Is it possible for the open area of each 120m2 to form part of a joint plot to a series of other dwellings, maintaining setbacks, minimum frontage and depth? That is to say, if we have six adjoining plots of 120m2, with their corresponding setbacks, minimum depth and frontage, what is proposed is that each of the open areas of the plots be grouped together to create a large area. It should be to create a large plot with six dwellings in a row that would share one plot. Is this possible, or does each dwelling have to have a private plot? As long as the setbacks are complied with, and provided that the square metreage of the plot is greater than 120m2 x number of dwellings of which it comprises, what you put forward is completely viable. Can the minimum plot depth be altered, maintaining the minimum plot square metreage for detached type dwellings? Yes. We think that a proposal that reduces slightly the minimum depth at the cost of increasing the minimum frontage could be justifiable before the Local Planning authority, as long as the regulations a propos setback are complied with. Does the fact that the dwellings must be accessible for the handicapped (all of them, not only those held in reserve for the handicapped) imply that the route must be feasible up to access to the dwelling or only access to the plot? In the case of this being access to the dwelling, which must be (so that the disabled person can reach them once inside) on the same floor of access? In accordance with the text of Law 8/1997 (20 August) of accessibility and architectural barriers of the Regional Government of Galici"In private sector and newly-constructed residential-use buildings of more than one story, in which the installation of a lift is not obligatory or in those of a height of more than two stories, a practical route must be made available that allows access from a dwelling and other rooms in the building, to an outdoor area and to any shared-use facilities. The only dwellings to which an exception applies are detached residences." The fact that this is not obligatory does not mean that dwellings should not be provided with the best accessibility possible, seeking to make access practical to, at least, a lavatory in each dwelling, premises or any other independently unit in use. What does the square metreage of the plot in the state land agency brief not agree with the table in which the maximum buildable potential is indicated? This is due to the fact that whereas the table is a Local Plan document and thus preceding the development project, the briefs form part of the plot division and ensue a topographic survey succeeding the development projects. Therefore, the true situation of the plots is that reflected in the mentioned briefs. Does a proposal have to be made for the public open space that in the surrounding of the site or only for the residential area? Although the competition rules set out that a proposal is being made for the whole of the residential plots, the dealing with the remainder of the plots that make up the area is left to the discernment of the bidder. In the planning regulations, reference is made to an affordable home without specifying what type it is. According to the State and Regional Government of Galicia Decrees, there are three: special scheme, general price and agreed (or subsidised) price. To which of the three do they refer? Or does choice remain with the bidder as to which of these (or more than one) is opted for? Affordable housing at a general price. Should the percentage of large-family dwellings be applied to the entire proposal or should all the plots have a minimum of dwellings of each type? In the area of large-family dwellings, a distribution that is as uniform as possible should be sought. After examining the information provided on the website, we have noticed that the buildable potential corresponding to each plot does not appear. Likewise, in the local plan rules and regulations it seems that the conditions that request that semi-detached dwellings should correspond with the detached dwellings and vice versa. I would be grateful if you should clarify this point. The buildable potential and maximum occupation per plot appears in a box placed on the final page of the local plan bylaws. The possible mistake in the conditions for semi-detached and detached houses has been dealt with in another enquiry. Can the number of dwellings per plot be reassigned? For example, can 18 dwellings on plot one and 12 on plot two - exceeding the maximum of dwellings per plot - be planned? Yes. This would involve a simple plot grouping proceeding with the resulting plot having a buildable potential of the sum of the total buildable potential of the original plots, and a maximum number of dwellings the sum of the original plots. In the same example of plots one and two, can unitary solutions be planned, eliminating the division between each plot to redistribute building opportunities? Yes, for the same reason. Can proposals that while maintaining the maximum number of dwellings in rows propose less conventional solutions such as, for example, the superimposition of dwellings (different dwellings on the ground floor and the upper floor), with the aim of optimising land supply, be considered? Yes. Can shared garages or even those separate from dwellings be set out? Yes. I would like to know if there are specific regulations with regard to containment walls at this site. No. The existing subsidised housing planning regulations for Galicia stipulate maximum useable surface areas for two-, three- and four-bedroomed dwellings of 65, 82 and 90m2 respectively, whereas clause 6.2 of the dwelling typology of the competition specifies 70, 90 and 120 useable m2 respectively (in the latter case, for larger families). Which is applicable? Indeed, the applicable will be the subsidised housing planning regulations for Galicia, as a result of the transferable powers for this area. Thus, the maximum useable surface area of the two- and three-bedroomed dwellings will be 65 and 85 m2, just as you point out. What is applicable, however, is the 20% increase to the maximum allowed surface area of dwellings for the disabled, and the maximum of 120m2 for large families, covered in the National Development Plan (2005-2008) and in the decree adapted to the respective region. The brief for residential plots downloaded from the Galician Regional Government website states a number of dwellings per plot of approximately half of that which the competition states, with the former being 133 and the latter 320. Which one applies? The 320 dwellings defined in the competition, given that this is the figure stated in the existing local plan. Can dwellings that do not have the road-facing façade as featured in the plans, but an alternative one to other new roads or interior public spaces with access from the roads featured in the plan, be constructed? Yes. Can a private road cross several demarcated plots? That is to say, can plots be grouped together to form one housing development with a road in the middle? Of course, a private road can cross several plots, but the grouping together of two plots separated by a public road is not permitted. The grouping of two plots that cannot be 'physically' brought together is not allowed. Can the existing roads be varied slightly? As an example, removing public parking spaces to provide road access to each plot, later making them alternative stretches of public right of way? Yes, precisely, to give access to plots or connections with public rights of way. In the case of Os Capelos, will the applicable regulations be those of subsidised housing of the respective Galician housing authority or other wider national regulations? The applicable regulations are those of the Subsidised Housing Regulations of Galicia and the National Development Plan (2005-2008). In the reference to the planning bylaws in point 4.3, I do not understand the text after the paragraph in which you state that the minimum plot frontage makes semi-detached and detached dwellings unfeasible. It appears to me that the planning bylaws can be 'ignored' or relaxed in some way, thus making the minimum plot surface area and the minimum frontage length lesser, obtaining an increased number of dwellings. Is such an understanding correct? No, what we are referring to is that if a proposal is carried out with detached dwellings, the 320 permitted homes will not be able to be obtained, due to the minimum plot and maximum frontage conditions (300m2 and 15m respectively that must be adhered to in any case). What should be justified is if the usage of this detached type and quality of the proposal compensate for not using up the number of dwellings permitted. There are plots in which it is unfeasible to group plots if a private road is not set out. Can the minimum frontage face a private road? Yes. Do the parking spaces that have been lost to constant access entrances have to be replaced? No. The photographs of the A Coruña competition are not concurrent with the plans. Once checked they do correspond (although they were taken at least two years ago), given that the current vegetation has altered the perception, at the same time part of the industrial plots have also been built. In any case, new images of the present state of the site have been added. Is the 500m² plot for two semi-detached homes or is it for one of them? In comparison with the surface area of the detached home, the surface area of the townhouses appears excessive. Indeed it does appear to be an error from the passing of the initial local plan (logic would say that the boundaries of the semi-detached homes have been swapped for the detached homes, or that those of the semi-detached homes refer to two homes, in which case it is difficult to understand the minimum end of 25 metres). But in any case, with the increase in the amount of homes to 320 this in practice lacks some merit, since only plots three, four and 20 have 300m² available per home. Nonetheless, when explaining this to a local authority, a semi-detached home with a minimum plot of 250m² would be justifiable against a minimum of 12.5m² and a minimum end of 20m². Semi-detached home: construction type: townhouse / terrace construction to one boundary (according to the local plan). Could this be the rear boundary (or that opposite to the thoroughfare) in which the overlap is produced? Or does it have to be, obligatorily, the side? Yes, or even townhouses in two adjoining boundaries (lateral and end), forming lines of homes. In any case, you would have to be cautious with the overlap and plot conditions, façade and end minimums. In general, for any home: overlaps to other boundaries: 6m (according to the local plan). What are they, the rear? Yes, a 2.5m overlap to front and lateral boundaries with other plots and a 6m overlap with the end of the plot. What is understood by a dormer window? Does it have to be a dormer window with a sloping roof? Or can it be in keeping with a sturdy capacity? In principle, it has to be in keeping with a sturdy capacity formed by two eaves at the maximum height of the roof ridge of 8.5m, located at the centre-point of the construction (an inclined apex / gable roof with identical slope). Must the obligatory parking spaces be covered and closed, or may they be open? They may be open. Will it be possible to open new private roads, apart from those already existing, for exclusive vehicular access to the homes? And if so, in all cases or only in the case of townhouses? They can be opened in all cases; but always taking into account that they are private roads that remain defined in the relevant detailed study.