Building Regulations and Basic Technical Terminology (Cyprus Context)
This domain tests the vocabulary and control framework a Cypriot draughtsman works inside. Questions typically ask you to identify a Greek term, distinguish the two permits, or check a proposal against coverage and plot ratio. Numbers vary between Local Plans, so learn the mechanism and state which plan you are applying.
The framework
- Ο περί Ρυθμίσεως Οδών και Οικοδομών Νόμος (Cap. 96) and its Regulations govern building control: permits, inspections and completion certificates.
- Ο περί Πολεοδομίας και Χωροταξίας Νόμος (Ν. 90/1972) governs planning, implemented through the Local Plans (Τοπικά Σχέδια) for Nicosia, Limassol, Larnaca, Paphos and Famagusta, and through Statements of Policy outside plan areas.
- Two separate consents: πολεοδομική άδεια (planning permission) first, then άδεια οικοδομής (building permit), which is checked against the planning permission, the Regulations, the seismic codes (Eurocodes with Cyprus National Annexes), thermal insulation requirements and accessibility provisions.
Control parameters
- Συντελεστής δόμησης (plot ratio) = total permitted floor area ÷ plot area.
- Συντελεστής κάλυψης (coverage) = building footprint ÷ plot area.
- Also controlled: μέγιστο ύψος and number of storeys, οπισθοχωρήσεις (setbacks) from boundaries, and the ακάλυπτος χώρος left free.
- Covered verandas (ημιυπαίθριοι χώροι) and balconies (εξώστες) may be counted partly or fully in the plot ratio, depending on the Local Plan - a frequent exam point.
Habitable rooms
- Every habitable room needs a window to open air; the working rule is glazed area about 10% of floor area with roughly 5% openable - confirm the figure in the applicable plan.
- Ceiling height commonly 2.70 m in habitable rooms, lower in bathrooms, corridors and parking.
- Stair and fire requirements tighten with building height and use.
Worked example
Plot 500 m², coverage 0.40, plot ratio 0.80, two storeys proposed. Reasoning: maximum footprint = 0.40 × 500 = 200 m²; maximum total floor area = 0.80 × 500 = 400 m². Two floors of 200 m² exactly exhaust both limits. Now add a covered veranda of 30 m²: if the Local Plan counts it at 50%, it consumes 15 m² of the plot ratio, so the enclosed area must fall to 385 m². Coverage and plot ratio are always checked together.
Traps
- Treating plot ratio and coverage as the same number.
- Applying Nicosia figures to a Paphos plot, or quoting a figure without naming the plan.
- Confusing the planning permission with the building permit.
- Mixing maximum height measured to the parapet with height to the ridge.
- Not recognising the Greek term the examiner uses - learn each parameter in both languages.