New Building Regulations

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 community as a whole, enhancing aesthetics, and improving the quality of life of citizens;
b) the establishment of rules for the construction of building projects 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 settlement or city plan is the approved diagram that defines public, communal, and buildable areas, as well as the specific building conditions and permitted uses in each section or zone. An implementation diagram is one that defines the implementation on the ground of approved street plans. A street-fronting section is the section of property (land or building) located within the approved common areas of the street plan (roads, squares, etc.) and expropriated for urban planning purposes. Public spaces are free spaces for common use, which are defined by the approved street plan or have been placed in common use by any other legal means.
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5. Public utility areas are areas designated by the approved street plan or local street plan or settlement plan and intended for the construction of public or private public utility structures.
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, service, and safety of buildings, such as elevators, electricity 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.
23. A temporary structure is a structure that is constructed in a makeshift manner, from unconnected, inexpensive 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 seriously alters 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 has only one visible facade. It is constructed below the level of the natural ground, with intervention in the ground, and complete restoration to its original form. Underground buildings have a main use.
27. 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.
29. 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 buildings whose main use covers more than 50% of their surface area and is not residential.
31. Special buildings and facilities of public interest are those designated by decision of the competent Minister responsible for 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 ownership 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. The front yard (or lawn) is the part of the building block, which is located between the street plan and building line as these are defined by the approved street layout 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 level of the ground as it is finally formed by excavation, filling, or paving, after a building permit has been issued.
37. 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. Load-bearing structure of the building or load-bearing structure of the, is the part that transfers directly or indirectly to the territory the permanent, beneficial and generally the loads of the forces that act 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 floor 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 space on the plot is the space 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 percentage of bare ground planting 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. The main facade is every facade of the building that faces onto a public communal area.
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 main or auxiliary use, has auxiliary use and is not considered a floor.
69. An attic is an open or closed accessible space located within the height of the sloping roof of the building.
70. A canopy is a non-accessible fixed or movable element that extends beyond the facades of the building and beyond their surface. A fence is a structure used to separate adjacent plots or fields from each other, as well as plots or fields from public spaces. Planted surfaces are structured surfaces that have natural or enriched soil and vegetation or water surfaces in combination with each other. A drainage tank is a watertight space where the building’s wastewater is collected.
74. Passive solar cooling/heating systems are structures or installations that utilize solar energy and are integral parts of the building. The basic categories are:
a. Direct solar gain systems, e.g. south-facing openings.
b. Indirect solar gain systems (e.g. solar space-greenhouse, solar wall, solar curtain, solar atrium, etc.).
c. Cooling systems (e.g., solar duct, awnings, energy-efficient glass panes, 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 constructions consisting of an outer and an inner surface, between which there is a space of sufficient dimensions in which air circulates.
77. A building bridge is a structure or part of a building that extends over a common area (road, sidewalk, 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
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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. Net volume of the space is the volume enclosed by the lowest surfaces of the ceiling or false ceiling, the perimeter surfaces of the load-bearing and filling elements and the floor of the space.
87. Free height at any point of the floor of a floor or building space is the length of the vertical line between the highest point of the finished floor to the lowest point of the finished ceiling or any false ceiling.
88. Building space openings are the gap that may exist in the ceiling of the highest floor at each location, as well as the gaps in all walls, which either remain free or are closed with opening or fixed frames and are used for communication of the spaces between them or with the outdoors or for natural lighting or for ventilation of the building spaces or for solar heat storage.
Article 3
Scope of application of the urban planning regulation
1. a. The provisions of the present except for paragraph 1 of Article 27, apply to areas within an approved street plan 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, Article 13, Article 14, with the clarification that the distance Δ referred to is set at 2.50 m regardless of height, Articles 16 and 17, except for paragraph 6b, and Articles 18, 19, 23, 25.
2. All numerical values and coefficients specified in the provisions of this law are considered to be the maximum permitted.
3. The specific urban planning provisions prevail over the general provisions contained in this law.
Article 4
Building Permits
1. A building permit is required for any construction work, such as:
a. Demolition of structures
b. Excavations, backfilling, landscaping of plots and fields for construction purposes.
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 from 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.
g. Installation of temporary structures accompanied by a certificate of structural adequacy
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h. 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 persons with reduced mobility in existing buildings.
Approval for small-scale works is issued by the competent building authority, following an application by the owner or the person with legal rights, accompanied by an engineer’s technical report. The procedure for issuing small-scale works approval is determined by decision of the Minister of Environment, Energy and Climate Change, and other cases may be specified in addition to the above where small-scale works approval is required, without prejudice to the cases referred to in paragraphs 1 and 3.
3. No building permit or small-scale works approval is required for the following works:
a. Small-scale interior repairs or alterations that do not alter the load-bearing structure of the building or its facades, including structures required for the movement and/or any form of service for persons with disabilities and/or persons with reduced mobility. This does not include the construction of an elevator as referred to in paragraph 3 of Article 27. b. Interior and exterior painting or replacement of railings without the use of scaffolding.
c. Replacement or repair of flooring.
d. Maintenance, repair, or modification of building installations and pipelines.
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. Installation of solar water heaters in accordance with paragraph 2b of Article 19. 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, without prejudice 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. Any construction that is carried out or has been carried out is considered arbitrary:
a) without a building permit or construction permit under this article
b) in excess of the building permit or construction permit;
c) on the basis of a permit that has been revoked or canceled;
d) 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 unauthorized.
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 building complexes or elements of their immediate natural or man-made environment, in particular courtyards, gardens, gates and fountains, elements of urban or rural urban planning infrastructure or networks, in particular squares, fountains, passageways, cobblestone streets, 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 zones of exceptional natural beauty and natural formations accompanying or surrounding properties and elements of architectural heritage, such as: areas, sites 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, and 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 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 reasoned 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.
to publish relevant informative invitation for the posting to those interested in a local newspaper, if published, or in a newspaper of the capital of the prefecture.
to post the informative invitation on the properties proposed for classification
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Owners may submit objections to the competent department of the relevant Ministry within one (1) month of the date of publication of the invitation. If the Municipality fails to comply with the above, the further classification procedure 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.
The details of the implementation of this provision shall be determined by decision of the Minister of Environment, Energy, and Climate Change.
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 the competent Minister, following consultation with the Central Council of Architecture, specific areas of the country and settlements or parts thereof may be designated within which the above provisions shall apply.
5.a) Prerequisite for the Approval of Construction and granting oφf Permit for Building for the construction of buildings or additions to existing buildings in properties adjacent to listed buildings, constitutes the consensus opinion of the relevant Council of Architecture, which advises with the aim of protecting and promotion of
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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) Specific conditions and restrictions on building or use may be laid down by way of derogation from any general or specific 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 by protocols for buildings in danger of collapse, 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 also apply to buildings for which a protocol of dangerous building is issued, following notification of the explanatory report for their designation as listed buildings. 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. An 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 authority 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 classifying it as preservable, the procedure for issuing the Building Permit is forwarded if the other legal requirements are also met. In all other cases, 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 this permit is granted when notified to the Building Authority that the construction is not considered preservable, or if twelve months (12) months from the transmission of the relevant file demolition to the competent service of the in accordance with the case of the competent Ministry, without issuing a decision to designate the building as preserved.
In particular, by decision of the competent Minister in each case 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 regulations 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. 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 complete and buildable. Plots of land that face two or more common areas for which different minimum requirements for completeness apply are considered complete if they meet the smallest requirements, unless otherwise provided for by 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 those approved in accordance with the provisions of the legislative decree of 17.7.1923 on plans for cities, towns, and settlements of the state and their construction during regularization, in addition to the minimum frontage and area limits according to the rule or by way of derogation, a floor plan of the building with a minimum area of fifty (50.00) and a minimum side of 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 be converted into 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 of land, but there is a plot of land that is not of sufficient size, which is subject to
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provisions of Article 25 of Law 1337/1983, the above plot of land is attached to it.
10. Parts of a plot of land that are suitable for building but cannot be regularized in whole or in part are compulsorily removed and annexed to neighboring plots. This annexation is only carried out 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 is understood to mean a rectangular shape.
Article 8
Special cases
1.a. By way of exception, a block 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. Plots located in the above building blocks that do not face a road approved by the plan or pre-existing to it shall be built in accordance with the provisions of paragraph 5 of consolidated articles 43, 44, and 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.
Specifically for traditional settlements, the boundary road is determined in accordance with the provisions of paragraph 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 of completeness, as provided for by 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 town 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 two lines, road and building lines, are built under the above special conditions, only for the part of them that has an area equal to the minimum area of a regular plot of land provided for by these special provisions. Any remaining part of these plots, beyond the minimum area of a regular plot, shall be built 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. 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 they 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 road widening, the above plots of land as they remain after the road widening shall be considered complete and buildable, provided that they have the minimum completeness limits 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 in Article 25 of Law 1337/1983.
Plots created by the division of a concession plot, which was carried out after approval by the authority responsible for the concession, are considered complete and buildable provided that they are complete in accordance with the provisions applicable to the area. The provisions of Article 25 of Law 1337/1983 shall apply to the plots referred to in the previous subparagraph of this paragraph.
5. If the road that forms the outer boundary of the area approved until the publication of this town plan intersects properties and the compensation due for the implementation of the plan with regard to this road has not been paid, the plan may be amended and extended by shifting this boundary road to the area outside the plan, without, however, intersecting other properties.
The section included in the city plan from each of the above properties may not be larger than twice the standard boundaries of completeness provided for in the already approved plan for the area. This shift is only allowed if it fits 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 occupied by the relocated road is equal to the land contribution referred to in the previous paragraph, no further land contribution is due. If it is smaller, the difference is due, and if it is larger, the above-mentioned expropriated area is considered to constitute the land contribution and its owners are not entitled to any compensation. This area shall become public property upon publication of the ministerial decision provided for in paragraph 10. 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 issuance of the Minister’s decision.
Article 9
Work on real estate
1. It is prohibited to carry out work that restricts the possibility of erecting or extending buildings or facilities, in accordance with the urban planning provisions in force.
This prohibition does not apply to rights of way, provided that they constitute 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. Works that have been established prior to the publication of this law shall not prevent the issuance of a building permit, in accordance with the provisions in force. These easements shall be abolished in accordance with the procedure set out in the following paragraphs if a lawful building permit is issued for the construction or installation of structures on the property subject to the easement that render the exercise of the easement impossible, in whole or in part.
By way of exception, easements of common framework and easements of passage, as defined in the previous paragraph, are not subject to this paragraph.
3. Compensation shall be paid to the beneficiary of the abolished easement. The amount of compensation, regardless of the value of the subject matter of the dispute, shall be determined by the magistrate’s court in whose jurisdiction the servient estate is located, which shall rule in accordance with the relevant provisions of the Code of Civil Procedure, upon request by the beneficiary of the easement or by the person who has been granted a legal building permit to carry out works incompatible with the exercise of the easement. The easement is abolished upon payment or deposit of compensation to the Deposits and Loans Fund. After the abolition, the works that were prevented by the easement may be carried out in accordance with the building permit.
Article 10
Incentives for environmental upgrading and improvement of quality of life in densely populated and urban areas
1. In the case of plots located within city plans in municipalities on the mainland, Crete, and Euboea, which according to the latest census have a population of more than 25,000 inhabitants, do not fall within traditional settlements and traditional parts of the city or historical sites governed by specific morphological restrictions and building conditions, and when their area is a multiple and at least double the standard completeness of the area, the following urban planning incentives are provided, where applicable, provided that the following conditions are met:
a. increase in the permitted building coefficient of the plot by AX10% and 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%, and 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, A=1 21 21/484 8 for B>5 and performance in common public use of an area equal to the area of land proportional to the increase in the building area.
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 to the surface area of the 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 of an area equal to the area of land proportional to the increase in the building area.
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 provided by applying the relevant formulas where A=1 for each ratio B. a7>g. In the case of plots of at least 2,000 sq.m. with 100% of the uncovered area being used for public use, the following incentive is provided:
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increase in the permitted building coverage of the resulting plot by 35% 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 of the buildings with appropriate placement of them 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 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 points, 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 after consultation with the Central Council of Architecture. 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 result indirectly from provisions prior to the publication of this law shall continue to apply until they are determined numerically. The building coefficient applied to a plot of land facing several common areas, for which different coefficients apply, is the ratio of the sum of the products of the length of each frontage of the plot multiplied by the corresponding building coefficient to the sum of the lengths of the frontages. In co-owned plots with vertical or horizontal ownership established in accordance with the provisions of Law 1024/1971 (A’ 232), in order to obtain a building permit, each co-owner shall use the building percentage that corresponds to him/her in accordance with the building coefficient in force at the time of issuance of the building permit.
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4. To calculate the maximum permitted building coverage on a plot of land, multiply its surface area by the applicable floor area ratio.
5. The following are included in the floor area ratio:
a. the areas of covered and enclosed spaces on all sides of the building, the areas of semi-open spaces and basements of any use, subject to paragraph 6.
b. the areas of balconies and covered outdoor areas, when their total percentage exceeds 40% of the area that may be built on the plot. 6. The following are not included in the floor area: a. The surfaces of balconies and covered outdoor areas, when their total percentage is less than 40% of the surface area that may be built on the plot.
b. The semi-open spaces of buildings with 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 in accordance with the provisions of the applicable fire protection regulations and only in buildings existing prior to the entry into force of the regulations. The surface area of vertical ducts, regardless of dimensions, 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 skylights or as air ducts for cooling the building.
i. Underground parking spaces for independent use of buildings, as many as are required to ensure the mandatory parking spaces of the building for 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 building’s energy design, for water management and conservation, RES, as defined by the specific regulations governing them, with a surface area equal to that occupied by the building or, by extension, the perimeter of its superstructure in accordance with clause b of paragraph 6 of Article 17. For residential buildings, a basement floor with an area equal to that occupied by the building, intended for auxiliary uses, provided that its ceiling does not exceed 1.20 m from the final ground level at any point, measured between the floor and the ceiling.
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This floor may be used for primary purposes provided that all or part of it constitutes a functional annex to an independent residence or residences and 50% of its surface area is counted in the floor area ratio.
For mixed-use buildings, provided that other uses are constructed on the ground floor of a residential building, an additional basement floor, as referred to in paragraph i, with an area equal to that occupied by the other use, intended exclusively for auxiliary storage uses, provided that it is functionally an annex to them, on condition that its ceiling does not exceed 1.20 m from the final ground level at any point.
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(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 area of the underlying floor to which they are functionally connected, without constituting an independent floor and provided that the average clear height is less than 2.20 m.
The structures defined in Articles 16, 17, and 19 of this document, with the minimum dimensions specified therein.
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 provided 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.
i. 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.
k. The thermal insulation surface is more than 5 centimeters thick.
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ka. In existing buildings, the surface area resulting from the addition of external thermal insulation, as well as the surface area of passive solar and photovoltaic systems, for dimensions up to 15 cm, even if the side distances Δ or the building line are violated in the case of a front garden, even if there is a balance of urban planning dimensions on the property. 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. The surface of the seismic joint provided for by the provisions in force on adjacent properties and where this is required by the structural 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. 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 functions 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.
The net area of atriums and any form of through openings in the building, whether vertical or horizontal or with bent or curved paths, regardless of their dimensions, on any floor of the building.
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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 the 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 frontage in common areas, where different coverage percentages may apply, the arithmetic mean of the coverage percentages shall be applied as the coverage percentage 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. In jointly owned plots with vertical or horizontal ownership established in accordance with the provisions of Law 1024/1971 (A’ 232), in order to obtain a building permit, each co-owner uses the coverage percentage that corresponds to them in accordance with the permitted coverage in force at the time of issuance of the building permit. In calculating the permitted coverage of the plot: the area defined by the projections of the outlines of all buildings, as defined by their enclosed and semi-enclosed spaces, on a horizontal plane, is taken into account. The following are not included in the calculation of the permitted coverage of the plot:
a. The surface area of parts of the uncovered space that protrude into 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. The exterior, the canopies and the elements of the art. 16 and the structures which are defined in Article 17 of this of this with the minimum dimensions provided for in them.
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. Waste collection area closed and accessible for collection
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e. 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 building constructions.
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) the volume of the spaces included in the building coefficient is counted,

the volume of the spaces defined in subparagraphs d, e, and id of paragraph 6 of Article 11,
the roof space
the basement space from the final ground level and above.
b) the following are not included in the calculation:
all subparagraphs of paragraph 6 of Article 11 except for subparagraphs d, e, and id.
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Article 14
Location of building and facilities
1. The building shall be located on the plot in accordance with the following provisions and shall ensure unimpeded access for persons with disabilities and/or persons with reduced mobility.
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 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 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 defined 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 coefficient of construction up to 0.8 height 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 a building coefficient of up to 0.8 and a height of 18.00 m.
for a building coefficient of up to 1.2 and a height of 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 (excluding balconies) that may be constructed on the plot must be inscribed in the imaginary solid, which is defined:
a) on the sides of the plot by the vertical surface passing through the building line, the highest points of which 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 P is the distance from the building line to the opposite building line)
b) On the remaining sides of the plot, from vertical surfaces passing through the boundaries of the plot or from the boundaries of the distances imposed. For the purposes of this article, the width of the road at a given point on the frontage of the plot is considered to be the length of the perpendicular to the building line at that point to the intersection with the opposite approved building line of the same road or its extension. If the building block is located within the limits of the approved street plan and there is only a street line opposite, this line shall be taken into account instead of the building line for the calculation of the width of the road.
7. In cases of squares or widenings due to road junctions with or without cut-offs, the road width used to determine the height of the building facade in the section facing the widening or square the greater of the widths of the intersecting roads, measured at the point of intersection, shall be taken into account.
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 street alignment line at the level of the finally formed sidewalk, as this is confirmed by the researcher engineer and approved in the topographical diagram and the diagram coverage 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 for the road, the study is prepared by a private engineer and approved by the competent Building Authority. A new elevation study may be prepared in the event of a change in the height of the road.
Article 16
Functional, energy-related, and decorative elements on the building’s facades
1. On the facades of the building, both for new buildings and for additions to existing buildings, architectural projections and shading systems with a maximum width equal to 1/4 Δ are permitted, provided that they do not create spaces for use in the building. architectural elements and shading systems with a maximum width equal to 1/4 Δ are permitted on the facades of the building. Balconies and semi-open spaces with any horizontal load-bearing or vertical and horizontal architectural elements, or movable sun protection systems such as perforated panels, blinds, etc., may be freely arranged on any facade and floor of the building.
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3. Open balconies may protrude from the building line up to 1/10 of the width of the street and no more than 2.00 m. and when this coincides with the building 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 areas of the plot may be constructed up to a width of ¼ Δ.
For balconies, architectural and other structural elements constructed at a height of less than 5.00 m, but always greater than 3.00 m, they must be located at least 0.50 m inside the edge of the sidewalk curb 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. Enclosed 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) The closed balconies are permitted within the slopes mandatory uncovered, at a height greater than 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, railings 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 may protrude up to fifty (50) centimeters and only when they cannot be placed on balconies or roofs, they may be placed at a height greater than three meters (3. 00 m from the sidewalk level and with provision for adequate drainage of condensed water vapor, for buildings located on the building line and whose operation does not exceed the permitted noise pollution limits.

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Article 17
Construction and planting in uncovered areas and fencing
1. For the construction of any building work and the landscaping of the building’s surroundings, 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. At least two-thirds of the plot must remain uncovered and be planted as required by the provisions in force.
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.
Risk scales 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, if 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 tanks, water tanks, gas fuel tanks, storage facilities for photovoltaic systems, networks for servicing the building and facilities necessary for the operation of an uncovered swimming pool, in accordance with the terms and restrictions provided for in the provisions in force. The extension of basements, where not prohibited by specific provisions. In the case of basement extensions 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) Installations passive or active solar systems as well as and noise reduction systems, which are manufactured in accordance with the 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.
i) Mobile canopies with maximum width of projection 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. Outdoor staircases, provided that they serve a floor whose 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 front yard.
c) Elements facilitating the movement of persons with disabilities and/or persons with reduced mobility.
9. Fences
a) On the boundaries of plots, fields, and unbuilt sections of irregular and non-buildable plots, boundary structures are permitted, with fixed boundary markers or fences. Fences shall be erected either along the boundaries of adjacent plots or at the front of the plots. When fences are erected at the front of the plot, they shall be located entirely within the plot.
c) The fences of the plot or field at no point are not a9> allowed to have a height greater than 1.50 m. Starting point for measuring the heights is the highest of the final levels of the ground on either side of the fence. For the fences that are located on the front of the plot, the above heights are measured from the level of the sidewalk.
Derogations from the above provisions are permitted in relation to the construction of solid fencing up to a height of 3.00 m, in special cases, or in traditional settlements, following consultation with 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
Green roofs
1. The construction of green surfaces on roofs, rooftops, and outdoor areas of new, legally existing buildings and buildings in zones d, e, and f of
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paragraph 2 of Article 23 of Law 4014/2011, is permitted provided that it does not conflict with more specific building regulations in force.
The substrate for plant growth, with the layering of specialized materials, may not exceed 40 cm above the maximum permitted height of the building. The vegetation growing on it may not exceed 3.00 m. The type of vegetation, the substrate for plant growth, the multi-level layering system of specialized materials, and the irrigation system are described in a technical report, as specified in paragraph 2. a5>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 Article 19 hereof. Especially for roofs, the planted surface must follow their slope so as not to alter the shape of the building.
Planted surfaces on flat roofs, roofs, and outdoor areas of buildings do not remove the obligation of paragraph 2 of Article 17 of this document.
2. a. New buildings:
For the construction of planted surfaces on roofs, rooftops, and outdoor areas of buildings constructed with building permits, the procedures for completeness and control specified in Law 4030/2011 shall be followed. “New method for issuing building permits, construction control and other provisions” (Government Gazette 249/A/25-11-11), as applicable, with the additional submission of a technical report on the construction of a planted surface on a roof, roof terrace, or outdoor area, which includes the provisions of paragraph 3.
The construction of the green 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:
No building permit or approval for small-scale construction works is required for the construction of planted surfaces on the roofs, rooftops, and outdoor areas of existing buildings, as defined in paragraph 1.
The owner shall submit to the relevant building authority a written notification of the works, accompanied by a file of supporting documents, including the following:
a) a solemn declaration by the owner of the exclusive right to use the space for the construction of the planted area or the consent of the co-owners in the case of a common area of the building. Specifically in the case of buildings and spaces for which there is a legal title granting exclusive use rights, the responsible declaration may be submitted by the beneficiary of the use, without the consent of the other co-owners being necessary.
b) a solemn declaration by the contractor executing the project to assume responsibility for the proper implementation of the project, in accordance with the technical report in point d,
c) technical report on strength and static adequacy, signed by a competent engineer,
d) technical report on the construction of the planted surface,
e) copy of the building permit or other documents,
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f) photographs of the building, its surroundings, and the area to be planted.
For buildings referred to in paragraph 1 of Article 21 of Law 4030/2011, the consent of the competent Architectural Council is required.
For listed buildings or newer monuments, the consent of the body responsible for their protection is also required.
Each building department keeps a special “Planted Areas” Register, which is updated with the above notifications.
3. The technical report for the construction of a Planted Surface consists of:
1) A technical report, which includes: a. basic information about the project, such as: structural characteristics of the roof/roofing, 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 work to be studied, selection of infrastructure/layering materials after the waterproofing layer (anti-root membrane, drainage system, filters, plant growth substrates), plant species (seed species, plant species, description of their properties, table of plant material, installation method, etc.), irrigation method, description of the operation and layout of the irrigation network, weight/load calculation and detailed description of the work for the installation of all the above, as well as a management plan for all planted areas. 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. plant material, and include the specifications of plant species (seed mixture species and percentages, plant species), plant material table (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) Drawings 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. Above the maximum permitted height for the area and the ideal solid, it is permitted to install a lightning rod and an electronic signal transmission antenna. A 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 common areas In the public common areas of the settlement, structures are permitted for:
a) landscaping, such as steps, walls, walkways, sloped surfaces mechanical means of covering height differences to serve persons with disabilities and/or persons with reduced mobility
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b) their landscaping, equipment, and security, and generally structures for the purpose of serving the destination of these areas
c) temporary and removable structures
d) for the operation and servicing of public transport
The above structures and facilities are implemented by the relevant municipality, other public or private bodies or legal entities or individuals, following a decision by the Municipal Council and a permit from the Building Authority.
The Minister of Environment, Energy, and Climate Change decides which types of structures or facilities don’t need a Building Permit and how they’re checked for safety and aesthetics.
2. The following are permitted in public areas:
a) infrastructure networks and public utility installations, based on a study by the competent authority, for which no permit is required.
Translated with DeepL.com (free version) Businesses and public utility organizations are required to submit the implementation study to the relevant Building Services.
b) The installation of stations for measuring air pollution, noise, and meteorological parameters with the necessary equipment by the services of the Ministry of Environment, Energy, and Climate Change, the Regions, and the Municipal Authorities after notification of the study to the relevant Building Services.
The same bodies are allowed to install these stations without a permit in uncovered areas of plots and roofs of public buildings. These structures are not included in the building coefficient and coverage.
The Minister of Environment, Energy, and Climate Change decides on the required supporting documents, the duration, and the installation process for these stations.
3. The provisions of paragraphs 1b, 1c, 2a, 2b of this article also apply to public areas 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 steps to serve buildings outside the building line is prohibited in all cases.
As an exception, their construction is possible with the permission of the Municipal or Community Council if, after the construction of the building, the elevation of the road has changed. This construction must ensure traffic safety.
Outside the building 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 connecting buildings are approved by the Architectural Council and the body responsible for the control and management of the Common Area. Buildings may also be connected underground, subject to the necessary restrictions, following the same procedures and obtaining the necessary approvals where applicable.
Translated with DeepL.com (free version)
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Article 21
Temporary structures
1. Temporary structures may be erected in public communal areas, whether open-air or covered, by way of derogation from the urban planning regulations in force in the area. Temporary structures require an operating permit from the competent authority for their construction, assembly, and installation. These structures must have a certificate of structural adequacy in accordance with the applicable Greek or European specifications. Their foundations must be laid: a. on wooden piles,
b. on individual prefabricated concrete footings, with a surface area of less than or equal to one square meter,
c. on prefabricated concrete foundation strips, with a width less than or equal to 60 centimeters, and on any other prefabricated element for which easy removal can be demonstrated and for which no concrete pouring is required on site.
Article 22
Sidewalk arcade. The construction of a sidewalk arcade is mandatory when required by the street plan of the area, and upon approval or modification of the street plan, its width is defined numerically.
The sidewalk arcade must be functionally and aesthetically connected to the building, and one side of it must be adjacent to the building 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 should be no permanent protrusions or structures on the floor, roof, or side of the building. The side of the columns perpendicular to the building line must not exceed 1/6 of the width of the arcade. e) 30% of the arcade area is included in the calculation of the required planting area. f) Underneath the arcade, at the same width as the arcade 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) arcades may be constructed without columns, provided that this is permitted by the structural design of the building in which they are located.
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3. In street plans where the widths of sidewalks have not been specified numerically, they are determined as follows:
a. For road widths up to 7.30 m, the minimum arcade width is 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.
For the purposes of this article, the width of a road 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 opposite sides of it or between such a road and a square is taken into account. If there is a local widening or provision for a front garden in this section of the road, measuring less than one third of this section, measured on the axis of the road, this additional width shall not be taken into account.
Any cut-offs at street corners are not taken into account.
In dead-end streets, any widenings at their dead-end end are not taken into account.
4. In buildings where the arcade provided for in the approved street plan has not been opened, no building permit shall be granted for any addition, either in height or in extension, to the building. Repairs and alterations as well as changes in the use of the existing building are permitted.
For buildings requiring repairs due to earthquakes or in the case 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 constructed with a lawful permit or revision and in accordance with the terms thereof
b) if it has been legalized under clause 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 existed prior to the approval of the city plan and at the same time any building regulations in the area prior to the publication of the Presidential Decree of 23.10. 1928 for areas outside the building plan and prior to the publication of Legislative Decree 16.8.1923 for areas within the plan.
d) if it existed prior to Royal Decree 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) in the case of a vertical addition based on a building permit pursuant to paragraph 6 of Article 101 of Legislative Decree 8/1973 to a building that had been exempted from demolition under the provisions of Law 410/1968 and Law 720/1977.
2. In buildings or parts thereof referred to in paragraph 1, the coefficients of coverage, building, volume and height are calculated in accordance with the regulation and the urban planning provisions that were 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-rise 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 building coefficient of no more than 400 m².
It is possible to construct more than one low building on the plot, provided that the total surface area of all buildings calculated in terms of floor area does not exceed 400 m².
2. In the total area resulting from the building coefficient, for low-rise buildings, except for those referred to in Article 11, balconies and open covered spaces are not calculated, regardless of their area. Low-rise buildings are freely placed within the plot when they do not adjoin the rear and side boundaries of the plot, the minimum distance of the building from the
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The limits are D=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 with a maximum height of 1.50 m are permitted, as well as the other structures referred to in Article 20. The provisions of this article do not apply to areas where the permitted height is less than 11 m. 6. In all other respects, the construction of low-rise buildings is governed by the provisions of this law.
Article 25
Incentives for the construction of buildings with minimum energy consumption
1. In cases where a building is classified according to its energy study in the highest energy categories as defined at any given time and in accordance with its energy design, the minimum possible energy consumption is required through energy saving systems and renewable energy systems, then an incentive to increase the s.d. by 5% is given.
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 and 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 completion 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.
b) A solemn declaration by the supervising engineer that the building was constructed with the energy characteristics specified in the initial energy study, while any possible small-scale changes must be documented as not increasing the building’s energy consumption above the permitted limits.
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3. By decision of the Minister of Environment, Energy, and Climate Change, the specifications for buildings with minimum energy consumption, the manner and frequency of inspections, the amount of fines in the event of non-implementation of the study, and any other related issues. Article 26 Special arrangements for the service of persons with disabilities and/or persons with reduced mobility
1. In all new buildings, except for residential buildings, for which a building permit is issued after the publication of this law, horizontal and vertical access must be ensured for persons with disabilities and/or persons with reduced mobility, and services must be provided to them in accordance with the Design Guidelines of the Ministry of Environment, Energy and Climate Change “Designing for All,” as well as ISO 21542-2011 “Building construction — Accessibility and usability of the built environment” and/or the “ADA- Standards for accessible design” in areas not covered by the above Design Guidelines of the Ministry of Environment, Energy and Climate Change, as amended and in force at any given time. These buildings must also provide sanitary facilities accessible to persons with disabilities and/or persons with reduced mobility, amounting to 5% of the total number of sanitary facilities for public use or, in any case, at least one per sanitary facility complex, which may be for mixed use (men/women). The above accessible sanitary facilities will be included in the number of sanitary facilities required per use by other provisions. If the above buildings have parking spaces, then 5% of these, or at least one, shall be suitably adapted for use by disabled persons.
Especially for residential buildings, horizontal and vertical access must be ensured for persons with disabilities and/or persons with reduced mobility in all external and internal common areas of residential buildings, as well as ensuring conditions for easy conversion of dwellings into dwellings for future users with disabilities/mobility impairments. For this reason, the following are required:
a. the provision of doors to the external and internal common areas of residential buildings with a minimum acceptable clear width of 0.90 m
b. the provision of 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 dwellings of free space, 0.90 m wide, to the right or left of the basin for potential wheelchair access, with free access to it from the door of the sanitary area.
2. Accessibility of buildings for persons with disabilities and/or persons with reduced mobility and their service is ensured by walkways that start at sidewalk level and reach the elevator door and consist of:
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a) corridors with a minimum width of 1.30 m and smooth floors without steps, with a slope of up to 5%
b) from elevators with minimum internal clear dimensions of 1.10 m in width and 1.40 m in length 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. These elevators must be equipped with audiovisual and tactile aids to assist blind or deaf persons (e.g., embossed 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. T
3.The common outdoor areas of the plots on which the buildings referred to in paragraph 1 are constructed must be suitably designed, 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. Buildings existing prior to the entry into force of this law that house public services, legal entities governed by public law, legal entities governed by private law in the broader public sector, public benefit organizations, first and second-level local government organizations, or are used for public gatherings (conference, exhibition, museum, concert, sports and/or cultural venues, temples, theaters/cinemas, restaurants/pastry shops/cafes/entertainment centers, multipurpose halls, passenger waiting rooms, banks/exchange offices, etc.), temporary accommodation, education, health and social welfare, justice and correctional facilities, offices and commerce, industry and crafts, as well as car parks and petrol stations, must be adapted so that their functional areas are accessible to persons with disabilities and/or persons with reduced mobility.
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 a6> case of existing buildings that are mentioned in the present 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 smaller 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 persons 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 tables and chairs inside or outside, 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 public spaces in settlements (e.g., areas intended for pedestrian traffic such as squares/sidewalks/pavements/traffic islands, green spaces/parks, stops/platforms, etc.), provided that the terrain allows it, it is mandatory to ensure access for persons with disabilities and/or persons with reduced mobility by means of pedestrian walkways/walkways for the blind/ sloped surfaces (ramps) without steps with a slope of up to 5%, accessible mechanical means of covering height 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 the allocation of 5% of parking spaces or at least one for use
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disabled vehicles, in accordance with the Directives, standards and regulations referred to in paragraph 1 above.
Under no circumstances is it permitted to construct a single step at any point in public areas.
All staircases constructed in outdoor areas 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 implementation 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 Environment, Energy and Climate Change 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. A presidential decree, issued upon the recommendation of the Minister of Environment, Energy, and Climate Change, shall determine the terms and conditions for construction near streams. By decision of the Minister of Environment, Energy and Climate Change, following the opinion of the Central Council for Urban Planning Issues and Disputes, any interpretative issues arising from the application of the provisions of this law, as well as any provision of the current urban planning legislation, due to different interpretations by the competent authorities, shall be resolved.
Article 29
Repealed provisions
Upon entry into force of this law, Law 1577/1985 shall be repealed, as well as any provision contrary to the provisions of this law.
Article 30
Final and transitional provisions This law shall enter into force sixty (60) days after its publication in the Government Gazette.
2. Licenses in force at the time of entry into force of this law may be revised in accordance with the provisions of this law.