Filenews 5 September 2025 - by Angelos Nicolaou
A new fast-track urban planning licensing framework for buildings damaged by the devastating fire of July 23 in the mountainous communities of the Limassol District is fully implemented. According to a circular issued by the Ministry of Interior, the aim is to immediately restore the damages and support those affected, with a drastic reduction in the time for examining applications.
The new framework, which is based on a relevant decision of the Council of Ministers dated 30 July, introduces special provisions for the rapid approval of planning permits and concerns building owners who have already been classified as beneficiaries of state support.
According to the latest available data (until Tuesday, September 2nd), the Limassol District Authority (EOA) has proceeded to an extensive recording of the affected premises:
>> 353 cases were identified with a building permit file. It should be noted, however, that a significant number of these cases show violations of the terms of the permit.
>> 49 cases have a planning permit.
>> 129 cases have not secured any license.
>> 179 cases remain under investigation, with the number changing as the examination of the files progresses.
What does the new urban planning licensing framework provide?
1. For buildings with a permit (or certificate of approval): In cases where the buildings have a planning permit, a building permit and/or a certificate of approval, regardless of location (within or outside the Development Boundary), a Special Development Decree will be issued. This allows the issuance of the planning permit by way of exception, based on Article 22 of the "Urban Planning and Spatial Planning Law", accelerating the reconstruction. In this way, the planning permit is considered to have been granted, speeding up the remediation procedures. It should be noted that for those existing buildings that had not obtained a planning permit or a building permit (either relevant applications had been rejected, or an application for a permit had never been submitted), the planning permit cannot be considered to have been granted.
2. For buildings without a permit or with arbitrary additions: Special care is taken for buildings that either do not have any permit, or have undergone conversions/additions without relevant licensing.
For these cases, it is foreseen that applications will be examined within 20 working days by the Urban Planning Authorities (EDA Limassol and the Department of Urban Planning), without requiring a spatial plan or title deed. The necessary data will be obtained directly from the web portal of the Land Registry Department and the Central Information Warehouse.
In order to ensure a uniform and lawful procedure, a new technical circular is also expected from the director of the Department of Urban Planning, which will determine the parameters for the examination of applications, including those in derogation from the current development plans.
The urban planning authorities are called upon to faithfully implement the instructions of the Ministry of the Interior, recognizing that in many of the affected areas there was no previous urban planning legality, which intensifies the need for regulation and integration of these constructions into the institutional framework. Specifically, in the relevant circular dated 2 September, it is stated: "The Urban Planning Authorities are invited to proceed with the faithful implementation of the decision of the Minister of the Interior for the exceptional application of an accelerated examination and decision-making procedure within 20 days, as well as the procedure for the examination of applications by way of derogation for these cases, taking into account the government's policy for supporting the countryside and the finding that a large number of premises, that were affected by the fires do not have the relevant permits, based on compliance with the relevant legislation".
Financial support – Significant progress in implementation
The State proceeded swiftly to provide financial support to those affected:
The one-off allowance for the first residence has been paid to 95% of the beneficiaries. In total, an amount of €2.2 million was granted to 279 affected families. There are 10 cases pending, for which the submission of data by the beneficiaries is required in order for the amounts to be paid. The largest number of those affected received the lump sum within a week of the announcement of the measure, without bureaucratic delays.
Of the 115 applications for rent subsidies for affected families whose permanent residence has been completely destroyed, 85 have been approved and paid, with the rest being processed immediately. The subsidy is given in advance every quarter and has started from September 1st.
With regard to the granting of financial support for the full restoration of the damages to the property of the affected and according to the registration, 718 premises have been affected, of which 335 have been completely destroyed and the rest have suffered partial destruction. Fifteen three-member crews of ETEK carry out a cost assessment of the losses at current market prices. As a matter of priority, cost estimates for permanent homes that have suffered partial destruction are processed. So far, the evaluation of ETEK's reports for 615 cases has been completed. In total, 47 beneficiaries have been informed by the Limassol District Administration to sign the acceptance of the compensation amount, of which 16 have already received the relevant compensation.
The Minister of the Interior, Konstantinos Ioannou, underlined that the government's goal is to offer full and not fragmentary rehabilitation to the victims, noting that most of the measures were implemented within a few days of the fire. He pointed out the need to revise urban planning procedures, as well as the upgrade of the natural disaster management mechanism: "The recent fire has proven that the climate crisis is now present and not a theoretical threat. The government has taken brave decisions to directly support those affected and ensure the resilience of our communities."
The new licensing framework aims not only to repair the damages but also to revitalize the countryside, offering the possibility of legalization to premises that until recently were outside the institutional framework. The government, in cooperation with local authorities and professional bodies, seeks to turn this crisis into an opportunity for a new beginning, with legitimacy, organization and support for the residents who have been tested.
