San Cibrao das Viñas makes the urban planning license ordinance definitive

The City Council of San Cibrao das Viñas has definitively approved the municipal Ordinance regulating urban planning enabling titles, the text that determines when it is mandatory to request a building permit and in which cases a prior communication suffices. The agreement became definitive as no claims were presented during the public exhibition period, and the full text is published in the Official Gazette of the Province of Ourense on November 12, 2026, section IV. Local Entities (reference 353132).

The initial approval took place in the extraordinary session of the Plenary on July 22, 2026, by unanimity of the 13 councilors of the corporation: 11 from the Municipal Group of the Partido Popular and 2 from the Socialist Municipal Group. The agreement opened a thirty-day period of public information and hearing for interested parties, with publication in the provincial gazette and on the notice board, and sent the text to the municipal electronic office. Without allegations, the regulation was definitively approved without the need for a new plenary agreement, in application of article 70.2 of Law 7/1985, of April 2, on the bases of the local regime. The announcement is signed by the mayor, Marta Nóvoa Iglesias.

The ordinance complies with the obligations of regulatory adaptation and integrates the municipal regulation on the processing of enabling titles into a single text. The statement of reasons cites Law 2/2016, of February 10, on Galician land, its regulation approved by Decree 143/2016, Law 9/2021 on administrative simplification, and Decree 60/2025, of July 21, which regulates municipal conformity certification entities. The resulting text organizes 55 articles into four titles, with two additional provisions, one transitional, one repealing, one final, and two annexes.

Permits: three months to resolve and six to begin

Applications for urban planning permits must be resolved within a maximum period of three months from the entry of the complete documentation into the municipal registry, without prejudice to suspensions for reports or authorizations from other administrations. The permit is granted as a regulated act and the resolution may be a grant with authorization to start, a grant without start, a conditional grant, or a reasoned denial.

The execution deadlines are fixed as follows:

• Six months to start the works from the day following the notification of the permit.
• Three years maximum to complete the works, with the limit set by the resolution itself.
• Six months as the maximum justified interruption of execution.

Extensions may not exceed the period initially granted and, in the case of buildings, require the exterior of the construction to be completed and a guarantee of 100% of the budget for those pending exterior works. Before granting, the City Council may require the payment of fees, the deed of transfer of land outside alignments, and a guarantee of 100% of the complementary urbanization works.

Prior communication: fifteen business days of waiting

For acts subject to prior communication, the promoting person must present the standardized form at least 15 business days before the start of the actions, a period counted from the entry into the municipal registry. The communication enables the action after that period has elapsed, but does not constitute administrative authorization: it opens the way for subsequent control and may be declared ineffective due to inaccuracy, falsehood, or omission of essential data.

Under this regime, the maximum period to start the works is three months and the completion period is one year, extendable by an extension that does not exceed half of the initial period. The regulation lists as subject to prior communication, among others, minor works, conservation and maintenance, the first occupation of buildings, the fencing of properties, greenhouses, the placement of signs visible from the public road, and the change of ownership of current licenses. Excluded from both license and prior communication are land subdivisions derived from compensation or equidistribution projects, emergency works for security, municipal actions, and street vending.

Private certifications and electronic forms

Title IV regulates the intervention of municipal conformity certification entities (ECCOM), which can certify the adequacy of projects and works to municipal regulations before processing. When the license application is accompanied by a conformity certification, the municipal technical and legal reports become optional and the resolution period is reduced to one month. Responsibility for the certificate rests exclusively with the issuing entity, without prejudice to municipal inspection competencies. Professional associations may act as ECCOM if they meet the legal requirements.

The text includes two annexes. The first establishes the rules for presenting technical projects in digital format: PDF files digitally signed or endorsed by the professional association, with a maximum size of 25 MB per file and names composed only of letters and numbers. The second collects six mandatory standardized forms: building license, demolition license, prior communication of works, local adaptation for activity, start of authorized works, and first occupation. All will be available on the municipal electronic office.

The ordinance enters into force on the day following the publication of its full text in the provincial bulletin, that is, on November 13, 2026, and repeals provisions of equal or lower rank that oppose it. Persons holding already initiated proceedings may withdraw and avail themselves of the new regulation provided they express this before the express resolution. An administrative appeal may be filed against the agreement before the Administrative Chamber of the High Court of Justice of Galicia, based in A Coruña, within two months from the day following publication.

The regulation directly affects any developer, company, or neighbor who builds or opens an activity in the most populated municipality in the Ourense area: it sets deadlines, documentation, and required guarantees, and introduces the private certification route to reduce processing times.

Source: Official Bulletin of the Province of Ourense, November 12, 2026, section IV. Local Entities (official reference: 353132).