of the dispute, is made by the justice of the peace, in whose district the servient property is located, which judges according to the relevant provisions of Civil Procedure, upon application by the beneficiary of the servitude or by the person to whom a legal building permit has been granted for the execution of works incompatible with the exercise of the servitude.
4. The servitude is abolished upon payment or deposit of the compensation in the Deposits and Loans Fund. After the abolition, the works that were prevented by the servitude may be carried out, in accordance with the building permit.
Article 10
Incentives for environmental upgrading and improvement of the quality of life in densely built and urban areas
1. In the case of plots of land located within a city plan in Municipalities of the mainland, Crete and Evia, which according to the last census have a population of more than 25,000 inhabitants, do not fall within traditional settlements and traditional parts of the city or in historical sites governed by special morphological restrictions and building conditions and when their area is multiple and at least double the standard integrity of the area, the following urban planning incentives are provided on a case-by-case basis, provided that the following conditions are met on a case-by-case basis:
a. increase in the permitted building factor of the plot by AX10% and increase in the permitted height, up to the maximum permitted height according to article 15, which refers to the immediately highest building factor, with the condition of reducing the permitted coverage percentage of the plot by AX20%, also for plots with B >3, in addition to the above, provided that the minimum registered building area is equal to (Bx3)m.X9m, where B is the ratio of the plot area to the area of the standard plot size for the area and A=0.8 for 2<Β<3, A=0.9 for 3<Β<5, A=1 for B>5.
b. increase in the permitted building coefficient of the plot by AX15% and increase in the permitted height, up to the maximum height permitted under Article 15, which refers to the immediately higher building coefficient, subject to the conditions of a reduction in the permitted coverage ratio of the plot by AX20%, with a minimum registered building area equal to (Bx3)m.X9m. and only for plots with B>3, where B is the ratio of the plot area to the area of the region as a rule, and A=0.8 for 2<Β<3, A=0.9 for 3<Β<5, Α=1
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for Β>5 and performance in common public use area equal with area of land proportional to increase in the area of construction.
This area is connected to a common area of the street plan, with one side matching the entire length of the plot, provided that it is at least 1.5 m deep. If the area granted is not sufficient to cover the entire length of the frontage of the plot with a minimum depth of 1.5 m, one side of it shall coincide with at least 1/3 of the length of the frontage of the plot in such a way that its depth is less than its width.
c. if a building with an area of at least 100 square meters is demolished, an increase in the permitted building coefficient of the plot by AX20% and an increase in the permitted height, up to the maximum height permitted under Article 15, which refers to the immediately higher building coefficient, provided that the permitted coverage ratio of the plot is reduced by AX20%, with a minimum registered building area equal to (BX3)m.X9m. and only for plots with B>3, where B is the ratio of the plot area to the area of the region as a rule, and A=0.8 for 2<Β<3, A=0.9 for 3<Β<5, A=1 for B>5
d. provided that a building with an area of at least 100 square meters is demolished, an increase in the permitted coefficient of construction of the plot by AX25% and increase of the permitted height, up to the maximum permitted according to the article 15 height, which is referred to in the immediately higher building coefficient , with the conditions for reduction of the permitted percentage coverage of the plot by AX20%, and for the plots with B>3,in addition to the above with the condition of a minimum registered surface area of the building equal to (Bx3)m.X9m., where B o ratio of the surface area of the plot according to the rule of completeness of the area and A=0.8 for 2<Β<3, A=0.9 for 3<Β<5, A=1 for B>5 and performance in common public use area equal with area of land proportional to increase in the area of construction.
This area is connected to a common area of the street plan, with one side matching the entire length of the plot, provided that it is at least 1.5 m deep. If the area granted is not sufficient to cover the entire length of the frontage of the plot with a minimum depth of 1.5 m, one side of it shall coincide with at least 1/3 of the length of the frontage of the plot in such a way that its depth is less than its width.
e. For cases a, b, c, and d above, with B>2, the creation of blind facades is permitted only after consultation with the Architectural Council, which certifies the impossibility of constructing the building without blind facades, having exhausted all building conditions and restrictions.
Furthermore, in the case of a plot with B>5, the provisions of a, b, c, and d above shall apply only after the consent of the Central Architectural Council.
f. When the plots of land in cases a, b, c, and d above are created by merging plots of land that are even in size by way of derogation, provided that the relevant conditions are met, the above incentives are granted by applying the relevant formulas where A=1 for each ratio B.
g. In the case of plots of land measuring at least 2,000 square meters with 100% of the uncovered area designated for public use, the following incentive is provided:
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a 35% increase in the permitted building coverage of the resulting plot, with an additional height of up to 30% above the permitted height for the area.
In this case, it is prohibited to create blind facades on buildings by positioning them appropriately on the plot.
e. By decision of the Minister of Environment, Energy and Climate Change, following consultation with the Central Council of Architecture, it is possible to approve the general layout and volumetric configuration of buildings on plots of land with a minimum area of 2,500 square meters, by way of derogation from the provisions of this law, provided that the applicable floor area ratio for the area, which must be at least 1.6, and the maximum permitted height of buildings as defined by this law are complied with. This provision also applies to the implementation of a design that has won an architectural competition, regardless of the size of the plot.
In the above cases, it is prohibited to create blind facades on buildings by positioning them appropriately on the plot.
2. Transfer to public use is effected by a notarial deed, which is submitted to the competent building authority prior to the issuance of the building permit. A presidential decree issued upon the recommendation of the Minister of Environment, Energy, and Climate Change may determine the procedure for transfer to public use, as well as any details for the implementation of paragraphs 1 and 2 of this article. In areas of the plot granted for public use, the relevant municipality may create green spaces and install urban infrastructure. The installation of garbage collection facilities, kiosks, or playgrounds is not permitted.
4. For the issuance of a building permit, in accordance with paragraph 1, on a plot of land which constitutes a building block requires prior approval of the Council of Architecture.
5. The consolidation of mandatory uncovered areas of plots of land within a building block or part thereof is permitted for the common use of the tenants of the building block or part thereof, without prejudice to ownership rights.
6. For the implementation of the previous paragraph, a majority decision of the assembly of property owners located in the building block is required, which is taken by a majority of 66% of the votes of each plot, and which shall determine the specific terms and conditions and the manner of consolidation, configuration, and use of the uncovered spaces, as well as the necessary measures to ensure safe access to these spaces.
7. Upon approval, extension, revision, or amendment of a street plan, the following may be provided for:
a) the consolidation of the uncovered areas of the plots of each building block and the use of these areas by all tenants of the buildings in that block. In this case, the consolidation shall be carried out in accordance with the terms laid down in the street plan.
b) the creation of a network of free, publicly accessible communal areas exclusively for pedestrians, using the uncovered areas of plots of land and with the incentive of increasing the permitted building coverage by up to 20%, while maintaining the mandatory uncovered areas.
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c) for plots of land within cities as defined in paragraph 1, the demarcation of an area within which construction is possible within the framework of the applicable building coefficient and by way of derogation from the other provisions of this law, in order to ensure the layout of buildings and the continuity of uncovered areas, in such a way as to maximize the public environmental benefit for the area, or to create a multifunctional metropolitan hub, or to implement model urban development or reconstruction programs. The above general layout of buildings and their volumetric configuration shall be approved by decision of the Minister of Environment, Energy, and Climate Change after consultation with the Central Architectural Council. In applying this provision, it is possible to derogate from the establishment of a building coefficient with a 30% increase from that applicable to properties owned by the State or the Municipality.
d) for plots of land within cities as defined in paragraph 1, the demarcation of an area within which construction is possible by way of derogation from the provisions concerning the building coefficient, coverage ratio, building height, location, and use, in order to create a multifunctional metropolitan hub or to implement model urban development or reconstruction programs. The above general layout of buildings and their volumetric configuration shall be approved by decision of the Minister of Environment, Energy, and Climate Change, following the opinion of the Central Architectural Council. By decision of the Ministers of Finance, Justice, Transparency and Human Rights, and Environment, Energy and Climate Change, all relevant issues relating to the convening of the owners’ meeting, the invitation of members, the adoption and notification of decisions, the method of determining the total number of votes and their distribution among the owners, which is based on the area of the property and the percentage of participation in it in relation to the total area of the building block.
Article 11 Building Coefficient
1. When establishing or changing building conditions, the building coefficient of plots is defined numerically. Building coefficients that arise indirectly from provisions prior to the publication of this law shall continue to apply until they are numerically determined.
2. The building coefficient applied to a plot of land with a face in several common areas, for which different coefficients apply, is the ratio of the sum of the products of the length of each face of the plot by the corresponding building coefficient to the sum of the lengths of the faces.
3. In co-owned plots of land with vertical or horizontal ownership established in accordance with the provisions of Law 1024/1971 (Government Gazette Α’ 232), in order to issue a building permit, each co-owner uses the building percentage that is proportional to him according to the building coefficient in force at the time of issuing the building permit.
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4. In order to calculate the maximum permitted construction that can be carried out on a plot, its surface area is multiplied by the applicable building area.
5. The following are included in the building area:
a. the surfaces of the roofed and closed spaces of the building on all sides, the surfaces of semi-outdoors and basements of any use, subject to paragraph 6.
b. the surfaces of verandas and roofed outdoor spaces, when their total percentage exceeds 40% of the surface area that is permitted to be built on the plot.
6. The following are not included in the building area:
a. the surfaces of verandas and roofed outdoor spaces, when their total percentage is less than 40% of the surface area that is permitted to be built on the plot.
b. The semi-open spaces of buildings with a height of two or more floors.
c. Non-accessible surfaces resulting from recesses in the building structure, regardless of their dimensions. The surface area of common stairwells required by building regulations, including elevators and landings, up to a surface area of 25 square meters per floor per stairwell. The empty space created between the staircase structure and the landing (light well) of all staircases.
f. The surface of open stairwells.
g. Risk scales if required by application of the provisions of the currently applicable fire protection regulation and only in buildings existing before the regulation came into force.
h. The surface area of ​​vertical ducts, regardless of dimensions, of at least 0.50 m2 for the collection and servicing of mechanical installations, as well as the surface area of ​​atriums and all through openings or passages that function as light conduits or as air circulation ducts for cooling the building.
i. Underground parking spaces independent of the use of buildings, as many as are required to ensure the mandatory parking spaces of the building to serve its use, located with the minimum required dimensions, as well as for mechanical installations necessary for the operation of the building and the support of the energy design of the building, for the management and saving of water, RES, as defined by the special regulations governing them, of an area equal to that occupied by the building or by extension the outline of its superstructure in accordance with subparagraph b of paragraph 6 of article 17.
j. For residential buildings, an underground floor of an area equal to that occupied by the building, intended for auxiliary uses, provided that its ceiling at no point exceeds 1.20 m. from the final ground level, measured between the floor and the ceiling.
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This floor may be used for main purposes provided that the entire or part of it provided that all or part of it constitutes a functional annex of an independent residence or residences and counted as 50% of the area of the in the s.d.
ia. For buildings of mixed use use, provided that in a residential building are constructed on the ground floor other uses, one additional to paragraph i basement floor area equal to that occupied by the other use, intended exclusively for auxiliary uses of warehouses provided that functionally they are an annex to them, with the condition that the roof of at no point exceeds the 1.20 m from the final level of the ground.
(l) For special buildings, 50% of the basement floor area of the main use of a theater, museum, and hospital or clinic, regardless of whether natural lighting and ventilation requirements are met, an area equal to that occupied by the building and outside the perimeter of the superstructure in accordance with clause b of paragraph 6 of Article 17, provided that the area outside the perimeter serves mechanical installations for the operation of the building or is necessary to support the energy design of the building, water management and conservation, and renewable energy sources, as defined by the specific regulations governing these facilities.
ig. Single roof covered with slightly flexible materials, polycarbonate sheets, etc., open on all sides, in contact with the side or rear boundaries of the plot, with a length equal to ½ the length of the sides to which it is adjacent, provided that the mandatory planting is ensured.
i. Internal balconies (lofts) with a total area less than or equal to 10% of the building’s floor area and which do not constitute an independent floor.
i. Attics with a total area less than or equal to 1/2 of the space of the underlying floor plan to which they are functionally connected, without constituting an independent floor and provided that the average free height is less than 2.20 m.
ist. The structures that are defined in a6> Articles 16, 17 and 19 of the present with the minimum dimensions provided for in those.
i. The open semi-covered space created when the building is constructed on stilts (PILOTIS), provided that it has:
a) an area at least equal to 50% of the area occupied by the building,
b) a floor level 0.50 m above or below (± 0.50 m) the final level at each point of the building
c) a free height at least equal to that specified for the main use area.
In this case, stairwells, elevators, entrances, and storage areas serving the surrounding area with a surface area of up to 40 m² for each stairwell complex are also not counted. The space located under enclosed, semi-enclosed, or covered outdoor spaces, without being enclosed, semi-enclosed, or covered outdoor space itself.
i. Fixed shelters that are not accessible, on a cantilever or on pillars, provided that the mandatory planting is ensured and, if they are developed within the mandatory uncovered areas, they are constructed with a width of up to 1/2 Δ.
m. The surface of thermal insulation with a thickness of more than 5 cm.
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m. In existing buildings, the surface resulting from the addition of external thermal insulation, as well as the surface of the thickness of passive solar and photovoltaic systems, for a dimension of up to 15 cm., even if the lateral distances D or the building line are violated in the event of a forecourt, even in the case where there is a remainder of urban dimensions on the property. When the building line coincides with the street plan, the above are constructed at a height of at least 3.00 m. from the final level of the sidewalk or the final level of the allocated space.
sq. The surface of the seismic joint provided for by the provisions in force in the neighboring properties and where this is imposed by the static study of the building.
kg. The surface of load-bearing masonry or load-bearing structure infill, made of naturally recyclable primary materials such as stone, wood, mud, straw, etc.
kd. The surface of a covered vehicle lift platform with an area of up to 25 m². 50% of the surface area of underground buildings or parts of buildings for residential use and 20% for other uses, when they are structures with only one (1) facade, in general plan they do not bear any trace of construction on the ground (excluding openings for ventilation and lighting), their roof is accessible, it is a continuation of the natural ground and does not differ from the pre-existing natural ground.
In order to comply with the ventilation and lighting requirements set out in the general urban planning provisions, vertical passages may be constructed inside or outside the building perimeter, with a maximum dimension of two (2.00) meters, the surface area of which is not counted in the building’s footprint.
No above-ground construction is permitted within the perimeter of the underground building.
No alteration of the natural terrain is permitted beyond the work and modifications necessary for the construction of the underground building.
In cases where the appearance of the building does not comply with the morphological rules of the area, the creation of facade openings is permitted on an exceptional basis, after submission of the study file for approval to the Architectural Council.
kf. Enclosed waste collection and storage area, accessible for waste collection, up to 2.00 m high. Double energy shells in new and existing buildings, with a maximum width of up to 0.70 m for an area of up to 50% of the total area of the building’s perimeter facades. A common room for the social activities of the tenants of the building or buildings on the plot, constructed within the pilotis area, in buildings whose main use is residential and which have a total surface area of at least 600 m², corresponding to at least eight apartments, provided that the area of this room corresponds to a maximum of 5% of the total area resulting from the building coefficient and, in any case, is not less than 25 sq.m. or more than 80 sq.m. The area (1.40 m x 1.70 m) for the provision of a lift for persons with disabilities and/or persons with reduced mobility in buildings where there is no requirement to install a lift.
and. The net area of atriums and any form of openings in the building, vertical or horizontal or and with bent or curved paths, without exception dimensions on any floor of the building are created.
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Article 12 Coverage Ratio
1. a) The coverage ratio of the plot may not exceed 60% of its surface area.
b) During the review, extension, or approval of street plans or modification of the building conditions of an area, coverage diagrams may be determined regardless of percentage, in whole or in part of the relevant area, provided that they are justified by the corresponding study of the area.
c) On a plot of land with more than one person in common areas, where different coverage rates may apply, the arithmetic mean of the coverage rates shall be applied as the coverage rate for the entire plot.
d) The mandatory uncovered area of the plot shall be in contact with one or more boundaries of the plot, shall have dimensions of at least Δ, and shall be accessible from the common areas of the building.
2. In co-owned plots of land with vertical or horizontal ownership established in accordance with the provisions of Law 1024/1971 (Gazette Α’ 232), in order to issue a building permit, each co-owner uses the percentage of coverage that is appropriate to him according to the permitted coverage in force at the time of issuing the building permit.
3. In calculating the permitted coverage of the plot: the surface area defined by the projections of the contours of all buildings, as defined by their enclosed and semi-outdoor spaces, on a horizontal plane is counted.
4. In calculating the permitted coverage of the plot, the following are not counted:
a. The surface area of ​​parts of the uncovered space that enter the building, regardless of their width and depth, even if they include a load-bearing element.
b. The footprint of atriums and any form of openings in the building, vertical or horizontal or and with bent or curved paths, regardless of dimensions.
c. Balconies, canopies, and the elements of Article 16, as well as the structures defined in Article 17 of this document, with the minimum dimensions specified therein.
d. Single roofed with slightly flexible materials, polycarbonate sheets, etc., open on all sides parking space, in contact with the boundaries of the plot behind and to the side outside its front, with a length not exceeding ½ of the length of the sides to which it is adjacent and provided that the minimum mandatory planting is ensured.
e. The surface of the seismic joint where provided for by the existing provisions.
f. Risk scales, where required, for the the provisions of the applicable fire protection regulations and only in buildings existing prior to the entry into force of the regulations in which the maximum permitted coverage of the plot has been exhausted. Closed waste collection area accessible for waste collection
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h. Double energy shells in new and existing buildings, with a maximum width of up to 0.70 m for an area of up to 50% of the total area of the building’s perimeter facades.
i. Thermal insulation surfaces thicker than 5 cm in new buildings.
i. The surface area of external thermal insulation, as well as the surface area of passive solar and photovoltaic systems, in existing buildings up to a dimension of 15 cm, even if there is a balance of urban planning dimensions on the property, even if the side distances D or the building line are violated in the case of photovoltaic systems. even if there is a remaining urban planning area on the property, even if the side distances Δ or the building line are violated in the case of a front garden. When the building line coincides with the street line, the above are constructed at a height of at least 3.00 m from the final level of the sidewalk or the final level of the concession area.
ia. Fixed canopies not accessible, on a projecting roof or on columns, with the condition that the mandatory planting and provided that they are developed within the mandatory uncovered and are constructed with a width up to 1/2 Δ.
(l) 50% of the surface area of underground buildings or parts of buildings for residential use and 20% for other uses. In the case of the construction of an underground building, the coverage ratio may be increased, but may not exceed 70%.
Article 13 Volume Coefficient
1. The following formulas are used to calculate the permitted volume of land use:
a) (S.O.) = 5.00 x (S.D.),
where (S.D.) is the corresponding building coefficient of the plot of land in each case and concerns:
buildings regardless of their height
b. (S.O.) = 5.50 x (S.D.),
buildings with a maximum permitted height less than or equal to 8.50 m.
2. To calculate the actual volume coefficient s.o.:
a) is it included
? the volume of spaces included in the building coefficient,
? the volume of spaces defined in paragraphs d, e, and id of Article 11(6),
? the roof space
? the basement space from the final ground level and above.
b) the following are not taken into account:
? all the provisions of paragraph 6 of Article 11, except for subparagraphs d, e, and id.
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Article 14
Location of buildings and facilities
1. The placement of the building on the a13> plot is done in accordance with the following provisions and ensures the unimpeded access of persons with disabilities and/or persons with reduced mobility to this.
a) The front of the building at the rear boundary of the plot must be at least Δ = 3.00+0.10H away from it.
b) When there is a building on the adjacent plot at a distance greater than one meter from the common boundary, the building must have a minimum distance of d = 2.50 m + 0.05H from the side boundary, where H is:
the maximum actual height of the building, if the building coefficient is exhausted,
or the maximum permitted height, if this coefficient is not exhausted
c) When any part of the rear or side boundaries of the plot is adjacent to a building of any use and date of construction, the building may be adjacent to these boundaries.
d) When the adjacent plot is undeveloped, the building may be adjacent to or separated from the common boundary in accordance with paragraph 1, provided that the building is not more than 1.5 meters from the common boundary. b.
e) If, due to the mandatory distances Δ or δ, a building side length of 9.00 m cannot be ensured, then the building is placed within the mandatory distance Δ or δ until the 9.00 m is ensured, and if the remaining part of the mandatory distance is less than one meter, the building may be adjacent to the corresponding boundary.
f) On corner plots, an uncovered DCD must be left, subject to the previous paragraph.
g) If the boundary of the plot is shared with more than one plot, the building shall be located at a distance Δ or δ, provided that only one of the neighboring plots is located at a distance from the shared boundary.
h) On plots of land where more than one building is constructed, the minimum distance between them is determined by the ratio Δ = 3.00+0. 10H where H is the maximum the maximum permitted height.
i) The distance between buildings on the same property may be a minimum of 2.50 m when the maximum permitted height for the area or the height at which the building coverage ratio is exhausted does not exceed 8.50 m.
2. In the case of approved urban plans or during their extension or revision, where the permitted height of buildings in the area is set at up to eight meters and fifty centimeters (8.50 m) m. and the building must be kept at a distance from the boundaries of the plot, this distance may be less than Δ in paragraph 1, but not less than 2.50 m.
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Article 15
Building height – starting point for measuring heights – street width
1. The maximum permitted height of the building is determined in relation to the permitted building coefficient for the area as follows:
for a building coefficient of up to 0.4, height 10.75 m.
for a building coefficient of up to 0.8 and a height of 14.00 m.
for a building coefficient of up to 1.2 and a height of 17.25 m.
for a building coefficient of up to 1.6 and a height of 19.50 m.
for a building coefficient of up to 2.0 and a height of 22.75 m.
for a building coefficient of up to 2.4 and a height of 26.00 m.
for a building coefficient of 2.4 and above, ten times the permitted coefficient with a maximum height of 32.00 m.
In cases of planted roofs on new buildings, the maximum permitted heights are increased by one (1.00) meter and in cases of roofs by forty (40) centimeters.
2. Deviations in height and volume coefficient are permitted by decision of the Minister of Environment, Energy, and Climate Change, following an opinion from the Central Architectural Council
a) for special buildings other than offices, in areas with a building coefficient of up to 1.2 and a justified proposal by the competent authority, with the following maximum values:
for a building coefficient of up to 0.4, height 13.00 m.
for coefficient of construction up to 0.8 height 18.00 m.
for coefficient of construction up to 1.2 height 21.00 m.
b) in the case of an addition to the height of a building that has been constructed with a legal building permit, provided that the building coefficient has not been exhausted.
3. The maximum height of the building at each point of its facades is measured from the final ground level at any measurement point or from the sidewalk level, if the facades are located on the street line and this coincides with the building line.
On plots with more than one common area, for which different maximum permitted heights apply and at least one of which is not defined on the basis of this paragraph, the lower of the permitted heights must be observed up to a distance of 9.0 m from the building line to which it corresponds, unless otherwise specified by the specific building conditions of the area.
In the case of a basement with a lowered courtyard (cours anglaises), the starting point for measuring the height is the final level of the ground floor at the corresponding position. Modification of the natural ground level is not permitted except to facilitate natural rainwater drainage and up to a level of ±1.00 m from the natural ground.
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5. The building (except for porches) that can be constructed on the plot must be inscribed in the ideal solid, which is determined:
a) on the faces of the plot by the vertical surface that passes through the building line and whose highest points are at a height of 1.5 Π which cannot be less than 7.5 m., from the corresponding points of the sidewalk curb (where Π is the distance from the building line to the opposite building line)
b) On the remaining sides of the plot by vertical surfaces that pass through the boundaries of the plot or from the limits of the distances imposed.
6. For the application of the provisions of this article, the width of the road at a certain point on the face of the plot is considered to be the length of the perpendicular to the building line at that point up to its intersection with the opposite approved building line of the same road or its extension. If the building block is located within the boundaries of the approved street plan and there is only a street line across from it, this line is taken into account instead of the building line for calculating the width of the road.
7. In cases of widening or expansion due to contributing roads with or without truncation, as width of the road for the determination of the height of the facade of the buildings in the section that faces the widening or the square, is considered the largest of the width of the streets that contribute, measured at the point of the intersection.
When the approved public space is mostly surrounded by a building block and connects to another public space via a passageway, the width of the passageway at its junction with that space is taken as the street width for determining the height of the facades of the buildings facing it.
8. The heights for the application of the ideal solid are measured from each point of the building line at the level of the final pavement, as certified by the design engineer and approved in the topographical diagram and coverage diagram by the competent Building Authority.
If there is no permanently constructed sidewalk, this level is determined by the approved elevation study of the road.
If there is no elevation study of the road, the study is prepared by a private engineer and approved by the competent Building Service. The preparation of a new elevation study is permitted in the event of a variation in the height of the road.
Article 16
Functional, energy and decorative elements on the facades of the building
1. On the facades of the building, architectural projections, architectural elements and shading systems of a maximum width equal to 1/4 D are permitted for both new buildings and additions to existing buildings, provided that they do not create spaces for use of the building.
2. Balconies and semi-outdoor spaces with any horizontal load-bearing or vertical and horizontal architectural elements, or mobile sun protection systems such as perforated panels, blinds, etc., are freely arranged on any facade and floor of the building.
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3. Open balconies may protrude beyond the building line up to 1/10 of the width of the road and not more than 2.00 m. and when this coincides with the street layout line, they may be constructed at a height of at least 5.00 meters from the level of the sidewalk. Open balconies within the mandatory uncovered parts of the plot may be constructed up to a width of ? D.
For balconies, architectural and other structural elements that are constructed at a height less than 5.00 m, but always greater than 3.00 m, they must be located at least 0.50 m. within of the end of the curb of the sidewalk in horizontal projection.
4. Vertical supports for movable canopies may be constructed in any position, even on sections of balconies located above common areas, provided that these supports are anchored to the balconies and do not protrude beyond their outline.
5. Closed balconies (erkers) are constructed under the following conditions:
a) The sum of the areas of the orthogonal projections of the enclosed balconies constructed on the facades of buildings may not exceed 20% of the corresponding facade area. The maximum projection may not exceed 0.60 m.
c) In cases where the building line coincides with the street line and the building is located on it, closed balconies are only permitted for street widths greater than 8 meters and, in any case, must be located more than 3. 00 meters from the final level of the sidewalk.
d) Closed balconies are permitted within the mandatory uncovered slopes, at a height of over 3.00 m.
6. On pedestrian walkways and low-traffic roads, the above elements may be constructed at a height greater than 3.00 m and less than 5.00 m, after confirmation by the municipality that they do not obstruct the operation of the pedestrian walkway. Their construction at a lower height is permitted provided that they protrude from the ground in a manner detectable by the white cane of blind persons.
7. Permanent shelters without vertical supports may be constructed in shops and building entrances above common areas.
Within the distances Δ of the building from the boundaries or from another building on the same plot, the above shelters may be constructed with a width of up to 1/2 Δ.
8. Within the minimum distances Δ of the mandatory uncovered space, structures are permitted for the convenience of persons with disabilities and/or persons with reduced mobility. Between open covered spaces, on balconies and in outdoor areas of buildings, parapets and dividing elements between adjacent properties or co-owned properties are permitted.
10. Air conditioning units on the facades of new buildings, following the publication of this document, must be integrated and must not protrude from the surface of the building facades.
In existing buildings, they are allowed to protrude up to fifty 50 centimeters and only when they cannot be placed on balconies or roofs, to be placed at a height greater than three meters 3.00 m from the level of the sidewalk and with provision for appropriate drainage of condensed water vapor, for buildings that
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are located on the building line and their operation does not exceed the permitted noise pollution limits.
Article 17
Structures and plantings in uncovered areas and fences
1. For the construction of any building work and the landscaping of the area surrounding the building, the measures provided for in the relevant legislation for the alternative management of waste from excavations, construction, and demolition, as applicable, shall be complied with.
2. The mandatory uncovered area of the plot must be at least according to the 2/3 of must remain without paving and be be planted as provided by the existing provisions.
3. The following configurations are permitted in uncovered areas of the plot or field:
a) Excavation or filling of the ground to facilitate natural rainwater drainage, provided that at no point will the final ground level be higher or lower than 1.00 m from the natural ground level. Excavations or filling of soil exceeding 1.00 m for buildings of public interest and importance are permitted after consultation with the Architectural Council.
b) Backfilling up to the level of the sidewalk section between the building facade and the street line, or the construction of a bridge access to the building, at a width as required by the use of the building for plots with a slope greater than 17%.
c) Structures such as stairs, sloping surfaces (ramps), supports, benches, terraces, plantings, cours anglaises with a total length less than or equal to 1/3 of the corresponding facade and up to a clear width of 1.20 m, mechanical means of covering height differences to serve persons with disabilities and/or persons with reduced mobility, etc.
4. Within the minimum distances Δ of the mandatory uncovered space, covered vehicle lifts, awnings, shelters, architectural projections and architectural elements, in accordance with Article 16, as well as structures for the convenience of persons with disabilities and/or persons with reduced mobility.
Emergency ladders may be placed within the minimum permitted distances of the mandatory uncovered area and at a distance of at least 1.00 m from the boundaries of the plot, provided that it is not possible to place them in another location.
5. Open structures (pergola systems, plant supports, etc.) may be covered with lightweight flexible materials or articulated movable structures or mobile systems that include rigid or flexible materials, in uncovered areas, on roofs, terraces, and outdoor areas.
6. Below the final ground level of the uncovered areas of the plot or field, the following are permitted:
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a) the construction of drainage, water, gas fuel tanks, storage facilities for photovoltaic systems, networks for servicing the building and facilities necessary for the operation of uncovered swimming pools, in accordance with the terms and restrictions provided for in the provisions in force.
b) Basement extension, where not prohibited by specific provisions. In the case of basement extension outside the perimeter of the superstructure, 50% of the mandatory uncovered area is left within which no extension is permitted.
7. On uncovered areas of the plot, and provided that the planting obligation is met, with the exception of clause d, the following structures are permitted:
a) Facilities for supporting plants
b) Service elements (benches, tables), sports and playgrounds.
c) Stairs or inclined planes (ramps) leading down to underground areas, and/or mechanical means of covering height differences to assist persons with disabilities and/or persons with reduced mobility.
d) Uncovered structures for water collection and swimming pools
f) Fuel gas tanks, as well as storage facilities for photovoltaic system accumulators, provided that they cannot be underground.
g) Chimneys
h) Passive or active solar systems and noise reduction systems, manufactured in accordance with applicable regulations.
i) Installation of passive or active solar systems and air conditioners in traditional settlements or listed buildings, subject to approval by the Architectural Council or the competent authority, as regards their integration into the space.
j) Mobile shelters with a maximum projection width of 1/2 Δ.
8. Front gardens are designed according to the use of the building and always include trees, plants, or water features in accordance with the provisions of the building regulations.
A. The following are permitted below their surface:
a. Public utility installations
In accordance with building regulations, the following are also permitted
a. Widening of foundations, up to 0.30 meters outside the approved building lines, provided that their upper part is located at a depth greater than 2.50 meters from the final level of the common area at that specific location.
b. Electricity substations constructed by the Public Power Corporation (PPC) at a distance of 2 m from the building line and with the level of the covering slab at least 1.00 m below the level of the road and the surrounding ground.
c. Open parking space or underground parking space on plots or fields with a slope of at least 20%, provided that there is a mandatory planted roof with a soil thickness of not less than fifty (50) cm.
B. On their surface, the following are permitted:
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a) Mobile shelters constructed in accordance with the provisions of the building regulations.
b) Outdoor stairs when the conditions are met that they serve a floor whose floor level does not exceed the final (natural or artificial) ground level by more than 1.80 m. and do not protrude from the building line by more than a quarter of the width of the porch.
c) elements facilitating the movement of disabled and/or obstructed persons
9. Fences
a) On the boundaries of plots, fields and unpaved parts of incomplete and unbuildable plots, demarcation structures are permitted, with fixed boundary markers or fences.
b) Fences are placed either along the boundaries of adjacent plots or on their face. When fences are constructed on the face of the plot, they are placed entirely within the plot.
c) The fences of the plot or field may not exceed a height of 1.50 m at any point. The starting point for measuring heights is the highest of the final ground levels on either side of the fence. For fences located at the front of the plot, the above heights are measured from the level of the sidewalk.
Permitted deviation from the above provisions insofar as concerns the construction of a solid fence up to a height of 3.00 m, in special cases, or in traditional settlements after the opinion of the Architectural Council.
d) If the natural ground level at the building line is higher than the sidewalk level by 1.00 m to 2.50 m, the fence may be constructed solid up to the level of the natural ground.
If there is a difference in height greater than 2.50 m between the level of the sidewalk and the level of the natural ground at the building line, the solid part of the fence may be up to 2.50 m high and the ground may be stepped so that each step is up to 2.50 m high and at least 1.50 m wide.
e) On plots and grounds where special buildings are erected, it is permitted, subject to approval by the body responsible for the operation of the specific building, to construct a solid fence with a height greater than 3.00 m, if required for safety or operational reasons.
f) It is permitted to fence off uneven plots of land with temporary structures (wire fencing, etc.).
g) Area for sorting and storing waste, accessible for collection.
Article 18
Planted roofs
1. The construction of planted surfaces on the roofs, on the roofs and in the open spaces of new, legally existing buildings and buildings of subsections d’, e’ and f’ of
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paragraph 2 of article 23 of law 4014/2011, is permitted as long as it does not contravene more specific building conditions in force.
The substrate for plant growth, with the stratification of specialized materials, must not exceed 40 cm above the maximum permitted height of the building. The vegetation growing on it must not exceed 3.00 m. The type of vegetation, the plant growth substrate, the multi-level layering system of specialized materials, and the irrigation system are described in a technical report, as specified in paragraph 2. a1>The construction of planted surfaces on stairwell landings and elevator shafts is not permitted.
The construction of planted surfaces on flat roofs, roofs, and outdoor areas of buildings must not detract from the aesthetics of the building and must be in harmony with the other structures provided for therein, pursuant to The plant growth substrate with the layering of specialized materials is not allowed to exceed 40 cm. above the maximum permitted height of the building. The vegetation growing on it is not allowed to exceed 3.00 m. The type of vegetation, the plant growth substrate, the system of multi-layered layering of specialized materials, as well as the irrigation system, is described in a technical report, as defined in paragraph 2.
The construction of planted surfaces on the ends of staircases and elevator shafts is not allowed.
The construction of planted surfaces on the roofs, on the roofs and in the outdoor areas of the buildings must not affect the aesthetics of the building and be harmonized with the other structures provided for therein, based on article 19 of this. Especially for roofs, the planted surface must follow their slope, so as not to alter the shape of the building.
The planted surfaces on the roofs, rooftops and outdoor areas of buildings do not waive the obligation of paragraph 2 of article 17 hereof.
2. a. New buildings:
For the construction of planted surfaces on the roofs, on the roofs and in the outdoor areas of buildings constructed with building permits, the specified completeness and control procedures of Law 4030/2011 “New method of issuing building permits, construction control and other provisions” (Government Gazette 249/A/25-11-11), as in force, are followed, with the additional submission of a technical report on the construction of a Planted Surface of a roof or roof or outdoor area, which includes the provisions set out in paragraph 3.
The construction of the planted surface is related to the individual studies of the building.
The above technical report is drawn up in accordance with the applicable specifications and guidelines.
b. Existing buildings:
For the construction of planted surfaces on the roofs, rooftops and outdoor areas of existing buildings, within the meaning of paragraph 1, no building permit or approval of small-scale construction works is required.
The owner submits to the relevant building service, a written notification of the works accompanied by a file of supporting documents, which includes the following:
a) a solemn declaration by the owner for the exclusive right to use the space for the construction of the planted surface or consent of co-owners if it is a shared space of the building. Especially in the case of roofs and spaces, where there is a legal right of exclusive use, the solemn declaration may be submitted by the beneficiary of the use, the co-owner, without the consent of the other co-owners being necessary,
b) solemn declaration of the contractor executing the project for assuming responsibility for the proper implementation of the project, according to the technical report of item d,
c) technical report of strength – static adequacy, signed by a competent engineer,
d) technical report of the construction of a Planted Surface,
e) copy of the building permit or other information,
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f) photographs of the building, the surrounding area and the surface to be planted.
For the buildings of par. 1 of article 21 of law 4030/2011, the consent of the competent Architectural Council is required
For declared listed buildings or newer monuments, the consent of their protection body is additionally required.
A special Register of “Planted Surfaces” is kept in each building service, which is updated with the notifications submitted as above.
3. The technical report for the construction of a Planted Surface consists of:
1) Technical report, which includes: a. basic information about the project, such as: structural characteristics of the roof/roof, climatic conditions of the area, environmental conditions on the surface where the plants will be installed, etc., selection of the type of green roof (extensive, semi-intensive, intensive), b. description of the works to be studied, selection of infrastructure/layering materials after the waterproofing layer (anti-root membrane, drainage system, filters, plant growth substrates), plant species (seed types, plant species, description of their properties, plant material table, installation method, etc.), irrigation method, description of the operation and layout of the irrigation network, weight/load calculation and detailed description of the works for the installation of all the above, as well as a management program for all planted surfaces.
2) Technical specifications, which concern:
a. the infrastructure and include the technical characteristics of all materials and fully describe the construction materials, the weight of each material separately, the dimensions, strength, drainage capacity, water storage capacity, mechanical strength, and all relevant technical characteristics,
b. the plant material, including the specifications of the plant species (seed mixture species and percentages, plant species), a table of plant material (name, Latin name, height, trunk circumference, pot size),
c. the irrigation network, including the technical characteristics and description of all individual materials and components of the irrigation network (construction material and limits – supply and pressure – operation thereof).
3) Plans illustrating the above (floor plans, sections, details, etc.).
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Article 19
Structures above the building
1. All structures above the building must form a single aesthetic whole, may be connected or enclosed with light or perforated elements, and their locations must be indicated in the studies accompanying the building permit.
2. Above the maximum permitted height of the area and within the imaginary solid, the following are permitted:
a) In new and existing buildings, areas of exclusive or shared use, with a maximum area of 35 m², provided that a planted roof covering 80% of the total roof area is created, with a ratio of one (1) m² of space per five (5) m² of planting.
b) Chimneys, ventilation ducts, smoke collectors, solar system installations with the tank placed in direct contact with the upper level of the roof and the collector placed above it, cooling towers and expansion, heating, or air conditioning tanks and heat pumps.
c) Stairwell ends with elevator stops on the roof and elevator shafts with the minimum necessary dimensions and a maximum external height of 3.80 m, from the final surface of the top floor of the building after the building coefficient of the plot has been exhausted, provided that a planted roof or a system for producing electricity from renewable energy sources is installed.
Above the terminals these it is prohibited to install any structure or facility.
c) Balustrades, safety railings, uncovered swimming pools, decorative trellises with a maximum height of 3.50 m, permanent plant pots, and, in general, facilities for creating gardens with their equipment, constructed in accordance with the provisions in force.
d) Structures for supporting plants, pergolas that can be covered with light flexible materials or movable systems, reed fences, etc.
e) Roofs. In any case, structures that create vertical openings and alter the uniform slope and stereometry of the roof are prohibited.
3. Above the maximum permitted height for the area and the imaginary solid, it is permitted to install lightning rods and electronic signal transmission antennas.
4. Common room for the social functions of the tenants as defined in clause (k) of paragraph 6 of Article 11.
Article 20
Structures in public communal areas
1. In public communal areas of the settlement, structures are permitted for:
a) the configuration of the terrain, such as stairs, walls, corridors, sloping surfaces, mechanical means of covering differences in height to serve persons with disabilities and/or persons with reduced mobility
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b) their landscaping , their equipment and their safety and and in general structures for the service of the purpose of these spaces them
c) removable and temporary structures
d) for the operation and the service of Means of Mass Transport
The above structures and facilities are implemented by the relevant Municipality, by other public or private bodies or legal persons or individuals, after a decision by the Municipal Council and permission from the Building Authority.
By decision of the Minister of the Environment, Energy and Climate Change are specified the categories of constructions or installations for which no require a Building Permit and the procedure for inspecting them from the point of view of safety and aesthetics.
2. In public areas, the following are permitted:
a) the construction of infrastructure networks and public utility facilities, based on a study by the competent authority, for which no permit is required. Public utility companies and organizations are required to notify the implementation study to the relevant Building Services
b) the installation of air pollution, noise and meteorological parameter measurement stations with the necessary equipment by services of the Ministry of Environment, Energy and Climate Change, the Regions and Municipalities after notification of the study to the relevant Building Services.
The same bodies are permitted to install these stations without a permit in the uncovered areas of plots and roofs of public buildings. These structures are not counted in the building coefficient and coverage.
The required supporting documents, the time period and the installation procedure for these stations are determined by a decision of the Minister of Environment, Energy and Climate Change.
3. The provisions of paragraphs 1b, 1c, 2a, 2b of this article also apply to the areas of public spaces as defined in Law 998/79, as amended and in force by paragraph 5 of Article 1 and Article 4 of Law 3208/03.
3. The construction of stairs to serve buildings outside the street line is prohibited in any case.
Exceptionally, their construction is possible after permission from the Municipal or Community Council if the elevation of the road has changed after the construction of the building. This construction must ensure traffic safety.
Outside the street line, any form of construction, permanent or mobile for the service of the building, such as ramps, steps, planters, etc. is prohibited.
4. Proposals for the connection of buildings are approved by the Architectural Council and the body responsible for the control and management of the Common Space. The connection of buildings can also be done underground, subject to the necessary restrictions, with the same procedures and, where applicable, the required approvals.
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Article 21
Temporary constructions
1. The temporary construction is placed in public common areas, outdoor or covered, in derogation of the applicable urban planning conditions of the area. Temporary structures require an operating permit from the competent body for construction or assembly and installation.
2. These structures must have a certificate of structural adequacy in accordance with the applicable Greek or European specifications.
Their foundation must be:
a. on wooden piles,
b. on individual prefabricated concrete footings, with an area of ​​less than or equal to one square meter,
c. on prefabricated concrete foundation strips, with a width of less than or equal to 60 centimeters per meter and on any other prefabricated element, for which easy removal is proven and for which poured concrete is not required on site.
Article 22
Side streets arcade
1. The construction of a sidewalk arcade is mandatory when this is provided for by the street plan of the area and by according to the approval or modification of the street plan plan, the width of is defined numerically.
The side arcade must be connected functionally and aesthetically with the building and one side of it must be adjacent to the building line line.
2. Its construction shall comply with the following specifications:
a) Its floor shall be continuous with the sidewalk floor
b) The free height from the sidewalk level to the lower surface of its roof must not be less than the height resulting from a height-to-width ratio of 3:4 and in all cases must not be less than 3.00 m.
c) There must be no permanent projections or structures on the floor, ceiling and side of the building
d) The side of the columns perpendicular to the building line must not be greater than 1/6 of the width of the gallery
e) A surface area of ​​30% of the gallery is included in the calculation of the required planting area
f) Under the gallery, at a width equal to it and up to a depth of 3.00 m. from the sidewalk level, only public utility installations and networks serving the building are permitted.
g) galleries may be constructed without columns if permitted by the static solution of the building that forms them.
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3. In street plans in which the widths of the pedestrian galleries have not been numerically defined, these are determined as follows:
a. For road widths up to 7.30 m, minimum gallery width 2.50 m.
b. For road widths greater than 7.30 m and up to 10.30 m, minimum arcade width three (3.00) meters. For road widths greater than 10.30 m and up to 14.30 m, minimum arcade width 3.50 m.
d. For road widths greater than 14.30 m and up to 19.30 m, minimum arcade width 4.00 m.
e. For road widths greater than 19.30 m, minimum arcade width 4.50 m.
The width of a road for the application of this article is considered to be the distance between the building lines. In the case of a road that does not have a fixed width, the average width between two consecutive roads that intersect both of its opposite sides or between such a road and a square is taken into account. If this section of the road presents a local widening or provision of a frontage in a length of less than one third of this section, measured along the axis of the road, this additional width is not taken into account.
Any cuts at the corners of the meeting of roads are not taken into account.
In dead-end roads, any widening at their dead-end end is not taken into account.
4. In buildings, in which the arcade provided for by the approved street plan has not been opened, no building permit is granted for any addition, either in height or in extension to the building. Repairs and alterations as well as changes in use of the existing one are permitted.
For buildings for which repairs are required due to earthquakes or in the event of repairs for reasons of hygiene and use of buildings or danger, the above prohibition does not apply.
Article 23
Existing buildings
1. A building or part thereof is considered legally existing:
a) if it has been erected with a lawful permit or revision and in accordance with its terms
b) if it has been legalized under subsection 5 of paragraph 8 5 of article 8 of law 1512/1985 or paragraph 3 of article 22 of law 1577/1985 as amended by law 2831/2000, or paragraph 2 of article 26 of law 4014/2011
c) if it preceded the approval of the city plan and at the same time any building regulations in the area before the publication of the presidential decree. of 23.10.1928 for the areas outside the building plan and before the publication of the law of 16.8.1923 for the areas within the plan.
d) if it predates the Royal Decree of 9.8.55, or was exempted by the provisions of Law 720/1977 and Law 1337/1983 and only for the part that does not conflict with either the provisions in force or those in force at the time of its construction, if these are more favorable.
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e) if it concerns an addition in height based on a building permit pursuant to the application of application of paragraph 6 of article 101 of Legislative Decree 8/ 1973 in a building that had been exempted from the demolition in accordance with the provisions of Law 410/1968 and Law 720/1977.
2. In buildings or parts thereof referred to in paragraph 1, the coverage, building, volume, and height coefficients shall be calculated in accordance with the regulations and urban planning provisions in force at the time of their construction.
Specifically:
a) Existing buildings, whether legally existing or not, are taken into account in the coverage and building coefficient of the plot, which has been implemented.
b) Areas of the aforementioned buildings that were not included in the plot’s building coefficient are not included in the total surface area of the building. c) Building conditions or provisions defined by this law and not specified at the time of construction of the existing building prevail over the provisions of this law when designing the addition, with the exception of provisions relating to persons with disabilities and/or persons with reduced mobility. Additions to legally existing buildings are permitted in the following cases:
a) by extension or height in accordance with the provisions of this law and in accordance with the specific urban planning provisions in force in the area.
The total exploitation may not exceed the building coefficient applicable at the time of granting the building permit for the area. the extension in height may extend to the perimeter of the building, even if the latter exceeds the limits of the buildable part of the plot as defined by this law or by the specific provisions in force in the area, only for reasons of reinforcement or completion of the load-bearing structure.
4. Partition walls in buildings constructed before September 30, 1955, may not be demolished without the consent of the building owners. Partition walls that are not demolished shall be incorporated into the building under construction or into part of the building in the event of an addition.
Article 24
Low buildings
1. A low building is one whose main use is residential and which has a maximum height of 8.50 meters, not including the roof, from the final ground level and has a total surface area calculated at the maximum 400 sq.m. of no more than 400 square meters.
It is possible to construct more than one low-rise building on the plot, provided that the total surface area of all buildings calculated in the building coefficient does not exceed 400 m².
2. In the total area resulting from the building coefficient, for low buildings, except for those referred to in Article 11, balconies and open covered areas are not calculated, regardless of their surface area.
3. Low-rise buildings are placed freely within the plot, when they do not touch the rear and side boundaries of the plot, the minimum distance of the building from the
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boundaries is Δ=2.50 m. and their coverage does not exceed the permitted coverage of the area.
4. Above the maximum height of 8.50 m. roofs of a maximum height of 1.50 m are permitted. as well as the other structures referred to in article 20.
5. The provisions of this article do not apply to areas where the permitted height is less than 11 m.
6. Otherwise, the construction of low-rise buildings is governed by the provisions of this law.
Article 25
Incentives for the creation of buildings with minimum energy consumption
1. In the case where the building is classified according to its energy study, in the higher energy categories as these are defined each time and according to its energy design, the minimum possible energy consumption is required through energy saving systems as well as renewable energy systems, then an incentive is given to increase the s.d. by 5%.
2. A special increase of 10% in the energy efficiency rating is offered to buildings with minimal energy consumption that also demonstrate exceptional environmental performance. These buildings must have an annual primary energy consumption for heating, air conditioning, lighting, ventilation, and hot water below 10 kWh/m2/year. The entire energy study should be carried out in accordance with KENAK, and may be supplemented with specific calculation data resulting from the simulation of the building using internationally recognised building energy performance calculation tools. These buildings must include energy saving systems as well as renewable energy systems. At the same time, their exceptional environmental performance must be documented using an internationally recognized environmental assessment methodology, such as LEED or another equivalent international methodology. Exceptional environmental performance is considered to be equivalent to or better than LEED Gold. During the permit application phase, a complete file must be submitted that includes all the data from the energy study proving that the total annual primary consumption for heating, air conditioning, ventilation, hot water, and lighting does not exceed 10 kWh/m2/year, as well as a complete analysis of the environmental measures that will be adopted to demonstrate that the minimum required environmental assessment mentioned above will be achieved.
After the end of construction, the following must be completed in the Building Identity and submitted to the competent authority that issued the permit:
a) an environmental assessment certificate awarded to the building by a certified and authorized analyst for the relevant act.
b) A solemn declaration by the supervising engineer that the building was constructed with the energy characteristics referred to in the initial energy study, while any possible small-scale change must be documented as not increasing the energy consumption of the building above the permitted limits.
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3. The specifications of buildings with minimum energy consumption, the method of exercise and the periodicity of inspections, the amount of fines in case of non-implementation of the study, as well as any other relevant issue, shall be determined by decision of the Minister of Environment, Energy and Climate Change.
Article 26 Special arrangements for serving disabled and/or handicapped persons
1. In the spaces of all the new buildings except for buildings used as residences, for those for which the building permit is issued after the the publication of this law, it is mandatory to ensure horizontal and vertical accessibility by persons with disabilities and/or obstructed persons and the service of these in accordance with the Design Guidelines of the Ministry of Environment, Energy and Climate Change “Designing for Everyone”, as well as and the ISO 21542-2011 “Building construction — Accessibility and usability of the built environment” and/or the “ADA- Standards for accessible design” in areas that are not covered by the above Design Guidelines of the Ministry of Environment, Energy and Climate Change, as they are amended and apply each time they are issued. In buildings these it is also required to provide for accessible to persons with disabilities and/or obstructed persons areas sanitary facilities at a rate of 5% of total spaces sanitary facilities for use by the public or in each case at least one per set of sanitary facilities that, which may be used for mixed purposes (men/women). The above accessible sanitary facilities will be taken into account in the number of sanitary facilities that is required per use by other provisions. Provided that the above buildings have parking spaces parking spaces then a percentage of 5% of these or at least one will be configured appropriately for use disabled cars.
Especially for buildings used for residential purposes, it is necessary to ensure horizontal and vertical access by disabled and/or handicapped persons to all external and internal common areas of residential buildings, as well as to ensure conditions for easy conversion of the dwellings into dwellings for future disabled/handicapped users. For this reason, it is necessary to:
a. provide doors to the external and internal common areas of residential buildings with a minimum acceptable clear width of 0.90 m
b. provide internal doors with a minimum acceptable clear width of 0.85 m
c. the provision of corridors with a minimum acceptable clear width of 0.90 m
d. the provision in all main sanitary areas of residences of a free space, 0.90 m wide, to the right or left of the basin for potential wheelchair access, with the possibility of free access to it from the door of the sanitary area.
2. The ability to access buildings by disabled and/or handicapped persons and their service is ensured by routes that start from the sidewalk level and reach the elevator door and consist of:
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a) corridors that have a minimum width of 1.30 m. and smooth floors, without steps, with a slope of up to 5%
b) elevators with minimum internal clear dimensions of 1.10 m. wide and 1.40 m. long and a free door opening in the smaller of the above dimensions of 0.80 m. The distance between the elevator door and the opposite wall or staircase or other obstacle must be at least 1.50 m. In these elevators, the installation of audiovisual and tactile means for the service of the blind or deaf people (e.g. tactile buttons, videophone, etc.).

c) Vertical lifts or stair lifts with a lifting capacity of at least 250 kg, with a platform measuring at least 0.90 x 1.20 m, with level access or a small ramp. The lifts shall have controls on the platform as well as at the beginning and end of the route, a movable safety bar to protect the user, and safety wings fitted around the perimeter of the platform. There shall be a free space of at least 1.50 x 1.50 m at the entrance and exit points in front of the lift. If the lift has a shaft, it shall meet the relevant requirements of paragraph b above, which also apply to elevators (door opening, door position on the short side, clearance from the wall opposite the door, etc.).
d) by providing protected accessible waiting areas in case of emergency on each floor at a ratio of 1 space per wheelchair space, when the population of the floor is less than 200 people, or 1 space with two wheelchair spaces when the population of the floor is greater than 200 persons.
3.The common outdoor areas of the plots on which the buildings referred to in paragraph 1 are constructed must be suitably configured, if the terrain allows, with corridors with smooth flooring, made of solid non-slip material, without steps, at least 1.30 m wide and with a slope of up to 5% so that they can also be used by persons with disabilities and/or persons with reduced mobility.
4. In existing before the entry into force of the present law of the present law of the present law law buildings which house services of the State, legal persons public law, legal persons private law of the broader public sector, public benefit organizations, organizations of local government of the first and second levels and of the second level or have uses for gatherings of the public (spaces for conferences, exhibitions, museums, concerts, sports and/or cultural gatherings, temples, theaters/ cinemas, restaurants/ pastry shops/ cafes/ entertainment centers, halls multipurpose facilities, halls waiting passengers, banks/ exchange offices etc.), temporary accommodation, education, health and social welfare, justice and corrections, offices and commerce, industry and craftsmanship, as well as also and in areas for parking cars and fuel stations it is necessary to make the necessary changes to the current legislation on the use of the public space for the it is necessary to make the necessary modifications, so that their operational areas are accessible to people with disabilities with mobility impairments by people with disabilities and/or people with mobility impairments.
The modifications referred to in this paragraph shall be carried out in accordance with the relevant Directives, standards, and regulations referred to in paragraph 1 above and shall be completed by 2020, otherwise the buildings will be considered unauthorized.
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Specifically for the case of existing buildings that are mentioned in the present a paragraph is permitted by way of exception the provision
A) elevator with minimum internal dimensions of the cabin: width 0.90 m and length 1.20 m, free opening door at less than the above dimensions 0.80 m and according to the other as described in the above paragraph 2
B) one at least accessible to persons with disabilities and/or impediments individuals space sanitary facilities with shared use by men/women.
Existing buildings used for commercial and office purposes – except for buildings housing offices of public and broader public bodies, legal entities governed by public law, legal entities governed by private law, first and second-level local government organizations—as well as health-related establishments with indoor or outdoor seating areas, with a total area of less than 100 square meters may be exempted from the obligation to create accessible sanitary facilities for the public only if this causes a disproportionate burden on their owners.
Specific issues relating to the adaptation of the above buildings may be regulated by decision of the Minister of Environment, Energy, and Climate Change and the competent Minister in each case.
5. Buildings that have sole access to a road with steps or are located on plots where the minimum difference in level between the natural ground at the building line and the surface of the sidewalk is greater than 2. 50 m. Buildings referred to in paragraph 1 are also exempt from the obligation to provide access to floors above the ground floor or to internal balconies or steps, provided that: a) The area of the internal balconies or steps constitutes up to 50% of the area of the main hall and no more than 100.0 m². and their use is the same as that of the main hall, or the internal balconies or steps are used for auxiliary purposes. b) The total gross area of the floors above the ground floor is less than 200.0 m² and c) the gross area of each floor is less than 70.0 m². The exceptions referred to in cases b and c of this paragraph do not apply if the use of the building is the only one in the settlement and, at the same time, the floors above the ground floor are used for public services other than those on the ground floor.
6. When designing or reconstructing the common areas of settlements (e.g. areas intended for pedestrian traffic such as squares/sidewalks/pavements/islands, green areas/groves, stops/platforms, etc.), if the morphology of the ground allows it, it is necessary to ensure the accessibility of disabled people and/or people with disabilities with pedestrian routes/blind routes/inclined surfaces (ramps) without steps with a slope of up to 5%, accessible mechanical means of covering elevation differences always in combination with stairs, appropriate placement of urban equipment, such as shelters, seating areas, lighting poles, waste bins, signage, etc., as well as to design a percentage of 5% of the parking spaces or at least one for use
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of disabled cars, in accordance with the Directives, standards and regulations referred to in paragraph 1 above.
In no case is it permitted to construct a single individual step at any point of the common areas areas.
All ladders manufactured for outdoor use must be fitted with continuous handrails on both sides, at two heights (0.70 m and 0.90 m) measured from the tread of the steps vertically from the edge of the step. In the case of stairs wider than 3.60 m, in addition to the side handrails, intermediate double handrails must also be installed.
On sidewalks and pedestrian walkways that are not part of the main sidewalk network, where the terrain does not allow for the creation of fully accessible areas for wheelchair users, accessibility for other categories of users is always ensured.
7. In the event that an opinion is required on specific accessibility issues arising from the application of the above provisions, the competent advisory/auditing bodies (YDOM, Building Inspectors, Architectural Councils, etc.) may refer to the “Accessibility Committee,” which is established by decision of the Minister of Environment, Energy and Climate Change and is based at the Ministry of Environment, Energy and Climate Change. This Committee may make recommendations to the Minister of PEKA on specific regulations concerning accessibility. The above Decision specifies the bodies that will be represented on the Committee, which will definitely include representatives of the National Confederation of Disabled People (ESAME), the qualifications of its members, the manner of its formation and operation, and any other relevant details.
Article 27
Special Provisions
1. Buildings, building infrastructure, and facilities designated as buildings of public interest following a decision by the Minister to whom the competent building permit approval authority reports may be granted exemptions from this law following a reasoned technical report and approval by the Central Council of Architecture.
2. In legally existing buildings that do not have an elevator and at the time of their construction it was not mandatory to build one according to the provisions in force at the time, it is permitted, by way of derogation from the provisions of this law and the specific building conditions of the area, provided that a Building Identity Card is drawn up or updated.
For listed buildings and traditional settlements, the approval of the Architectural Council is required.
3. By decision of the Minister of Environment, Energy, and Climate Change, the conditions, the procedure, and the amount of the contribution to be paid to the Green Fund for the construction of more underground parking spaces than those required to cover the mandatory parking spaces, located with the minimum required dimensions.
4. Where the conditions for the application of both Article 10 and Article 24 are met, the increase in the building coefficient shall be calculated separately for each case, on the basis of the initial coefficient.
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Article 28
Authorizing provisions
1. By presidential decree, issued upon a proposal from the Minister of Environment, Energy and Climate Change, the terms and conditions for building near streams are determined.
2. By decision of the Minister of the Environment, Energy and Climate Change, following the opinion of the Central Council for Urban Planning Issues and Disputes, resolves any interpretative issue that arises from the application of the provisions of the present law, as well as and any provision of the current urban planning legislation, due to different interpretations by the competent authorities.
Article 29
Repealed provisions
From the entry into force of this law, Law 1577/1985 is repealed, as well as any provision contrary to the provisions of this law.
Article 30
Final and transitional provisions
1. The force of this law shall commence sixty (60) days from its publication in the Government Gazette.
2. Permits in force at the entry into force of this law may be revised in accordance with the provisions of this law.