The luxury hotel project that the businessman Ángel Bustos is promoting in a pine forest in es Pujols enjoys a considerable increase in the occupation of the plot with respect to the parameters contemplated in the Subsidiary Norms of Formentera. According to La Voz de Ibiza, the increase is just over 60% with regard to the occupation of the two building plots qualified for hotel use. Specifically, the study of detail approved on June 30, 2022 by the plenary of the Consell de Formentera, then chaired by the socialist Ana Juan, and of which the president Llorenç Cordoba has expressed his suspicions, goes from 20% contemplated in the Subsidiary Rules to 32.43% occupation of the building plots. The justification put forward by the developer of the study of detail, the family that owns the restaurant sa Palmera, and the apartment complexes sa Palmera and Arrecife, is as follows, as can be read in the memory of the project: “We will have to expand the planned occupancy from 20% to 32.5% in order to provide the rooms with large terraces, without this involving an increase in the maximum authorized use”. On the other hand, and logically, this increase of more than 60% in the occupation of the surface area of the plots implies less private public space.
This is the main modification contemplated in relation to the Subsidiary Rules the study of detail of the unit of action EPJ-06 with a total area of 17,415 square meters, in which Angel Bustos promotes the Hotel Flor de Sal & Spa. This study of detail, signed by the architect Fernando Tortajada García, aims to “reorder volumetrically, define alignments and slopes of the plots and place the new buildings where the tree-lined area is less affected”. This involves changes in the use of the land in relation to that contemplated in the Subsidiary Standards, resulting in the construction of four buildings “surrounded by trees and connected to each other by pedestrian roads, resorttype”.
The detail of the buildable areas in the different plots of the UA EPJ-06.
Within legal parameters
According to town planning experts consulted by La Voz de Ibiza, this is a “legal trick” of the developers with which they increase the value of the project because they achieve a higher real buildability without an increase in the parameter, since the terraces do not compute. “A study of detail can not modify buildability and volumes, but it can alter the surface area. In this way, they gain more buildable surface without being computed. This gives more value to the building, but within the legal parameters”. Of the two plots resulting from the approval of the study of detail (both purchased by the company of Bustos Hotel Flor de Sal & SPA, SL in September 2023 according to the registry information held by La Voz de Ibiza), one has an expected occupancy of 36.92% and the other 33.62%. The 32.43% average total occupancy for the entire EPJ-06 arises from including a third plot, already built in the area, which has an occupancy of only 13.70%. This third plot is a building in use by Arrecife Sa Palmera, of 47.4 meters built, destined for the reception of the apartments of Arrecife Sa Palmera.
Elevated walkway
The study of detail also adds: “The study also contemplates the connecting walkways of the different basements of each building for services and parking, as well as the elevated walkway linking buildings B1 and B2, since the swimming pool and solarium are located on their roofs”. On the other hand, the study of detail contemplates modifying “the areas of movement foreseen in the NNSS and the planned arrangement of the buildings for greater adaptability to the terrain”. According to the promoters of the study of detail, this not only allows to take care of the trees, but also provides a greater “functionality of a top category hotel”.
Other modifications
The increase in the occupation of buildable plots is the main modification contemplated by the study of detail in relation to the Subsidiary Rules, a text approved in 2010 and recast in 2013. On the other hand, all other parameters are maintained, such as the maximum number of tourist places (174). In any case, the study of detail contemplates other changes, such as modifications in the polygons of movement, in the arrangement of volumes of resulting buildings, the width of parking ramps and the indication that “the openings of the facades will have the necessary size for the hotel function, large windows will be allowed in the areas of lounges, dining rooms and rooms, integrating the vegetation in the projected building”.
