Pursuant to the Town and Country Planning Law, “development” means:
“...the carrying out of building, engineering, mining, or other operations in, on, over, or under immovable property, or the making of any material change in the use of any buildings or other immovable property.”
For the avoidance of doubt, for the purposes of this section, development includes:
(a) the use as two or more dwellings of any building previously used as a single dwelling, whether or not any such change of use involves any building operations;
(b) the disposing of refuse or waste materials on immovable property, notwithstanding that the immovable property is comprised in a site already used for that purpose, if either the area of the deposit is thereby extended or the height of the deposit is extended and exceeds the level of adjoining land;
(c) without prejudice to any regulations made under this Law relating to the control of advertisements or any issued Regulations under this Law, the use for the display of advertisements of any external part of a building which is not normally used for that purpose;
(d) the subdivision or partition of any immovable property into plots or separate plots;
(e) the demolition of any building.
(f) the opening of any street.”
A planning permit is required for any type of development. The only exception applies to developments specified in the General Development Order (K.D.P. 181/2024).
By submitting an application to the Planning Authority for determination (Form EA9), a thorough assessment can be conducted, allowing you to obtain the Planning Authority's official position on whether a planning permit application is required for a specific type of development.
As of 1 July 2024, all applications for obtaining a Planning Permit and Building Permit must be submitted electronically through the HIPPODAMUS electronic application submission and management system.
As of 01/07/2024, all applications for obtaining a Planning Permit and Building Permit must be submitted electronically through the HIPPODAMUS electronic application submission and management system.
Regarding the amendment of Directive 2/2020, in accordance with Article 6 of the Town and Country Planning Law, applications will be submitted through the special procedure of the Planning Permission for Residential Development of up to 2 housing units on a registered plot or a plot under creation.
Regarding Directive 1/2022, in accordance with Article 6 of the Town and Country Planning Law, applications will be submitted through the special procedure of Planning Permission for Residential Development of 3 or 4 housing units, up to 12 terraced houses, up to 20 apartments in an apartment building, and Commercial and/or Office and/or Mixed Residential with Commercial and/or Office development with a total usable area of up to 1000 sq.m., on a registered plot or a plot under creation.
All applications for obtaining a Planning Permit and Building Permit submitted electronically through the HIPPODAMUS electronic application submission and management system must follow the electronic application submission standards as defined in the relevant Directives of the Minister of Interior.
The HIPPODAMUS electronic system for the submission and processing of planning and building applications accepts applications for various types of developments and permits issues.
Α. For Planning Permits
Β. For Building Permits
As of 1 July 2024, all applications for obtaining a Planning Permit and Building Permit must be submitted electronically through the HIPPODAMUS electronic application submission and management system.
Every application submitted to the Licensing Directorate must be signed by the legal, registered owners of the property to which the application pertains. The signatures must be certified by an authorised Certifying Officer or by the authorised development consultant.
The fees paid upon the submission of an application are determined by the relevant Regulations. The HIPPODAMUS system includes a special calculation field that determines the required fees based on the type and scale of the development.
The fees are paid exclusively online through the HIPPODAMUS system.
In cases where an application for development is submitted by Local Authorities, no fees are required. If the application pertains to addressing the reasons for refusal of a previously submitted application for the same development, 30% of the previously paid fees must be paid.
Fees are refunded if a Hierarchical Recourse is accepted by the competent Ministerial Committee.
In every case of submitting an application to the Planning Authority for development, in instances of co-ownership, the applicants' signatures must be certified by an authorised Certifying Officer or the authorised Consultant of the development.
In all cases of applications concerning the development of parcels that do not qualify as "plots", the issuance and submission of a Certificate of External Boundary Demarcation is required.
In cases of developments on parcels located outside the designated development boundaries, the reissuance of a previously granted planning permit is not allowed.
NEW PROCEDURE FOR PLANNING AUTHORITY CERTIFICATES
(SPECIAL DEVELOPMENT ORDER 2024 AND AMENDED DIRECTIVE 2/2020)
The new procedure for the Planning Authority Certificate came into effect on 2 October 2024, following its publication in the Official Gazette of the Republic of Cyprus on 27 September 2024, under the Town and Country Planning (Residential Development in Plots and Plots Under Creation) Special Development Order 2024 (K.D.P. 322/2024).
This new Certification procedure is an evolution of the Planning Certainty process, which has been in place since 1 October 2020 under Directive 2/2020. The process had been under discussion since 2022 with the District Officers of the Department of Town Planning and Housing, coordinated by the Department's Director, and subsequently with the ETEK (Cyprus Scientific and Technical Chamber). It is the first of 22 Licensing Simplification Measures approved by the Minister of Interior in October 2023. As of 2 October 2024, the scope of Directive 2/2020 has also been modified.
According to the provisions of the Special Development Order, for simple residential development applications in plots or plots under creation, which involve up to two housing units, and where no discretionary authority is required from the Planning Authority, and the development is not located in areas with special characteristics (such as the Buffer Zone), only a Planning Authority Certificate will be issued. In this case, the responsibility for the submitted data lies entirely with the consultant/planner. These applications have been removed from the scope of Directive 2/2020, which, as amended, continues to apply only to applications that require discretionary authority or concern plots in areas with special characteristics.
For the certification process, a new function has been introduced in the HIPPODAMUS portal for the certification process, designed to be exceptionally simple for both external and internal users. For the first time, ETEK’s request to digitalise the Consultant’s Declaration Form has been met, allowing it to be completed electronically for easier use.
Under the new procedure, the signatures of owners are not required to be verified. The HIPPODAMUS portal will accept the form directly without review of the submitted documents (such as title deed copies, cadastral plan, professional liability insurance certificate, ETEK training seminar certificate, and architectural plans): a fee of €60 will apply, as in the case of a determination request. After submission, a brief review will be conducted to confirm that the application falls within the scope of the Special Development Order and that the responsible consultant/planner has carried out a strategic review of key development aspects such as building coefficient and coverage ratio and has assumed full responsibility for accuracy. Following this review, the Certificate will be issued, or the application will be rejected if it does not meet the criteria.
Additionally, the HIPPODAMUS portal now includes an automatic issuance function for Certificates, following ETEK’s recommendation. If the Planning Authority does not complete the review within 20 working days from submission, the system will automatically issue the certificate.
Finally, sampling inspections will be conducted every six months by the Planning Authorities, covering 10% of applications, with findings reported to ETEK and the Ministry of Interior.
This new Planning Authority Certificate procedure is expected to reduce the workload for Planning Authorities, as simple residential development applications in plots or plots under creation will no longer require a formal planning permit, which will now be considered granted upon the issuance of the certificate.
We hereby inform you that the submission of applications for Approved Planning Certificates (ΕΠΒ) and A12 (Building Permits) is carried out exclusively electronically through the Integrated Information System “IPPODAMOS”.
Key points to be taken into consideration during the preparation and submission of the above applications:
a) Complete submission: Applications must be accompanied by all required supporting documents (plans, title deeds, topographical surveys, etc.).
b) Avoidance of delays: Applications submitted incomplete or with missing information will be returned for completion, resulting in delays in the issuance of APC or A12. A double check of all documents and plans should be carried out prior to submission in order to avoid returns and delays.
c) Relevant legislation:
APC: ΚΔΠ 322/2024, ΚΔΠ 60/2025
A12: ΚΔΠ 32/2025, ΚΔΠ 91/2025
d) Advantage of electronic submission: The use of IPPODAMOS ensures a fast, transparent, and traceable process for all applications.
e) Support: For any questions or clarifications, you may contact the Licensing Directorate of the Limassol District Local Government Organisation (EOA Limassol) by telephone at 25271000 or 25271591 (for consultants only), or by email at dimitra.rotsidi@eoalemesos.org.cy.
IT IS EMPHASISED THAT THE CORRECT AND COMPLETE SUBMISSION OF APPLICATIONS FACILITATES THE TIMELY ISSUANCE OF APC AND A12 AND CONTRIBUTES TO THE OPTIMAL SERVICE OF ALL INTERESTED PARTIES.
Σε περίπτωση υποβολής αίτησης για εξασφάλιση πολεοδομικής άδειας για νέα ανάπτυξη σε τεμάχια που βρίσκονται εντός της Περιοχής Ειδικού Χαρακτήρα (ΠΕΧ) και εντός των Περιοχών Ποιοτικής και Αισθητικής Αναβάθμισης (ΠΑΙΑΝ), με βάση τις πρόνοιες της παραγράφου 7.12 του Παραρτήματος Ε’ του Σχεδίου Περιοχής Κέντρου Λεμεσού, κατά την υποβολή αιτήσεων θα πρέπει να συμπεριλαμβάνονται και τα εξής:" :
Τα πιο πάνω αφορούν μόνο τεμάχια εντός της Περιοχής Ειδικού Χαρακτήρα του Σχεδίου Περιοχής Κέντρου Λεμεσού.
Πέραν των πιο πάνω, ειδική περίπτωση αποτελούν οι ενορίες Νεάπολης και Τσιφλικούδια καθώς αρμοδιότητα της ομάδας μας αποτελούν μόνο τα τεμάχια που διέπονται από τις πρόνοιες του Σχεδίου Περιοχής Κέντρου Λεμεσού.
The legal framework governing Development is the Town and Country Planning Law (Law 90/1972) and its subsequent amendments.
Building permit is governed by the Streets and Buildings Regulation Law and the relevant Regulations.
For more information, visit the Department of Town Planning and Housing website at https://bit.ly/SxedioPoleodomikisAmnistias.
In order to simplify and expedite the licensing system, the Minister of Interior, acting as the Planning Authority pursuant to Article 4 of the Town and Country Planning Law and paragraph 14 of the Delegation of Powers Order, issued Circular No. G.E. 067 dated 7 February 2025, with the aim of accelerating the development control procedure.
The procedure concerns the withdrawal of a planning application submitted under Directive 2/2020 and the submission of a Planning Permission Certificate (PPC) application under the Special Development Order (Regulatory Administrative Act - RAA) 322/2024.
This procedure relates to the construction, extension, improvement, or conversion of residential development of up to two housing units, either within a single building or in independent buildings, as well as ancillary buildings related to these, subject to certain conditions.
Given that a number of planning applications for the issuance of planning permission for up to two housing units under Directive 2/2020 remain pending — applications that were submitted via the HIPPODAMUS electronic system — in case no exercise of discretion is required and the applications do not fall within special zones to which the provisions of Order RAA no. 322/2024 do not apply, the competent architect/civil engineer for each application may, by completing the Architect/Civil Engineer’s Declaration for the Withdrawal of Application under Directive 2/2020 and submitting it via email to dilosiaposirsis@eoalemesos.org.cy, notify the Limassol District Local Government Organisation (EOA Lemesos) of their intention to withdraw the application and to submit a new application under the Special Development Order (RAA 322/2024, PPC application), while simultaneously confirming that the application falls within the scope of the said Order.
Full details are available in Circular No. G.E. 067 issued by the Ministry of Interior.
LIMASSOL DISTRICT LOCAL GOVERNMENT ORGANISATION (EOA Lemesos)
The new licensing framework has focused on improving the building permit process, initially for very simple developments (up to two housing) on approved or pending plots, through the Urban Planning Certainty mechanism based on Directive 2/2020, as amended. A similar approach will follow for more complex residential developments as well as for small-scale businesses and activities (commercial/office and/or mixed-use developments) that require permits, with the goal of simplifying and accelerating the procedures and enhancing transparency. As is known, some of the key features of the new framework include:
Single Licensing Authority: The new framework focuses on creating a unified licensing process for various sectors, reducing complexity and barriers for businesses, investors, and ordinary citizens.
Digitalization of the Process: The digitalization of procedures through the IPPODAMOS System is a key feature of the new framework, aiming to speed up application processing and reduce bureaucracy.
Simplification of Licensing Criteria: The criteria for issuing permits have been simplified, categorizing most developments into "low" and "medium risk", making them easier to understand and apply for stakeholders.
Transparency and Disclosure Obligations: The licensing process is now more transparent, via the electronic IPPODAMOS System, allowing citizens and businesses to track the progress of their applications.
Streamlining of Licensing Timeframes: A major advantage of the new framework is that it provides specific timeframes for the issuance of permits, aiming to avoid delays and improve application management.
Enhanced Collaboration between Competent Authorities: Cooperation between relevant authorities and agencies/services is also strengthened with the possibility of consultations through the HIPPODAMOS System for better and more coordinated management of licensing procedures.
The newly issued Directives by the Minister of the Interior (Directive 1/2025 and Directive 2/2025) aim at transitioning and applying the Urban Planning Certainty approach (Directive 2/2020) from simpler cases (up to two dwellings per plot) to more complex development forms, specifically:
3 or 4 dwellings
Up to 12 row houses
Up to 20 apartments in a residential building with a basement
Commercial development
Office development
Mixed Commercial/Office/Residential development,
with a total area of up to 1,000 sq.m.
These Εντολή 2/2020, 1/2025, and 2/2025 are aligned with the published Special Development Decrees Κ.Δ.Π 322/2024 and Κ.Δ.Π 60/2025, which refer to the process of issuing a "Certificate" in cases where no discretionary judgment is required, under specific conditions.
As of April 1st, 2025, responsibility for dangerous buildings now falls under the District Local Government Organisation.
The EOA Lemesos (District Local Organisation) has the authority to proactively investigate cases that come to its attention, as well as any related complaints it receives, within the framework of the provisions of the Streets and Buildings Regulation Law.
The Ministry of the Interior and the Parliamentary Committee on Internal Affairs are jointly working on a series of legislative amendments governing the management of dangerous buildings, aiming to strengthen existing legal and administrative tools for more effective handling of the issue.
Citizens can submit their requests to info@eoalemesos.org.cy or through the Contact Form at: https://eoalemesos.org.cy/el/contact-form
As of May 1st, 2025, the guarantee paid by the applicant for the sidewalk and/or road adjacent to their development, prior to the issuance of the building permit, will be paid directly to the Local Authorities (Municipalities and Community Councils).
The Limassol District Local Government Organisation will send the applicant a related payment notice via the "Ippodamos" System or by email, indicating the amount due as well as the responsible Local Authority to which the payment must be made.
After the payment is made to the relevant Local Authority, the applicant is required to send the proof of payment issued by the Local Authority to the DSO, either through the "Ippodamos" System or via email, so that the process of issuing the requested permit may proceed.
The conditions that must be met for a development to be permitted include adequate access, compatibility of the intended use with the applicable Land Use Plan, compliance with maximum allowable development coefficients, and adherence to various other parameters set by the Town and Country Planning Law as well as other relevant development-related legislation.
The Planning Zone Plan of each published Development Plan determines the maximum allowable urban parameters, including building coefficient, coverage ratio, number of floors, and maximum permitted height.
The desired/permitted land uses are defined in the currently applicable published Land Use Plan.
Parcels intended for development that do not qualify as "plots" are subject, depending on the area, size, and infrastructure needs, to certain requirements and constraints. These may involve securing the necessary road network and aligning with Development Plan objectives to ensure adequate open spaces and green areas for recreation and residents' well-being. This also contributes to environmental quality enhancement and microclimate improvement. The extent and location of these requirements or restrictions can be determined through an application for land subdivision ("plotting") of the parcel to be developed.
Information regarding the name and position of the competent Technician/Officer reviewing an application is provided through the HIPPODAMUS electronic application submission and review system.
Information regarding the review stage of an application, as well as any deficiencies or pending issues related to it, is provided through the HIPPODAMUS electronic application submission and review system.
The submission of a Hierarchical Recourse regarding a submitted application is possible within 30 days from the date of notification of the Planning Authority's decision on the application.
Hierarchical Recourses are submitted to the Minister of Interior after the prescribed fees have been paid to the Planning Authority and are reviewed by the competent Ministerial Committee.
The procedure for submitting and reviewing an application by way of derogation from the provisions of a Development Plan is governed by the Town and Country Planning (Deviations) Regulations (K.D.P. 309/1999).
3, Thaleias street, 3011, Omonia, Limassol (2nd floor)
Telephone: 25271000
Fax: 25271900
Website: www.eoalemesos.org.cy
The telephone service hours for the public and planners are between 8:30 AM and 2:30 PM.
The hours for arranging meetings with the Scientific/Technical Staff of the Licensing Directorate are between 8:30 AM and 2:30 PM.
Meeting with EOA Officers for the Public/Planners:
As of 1 July 2024, planning/building applications are submitted exclusively online 24/7.
A meeting with the Licensing Directorate staff can be arranged if it is deemed absolutely necessary, provided that it concerns a matter related to the responsibilities of the Licensing Directorate and that the relevant requested information is not available on the EOA Lemesos website. Arranging a personal meeting with the Scientific/Technical Staff of the Licensing Directorate is only possible through the EOA Lemesos Call Center.
| Σε περιπτώσεις υποβολής πολεοδομικής αίτησης για ανέγερση κατοικίας σε Τ/Κ γη, με σχετικό Πιστοποιητικό Μίσθωσης, είναι δυνατή η υποβολή αίτησης με τη διαδικασία της Βεβαίωσης (ΚΔΠ 322/2024), νοουμένου ότι το τεμάχιο όπου προτείνεται η ανάπτυξη βρίσκεται σε Συνοικισμό Αυτοστέγασης, όπου έχει υλοποιηθεί το σχέδιο διαίρεσης της γης σε τμήματα που είναι δυνατόν να θεωρηθούν ως οικόπεδα (χωρίς ρυμοτομία, κατάλληλου εμβαδού και μήκους πρόσοψης). Νοείται ότι σε αυτή την περίπτωση, μετά την έκδοση της Βεβαίωσης, και επειδή η αίτηση για άδεια οικοδομής πρέπει να είναι υπογεγραμμένη από τον οικείο Έπαρχο, εκ μέρους του Κηδεμόνα Τουρκοκυπριακών Περιουσιών, ο μελετητής θα πρέπει να ετοιμάσει πρότυπη επιστολή με περιγραφή της ανάπτυξης, για υπογραφή από τον οικείο Έπαρχο, την οποία να συμπεριλάβει στην ηλεκτρονική του αίτηση. |
| Ναι. Η εκπόνηση και υποβολή γεωτεχνικής/γεωλογικής μελέτης αποτελεί προϋπόθεση για έκδοση άδειας οικοδομής, και αυτή η προϋπόθεση αφορά και αιτήσεις που υποβάλλονται με τη διαδικασία της ταχείας αδειοδότησης, σε περιπτώσεις που τα τεμάχια εμπίπτουν σε ΖΓΚ 01 και 02. Είναι ευθύνη του μελετητή η εν λόγω μελέτη να υποβάλλεται όταν απαιτείται. (Το θέμα αυτό αφορά την έκδοση της Άδειας Οικοδομής) |
| Σε περίπτωση που το κλιμακοστάσιο είναι δευτέρου βαθμού, τότε αφαιρείται και το εμβαδόν του πλατύσκαλου του κλιμακοστασίου. Σε περίπτωση που το πλατύσκαλο λειτουργεί και ως χώρος αναμονής τροχοκαθίσματος, δεν θα αφαιρείται δύο φορές. |
| Ναι, το κλιμακοστάσιο λογίζεται μόνο μια φορά, ανεξάρτητα αν ο χώρος κάτω από το κλιμακοστάσιο αξιοποιείται ως ωφέλιμος χώρος, νοουμένου ότι το κλιμακοστάσιο δεν καταλήγει σε οροφή ή σοφίτα όπου υπάρχουν κύριες χρήσεις (πέραν των όσων αναφέρονται στην παράγραφο 2.2.18 της Εντολής 4/2024). |
| Η κατασκευή ισόγειου στεγασμένου χώρου στάθμευσης σε επαφή με δημόσιο χώρο πρασίνου επιτρέπεται, υπό τις προϋποθέσεις της παρ. 2.2.7 της Εντολής 4/2024 (δηλαδή ανοικτός από δύο πλευρές, εξαιρουμένης της πλευράς που εφάπτεται σε κοινό σύνορο, κ.α.). Επιτρέπεται επίσης σε σύνορο με δημόσιο πεζόδρομο (ως παρ. 5.10(δ) της Εντολής 4/2024). Ισόγειος στεγασμένος χώρος στάθμευσης δεν επιτρέπεται σε σύνορο με οδικό δίκτυο. |
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Επιτρέπονται τα διαμπερή κιγκλιδώματα (κάγκελα), και το μέγιστο ύψος τους καθορίζεται ανάλογα με το επιτρεπόμενο ύψος του περιτοιχίσματος στο συγκεκριμένο σύνορο. Δηλαδή εάν ο ισόγειος στεγασμένος χώρος στάθμευσης είναι σε σύνορο με δημόσιο πεζόδρομο όπου το επιτρεπόμενο ύψος περιτοιχίσματος είναι 1,20μ, το μέγιστο ύψος του κιγκλιδώματος είναι 1,20μ, σε αντίθετη περίπτωση επιτρέπεται μέχρι 2,10μ.
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Ερωτήσεις Σύμφωνα με την παρ. 5.1 (ΑΝΑΠΡΟΣΑΡΜΟΓΗ ΚΑΘΟΡΙΣΜΕΝΩΝ ΑΠΟΣΤΑΣΕΩΝ) της Εντολής 4/2024: «Η Πολεοδομική Αρχή μπορεί να απαιτεί/επιτρέπει, όπως οι οικοδομές ανεγείρονται σε απόσταση μεγαλύτερη ή/και μικρότερη όλων των αποστάσεων που καθορίζονται στις «Γενικές Πρόνοιες Πολιτικής» (Παράρτημα Β) των Τοπικών Σχεδίων, ή στις Γενικές Πρόνοιες της Δήλωσης Πολιτικής, αν κατά την κρίση της αυτό δικαιολογείται ή επιβάλλεται για πολεοδομικούς ή άλλους λόγους, ή/και για την επίτευξη συνεχούς δόμησης στις περιοχές όπου επικρατεί το σύστημα συνεχούς δόμησης. |
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Απάντηση Σε κοινά σύνορα, επιτρέπεται μόνο χρήση του υπογείου ως χώρου στάθμευσης, καθώς και για εγκαταστάσεις κεντρικής θέρμανσης, κλιματισμού, ανελκυστήρα, κλιμακοστασίου και παρόμοιων βοηθητικών εγκαταστάσεων. Η Πολεοδομική Αρχή είναι δυνατόν να επιτρέψει περαιτέρω βοηθητικές εγκαταστάσεις σε περιπτώσεις βοηθητικών χρήσεων που εξυπηρετούν την ανάπτυξη και δεν δημιουργούν οχληρία στο κοινό σύνορο, ειδικά σε περιπτώσεις οικιστικών αναπτύξεων (αποθήκες κατοικίας κ.ά.). |
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Το ερώτημα δεν είναι κατανοητό. Ανεξάρτητα, αναφέρονται τα παρακάτω:
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| Μηχανοστάσιο κολυμβητικής δεξαμενής, είναι δυνατόν να επιτραπεί εφαπτόμενο των συνόρων, εξαιρουμένου του οδικού συνόρου, μέχρι ύψους 1,20μ και όχι μόνο ως υπόγειος χώρος, ως και η σχετική πρόνοια της παραγράφου 5(ε) του περί Ρυθμίσεως Οδών και Οικοδομών Διατάγματος Εξαίρεσης του 2019 (ΚΔΠ 309/2019). |
| Η εγκατάσταση φ/β συστημάτων επί του κελύφους της οικοδομής, συμπεριλαμβανομένου της πλάκας απόληξης κλιμακοστασίου, επιτρέπεται, νοουμένου ότι τα φωτοβολταϊκά πλαίσια είναι οργανικά και αρμονικά ενταγμένα στην οικοδομή, σύμφωνα με τις πρόνοιες της παρ. Α.1, της Κατηγορίας ΧΙΙΙ, στο Πρώτο Παράρτημα του Γενικού Διατάγματος Ανάπτυξης του 2024 (Κ.Δ.Π. 181/2024). Συγκεκριμένα, σε επίπεδη στέγη, συμπεριλαμβανόμενης και της απόληξης του κλιμακοστασίου, τα πλαίσια πρέπει να απέχουν από τα άκρα της στέγης απόσταση τουλάχιστον ίση με το μέγιστο ύψος των πλαισίων, το οποίο δεν θα ξεπερνά το 1,20μ από το τελείωμα της στέγης. |
| Κορυφογραμμή είναι το πάνω περίγραμμα τοπογραφικών εξάρσεων/λόφων. Συνήθως οι Πολεοδομικές Αρχές, σε περίπτωση αίτησης για οικοδομή σε τεμάχιο εντός Ορίου Ανάπτυξης που βρίσκεται σε λόφο, δεν επιτρέπουν την προβολή της οικοδομής πέραν της κορυφογραμμής, αλλά επιβάλλουν τη χωροθέτηση της σε χαμηλότερο σημείο, για να διατηρηθεί η φυσική εικόνα περιγράμματος του λόφου. |