Welcome, Lekin.... it sounds as if you have a quite specific property in mind. with the detail you've provided. Any restoration with permissions will almost guarantee you will need an architect to provide the plans for said restoration. Spain and its Adjuntaments have  woken  up to liability and it isn't going to be thiers. Engineers plans are not a problem but add time to the process and don't come with a guarantee of a pass. I submitted two plans for an extension to my Almacen and a bolsa with windturbine. via an architect , extension failed but bolsa was granted but it took 11months. It seems from the grapevine in my area Freginals people are having more success buying land with sufficient area with no building and applying for a 60 - 80 m2 Almacen. But this can vary for area to area and the side the mayor got out of bed. Im reliably informed that in Ginestar the new Mayor has put a blanket ban of any new builds for the moment in what was a easy area in the past for legal permissions. So do your homework speak with the locals  buyer beware.

B4 I touch illegal or sin permissions, and get a mouthful about the British bringing  the community into disrespect , the Spanish are no better or worse in extending here and adding a bit there. Im unaware of the 20 % rule but its one of many variations on a theme that I have heard. If this is an annual allowance with compound interest it would only take 10 years or so to double your property footprint  Hmmm 

So sin permissions IMHO.... no guarantees or hand holding or the bloke who said its OK in the pub is going to help if you get a visit and Jobsworth applys the law. Im not saying dont do it but at worst be realistic of a worse case senario and can u afford to have  it stopped or dismantelled. Again IMHO examples will be made sooner than later but they will probably start with someone really taking the p..s !  Renovating back to spec an existing building does need permissions but having the law to stop it or knock it down with out permissions is probably unlkely and a grey area.

I probably doubt and I personally know of no one who hasn't added a porch here or a shaded terrace there or a genny shed , dog kennels, wood store, swimming pool aka bolsa/cistina , bread oven or patio or intends to do so without asking for permission. No doubt someone will say I have Im totally legally and always will be . Well bully for them and I hope the Guardian is still a riviting read, but put things into perspective and do the maths, but no one will underwrite sin permissions like all of us you pays yor money you takes your chance !

Research and local advice and real life stories in your area of choice is where to start. HTH. Just looking for my flax jacket  . WoO

Good luck with your project Lekin. I am awaiting a building permit from Tortosa for land without any building on it next to my Finca. The architect said Tortosa was still granting permits (Oct.07) but other areas not so. Max. size is 50sq metres with a height of 5m. (land is 1.5ha) & must be built to look like an almacen for his final photos, then we make into a casita. 3/4 months wait for permit. Since then I found out it would have been cheaper to employ an agricultural engineer (1k€) than architect (3k€) but latter might have more clout(?).
Another trick is to put a temporary bathroom in (not plumbed) before architect/engineer makes his intial report therefore giving the impression a bathroom existed already.
My casita was 40 sq m. & is now 92, our architect made a certificate (200€) stating before & after, photos etc & date of construction being finished. 6 years from this date means I can make legal providing the laws don't change.
Regards Paul

Hello All,
           My parents have a plot .75 hect off the old El Perello/Tortosa rd in Tortosa ajuntament with a small derelict casa on it.Does anyone know the current rules on reforming it to a holiday home standard keeping to the original footprint.
                                                                                        Regards,
                                                                                                    briand

Hi Lekin. Just out of interest, have you actually located the property that you would like? If you are still looking, due to a change in our circumstances, we may well be looking to sell our, as yet, unrenovated 2 room casa located just outside L'Ampolla.  Deeds actually state casa on land - which is a good starting point from which to work. If you do have an interest just send us an e mail at snbache@yahoo.co.uk.  In any case, best of luck with your search.
Nicson