The Government is attempting to provide a solution to an important issue that is plaguing many businesses, especially in the industrial, tourism and trade sectors, that of employee housing, through the Housing Plan for the Construction of Collective Accommodation Units, which was recently announced by Interior Minister, Constantinos Ioannou.
As InBusinessNews has been informed, in order for this to come into force immediately, today, Friday, 12 December, the relevant Order of the Minister of Interior will be published in the Official Gazette of the Republic, through which the conditions for the location of Collective Accommodation Units will be clarified, while the minimum required specifications will also be determined.
It is noted that the said Scheme was announced and will come into force after consultations held by the Department of Town Planning and Housing with the Cyprus Chamber of Commerce & Industry (CCCI), the Cyprus Employers & Industrialists Federation (OEB), the Cyprus Hotels Association (PASYXE) and Association Cyprus Tourist Enterprises (ACTE).
It is recalled that, as the Minister of the Interior emphasised during the announcement of the Scheme, "the difficulty of finding accommodation for workers in many cases constitutes an obstacle to their search for work in these sectors, a fact that does not allow for the smooth operation of businesses."
At the same time, he pointed out, "the reservation of housing for the accommodation of seasonal staff exacerbates the housing problem in areas that are already facing increased pressure", while "at the same time, we all often witness incidents where workers from third countries reside in units that are unsuitable in terms of hygiene and safety."
The Scheme, Ioannou also underlined, is expected to have multiple social and economic benefits, since it aims to meet the need for short- and medium-term residence of these workers, especially seasonal workers.
As he explained, the Scheme allows for the construction of specialised types of residential units, adapted to the needs and data of this group of workers, while ensuring a dignified standard of living for them.
"This specific Scheme has a dual objective. In addition to strengthening the smooth operation of the productive sectors, the Scheme for the Construction of Collective Accommodation Units will contribute to the reintegration of units that are currently occupied into the labour market, gradually ensuring the balance between supply and demand and thus leading to decompression of purchase and rental prices," he added.
The Scheme
Regarding the Scheme, it is worth noting that it will concern both individual collective housing units and complexes of collective housing units.
It is noted that the Collective Accommodation Unit refers to a single housing unit that has a common entrance/exit for the tenants and which is used exclusively for the accommodation of up to twelve (12) tenants, while the Collective Accommodation Unit Complex refers to a complex that includes more than one Collective Accommodation Unit, which are under unified management.
The location conditions
In relation to the zoning requirements, according to the Scheme, Collective Housing Units will be permitted in development areas, provided that the Basic Development Principles and the objectives of the Development Plans are respected:
- In properties where the use of Collective Housing Units is permitted by the Development Plan in force at any given time.
- In properties that fall within a designated Commercial Zone (Shopping Centres and Activity Axes, axes leading to the centre of settlements, etc.), or where commercial development is permitted based on the Development Plan. It is noted that, in properties that fall within a designated Commercial Zone, it is not possible to locate Collective Residence Housing Units on the ground floor of the buildings, in order to ensure commercial continuity, unless the conditions of the relevant policy for residential development on commercial axes of the relevant Development Plans are met.
- In properties that fall within a designated Tourist Zone.
- In properties that fall within a designated mixed Residential and Office Zone or a mixed Residential, Office and Services Zone.
- On properties that fall within a designated Residential Zone, along Roads of Primary Importance, regardless of the Zone's building coefficient.
- In properties that fall within a designated Residential Zone in the immediate perimeter of a Tourist Zone or Industrial or Craft Zone/Area, or in properties in the perimeter of a Tourist, Industrial or Craft Zone/Area which adjoins a Road of Primary Importance.
Additionally and exceptionally, the Town Planning Authority will be able to approve Collective Housing Units in other areas, under the following conditions:
- The location where the development is proposed to take place is considered suitable from a spatial planning point of view for this specific type of development.
- The development, in the opinion of the Town Planning Authority, is part of the environment, character, physiognomy and scale of the area and does not significantly affect the environment and landscape, the amenities of the wider area and the comfortable and safe movement of vehicles and pedestrians.
- The location where the development is proposed to take place does not fall within the Urban Planning Zones listed below.
- The consent of the Local Authority has been secured. Before submitting an application for a planning permit, the owner of the land under development should consult with the Local Authority, in order to obtain its written views in advance. It is noted that, during the consultation with the Local Authorities, a time limit of thirty (30) days is provided, within which the Local Authorities are requested to respond.
Development constraints
It is emphasised that the construction of a Collective Housing Unit will not be permitted:
- In a Residential Zone, when the maximum number of beds exceeds thirty (30) per plot of normal area, and when the maximum total number of beds of all licensed Collective Accommodation Units, within a radius of five hundred (500) meters, exceeds five hundred (500) beds.
- In Areas of Special Character (ASC), rural areas, outside the Development Limit, environmentally sensitive areas, such as Protection Zones, as well as in other areas which are defined as Agricultural, Livestock Zones/Areas, Industrial/Craft Zones/Areas, Economic Activity Zones, Quarry Zones, etc., given that the environment in these areas is not suitable for residence, and neither are the prevailing uses in these areas compatible with development that concerns the livelihood of the population.
Required spaces and specifications
However, with the aim of preserving the quality of accommodation, the design of Collective Housing Units should ensure comfortable functionality, comfort and safety for the residents, and meet the following minimum specifications:
1. Sanitary facilities shall include at least a toilet, a washbasin and a shower.
Additionally, the units must have one vehicle parking space for every six bedrooms or fraction thereof, as well as one parking space for a moped or bicycle for each bed.
Even for the purposes of promoting sustainable mobility, in Collective Accommodation Units which are served by a bus and/or minibus which is connected to the workplace, in accordance with article 43 of the Urban Planning and Zoning Law, one car parking space will be required for every 12 rooms, and one moped/bicycle parking space for every two beds.
Furthermore, in cases of submitting an application for a planning permit for Collective Accommodation Units within the shell or within the grounds of tourist accommodation, only one moped/bicycle parking space will be required for every two beds.
Building factor and other restrictions
It is also worth mentioning that the building coefficient , the coverage percentage , the number of floors and the height of the development will not exceed the maximum permitted sizes by the applicable Urban Planning Zone.
It is noted that, in cases of locating Collective Housing Units within a Residential Zone, the relevant provision of the Development Plans for a reduction to 70% of the maximum building coefficient of the prevailing use will not be applied.
Furthermore, the Town Planning Authority, at its discretion, may impose restrictions and/or conditions to ensure the rational integration and operation of the proposed development in the host area, which may concern increasing the distances of the building from the borders, ensuring perimeter greenery, increasing the required number of parking spaces, etc.
Based on the Plan, also, in the cases of Collective Accommodation Units within the shell or within the tourist accommodation grounds, it will not be necessary to provide a kitchen and/or living area, while a Collective Accommodation Unit will be able to coexist with another use permitted by the applicable Urban Planning Zone, either within or outside its shell.
In addition to the above, Collective Accommodation Units must be accessible to persons with disabilities, while they will not be permitted as self-service accommodations (short-term accommodation) and generally as tourist accommodations, as defined by the "Law on the Regulation of the Establishment and Operation of Hotels and Tourist Accommodations".
It is noted that the Competent Authority may carry out periodic inspections at any time to confirm compliance with the above and take appropriate measures to ensure the comfort of the hosting areas from any arbitrary intensification of use.
It is also noted that before submitting an application for a planning permit, the owner of the land under development should consult with all required Public Authorities to secure their written opinions in advance.
It is emphasised that in cases of submitting an application for a planning permit for Collective Accommodation Units in Tourist Zones or within the shell or within the grounds of tourist accommodations, consultation should also be carried out with the Deputy Ministry of Tourism.
(Source: InBusinessNews)
