Building in Denia with a Licence Already in Place? Here’s What You Can and Can’t Change

When you picture building your dream villa in Spain, you probably imagine starting with a blank canvas, a fresh plot, open ideas, and endless possibilities. But what happens when that plot already comes with a building licence and an approved project attached?

That’s exactly the case for one of our recent clients in Denia. As John explains in the video, “This is a slightly unusual project because when our clients bought the land, it already had a building licence and a project.”

They’re a retired professional couple from Scotland – practical, forward-thinking, and with a fixed budget. The challenge? How to adapt an existing, pre-approved design so it reflects their lifestyle and budget, without getting tangled in the red tape of Spanish planning rules.

Let’s unpack how that works, what you can and can’t change once a licence is granted, and why building in Denia is a brilliant example of flexibility meeting creativity.

Buying a Plot with a Licence: Blessing or Bureaucratic Burden?

When our Scottish clients found this plot in Denia, the fact that it already had a building licence seemed like a shortcut to paradise. After all, Spanish planning processes can take months (sometimes even a year), so inheriting an approved licence sounds like a win.

But, as John puts it, “We helped them evaluate the land before they bought it. That meant going into the details about what could and couldn’t be changed within the bounds of the building licence.”

This is where our expertise at Eco Vida Homes comes in. We’ve been designing and building eco-friendly villas in Spain for decades, and understanding the fine print of building licences in Spain is second nature to us.

In most cases, certain things are set in stone:

• The location of the house on the plot can’t move.

• The volume and shape of the building are fixed once the licence is issued.

As John notes, “Normally, the location of the property is fixed, and I think that’s true everywhere. Normally, also the volume and the shape of the house are determined at that stage and cannot be changed.”

That said, there’s a bit of give, depending on where you are. “On the Costa Blanca, they can be a bit more flexible, on the Costa del Sol, they’re very straight.” In other words, Denia gave us just enough wiggle room to make things work.

What We Could Change and Why It Mattered

Our clients’ goal wasn’t to make the house bigger. Quite the opposite. “We’ve reduced the volume – in other words, we haven’t made it bigger and that’s crucial.”

Reducing the overall square metreage not only kept the project compliant with the existing building licence, but it also brought the costs down to fit their budget. “We’ve checked with the authorities that this will be okay,” John explains, “and at the end of the project we’ll provide the town hall with as-built drawings that are in compliance with the building licence.”

By working with the system, not against it, the team preserved the “spirit of the building licence” while creating something that truly fits the couple’s vision.

It’s a good reminder for anyone looking to build a house in Spain: there’s usually more room for flexibility than you think, as long as you stay within the intent of the original approval and communicate with the authorities clearly.

Building a Lifestyle, Not Just a Villa

Our clients had a clear vision – a healthy eco home with lots of natural light. Ideal for Mediterranean living with natural finishes in stone and wood.”

That’s the beauty of working with Eco Vida Homes: we don’t just design houses; we design lifestyles. As John says, “It’s peaceful and quiet here. There’s almost no traffic. The property is oriented to the north. That’s no bad thing because in the summer it’s going to be cooler.”

The design includes a yoga and art studio, a swimming pool, and a summer house tucked at the bottom of the garden. The garden itself? Low-maintenance and filled with native plants, perfect for Mediterranean living. It’s the sort of space that encourages slow mornings, long lunches, and evenings spent under the stars.

There’s even a practical touch of flexibility built into the design: “They can use the property independently of each other if they need to.” Because let’s be honest – even in retirement, a bit of personal space goes a long way.

When Nature Meets Necessity

Every build has its “what do we do about that?” moment – in this case, it was the pine trees.

As John explains, “We’re going to cut a few of them down, unfortunately, but that’s necessary in order to make a space for the house. And some of the others, we’re just going to prune them to improve the natural light into the house and open up the views.”

It’s a good example of balance, preserving the beauty of the plot while making it functional for a modern eco home. After all, part of building a villa in Spain means working with the land, not against it.

At Eco Vida Homes, sustainability isn’t just about solar panels or insulation. It’s about thoughtful decisions at every stage, from orientation to landscaping, that make a home more efficient and enjoyable to live in.

Thinking of Moving to Spain? Here’s What to Keep in Mind

If you’re planning to move to Spain and build your own villa, the Denia project is a great case study in what’s possible. Buying a plot with a building licence already in place can save time and open up opportunities, but only if you know how to navigate the details.

Our advice?

• Always check the local regulations — flexibility varies by region.

• Understand the scope of the existing licence before you buy.

• Get professional guidance on what’s feasible – before you commit.

That’s where we come in. At Eco Vida Homes, we guide clients through every stage – from evaluating plots and dealing with the town hall, to cost estimation, sustainable design, and construction management. We handle the red tape so you can focus on the exciting bit: creating your ideal home and lifestyle in Spain.

See It for Yourself

Want to see what this project looks like in action? Watch the full video where John walks you through the Denia plot, explains the process, and shows how we adapted the design to match our clients’ lifestyle and budget.

🎥 Watch the full video here: https://youtu.be/9ReXGk1FZus

And if you’re ready to explore your own ideas, you can book a free consultation in John’s personal diary. He’ll take you through what’s possible for your vision, your budget, and your piece of Spain.

👉 https://calendly.com/johnecovidahomes/30-minute-consultation-with-john-wolfendale?month=2025-10

Planning your dream villa in Spain?

Whether you’ve already got a plot or you’re just starting to explore the possibilities, a call with John, our founder and British Chartered Surveyor, is the perfect place to begin. No pressure – just expert guidance from someone who’s been helping people build in Spain for over 30 years.

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