Ελληνικά  Türkçe   

   
The Non-Military Development Programme in the Sovereign Base Areas jointly agreed between the Governments of the United Kingdom and the Republic of Cyprus
   

Frequently Asked Questions (FAQs)

   
 
CONTENTS
   1.   THE NON-MILITARY DEVELOPMENT PROGRAMME
  2.   THE SOVEREIGN BASE AREA POLICY STATEMENT, ZONING & LAND USE MAPS, ENVIRONMENTAL PROTECTION
   3.   PLANNING AND BUILDING PERMIT APPLICATIONS
  4.   BUSINESS ESTABLISHMENT AND REGULATION IN THE SOVEREIGN BASE AREAS
  5.   PERMANENT/TEMPORARY RESIDENCE AND IMMOVABLE PROPERTY OWNERSHIP
  6.   OVERLAPPING IMMOVABLE PROPERTY
  7.   MISCELLANEOUS
     
     
1.  THE NON-MILITARY DEVELOPMENT PROGRAMME
     
  A. 

What is NMD?

   

NMD is the acronym for “Non-Military Development” and refers to any development in the Sovereign Base Areas (SBAs) not undertaken by or for the SBA Administration (SBAA) or British Forces Cyprus (BFC). It is a revised development regime that will apply in the SBAs henceforth and will offer increased development opportunities to landowners and other residents.

NMD was framed in an Arrangement agreed between the UK and the Republic of Cyprus (RoC) which was signed in 2014, an initiative and a priority in response to the wishes of the Cypriots resident in the SBAs.

     
  B. 

What does NMD mean for the Treaty of Establishment?

   

Nothing. The Treaty of Establishment concerns the establishment of the RoC and is not relevant to the administration of the SBAs. However, the UK stands by its commitments not to develop the SBAs itself, other than for military purposes.

     
  C. 

Why has the UK agreed to NMD?

   

When Cyprus became independent in 1960, the UK committed to close co-operation with the RoC, and to protecting the interests of citizens resident in the SBAs. The NMD Arrangement is the epitome of this commitment and highlights the importance of the enhanced collaboration and the close ties between Cyprus and the UK. The SBAA is committed to honouring the rights of all property owners in the SBAs.

     
  D. 

Does the Arrangement apply to all parts of the SBAs?

    The NMD programme covers the whole of the SBAs of Akrotiri and Dhekelia, excluding Military-controlled sites, taking into account special circumstances relating to individual communities, as well as environmental and archaeological concerns.
     
  E. 

How will NMD help the communities within the SBAs, and those communities overlapping the SBAs and the RoC?

   

NMD offers the possibility of planned and rational expansion of the existing fabric of such communities into the SBAs, well beyond the level possible thus far. It will also allow other citizens of the RoC, besides the existing residents of such communities, to live, work and invest in the SBAs.

     
  F. 

How is the revised NMD regime different to the current planning regime?

   

NMD lifts the current restrictive criteria on private land development and business establishment / operation in the SBAs, primarily based on military requirement, local need and long-standing ties with the SBAs. It introduces planning zones, policies and legislation, similar to those applicable in the RoC, over the entire SBA territory. Only specific military sites and environmentally sensitive areas are excluded. Private landowners in the SBAs will now, as far as possible, enjoy the same potential as those living in the RoC, regarding the disposal, or development, of their immovable property.

     
  G. 

Are the new development areas in the SBAs under the jurisdiction of the RoC?

   

No. Post-NMD implementation, the SBAs will continue to be governed by SBA law and will remain within the jurisdiction of SBA Courts, SBA Police, and other Competent Authorities of the SBA Administration.

     
  H. 

What types of developments can be considered in SBA development areas?

   

These can be found in the published SBA Policy Statement and the accompanying Zoning & Land Use maps. Permitted land use includes: residential, commercial, educational, tourist, light industrial, agricultural, and livestock.

     
 

J.  

Where can more information about NMD be found?

 

 

For more detailed and specific information about NMD, you can visit the Area Offices in Akrotiri or Dhekelia by appointment, or the official websites of:

  1. The SBAA; and
  2. The Department of Town Planning and Housing (DTPH) of the RoC.
     
     
2.  THE SOVEREIGN BASE AREA POLICY STATEMENT, ZONING & LAND USE MAPS, ENVIRONMENTAL   PROTECTION 
     
  A.  When and how will the SBA Policy Statement come into effect?
     The SBA Policy Statement, Zoning & Land Use maps will come into effect the day after a relevant notice is published in the SBA Gazette, notifying the public that the aforementioned documentation has been approved and can be inspected, and that objections against it can be submitted from the next day.

Planning applications will then be accepted and scrutinised, in accordance with the SBA planning legislation and the SBA Policy Statement in force.

     
  B.  Will the SBA Policy Statement and/or the Planning Zones be subject to objections? Who could submit objections, how and when?
    Objections against the provisions of the Policy Statement and/or the Planning Zones can be submitted within a period of four months from NMD Day 1, by any member of the public. Specific guidance on how to do so, is published on the official websites of:
  1. The SBAA; and
  2. The DTPH of the RoC.
  C.  Will the SBA Policy Statement and/or the Planning Zones be subject to objections? Who could submit objections, how and when?
   

The public can visit the websites of the SBAA and DTPH to obtain information regarding development potential in any part of the SBAs under NMD, and by referring to the SBA Policy Statement, the Zoning & Land Use Maps, and the SBA legislation. All of this information will be made available online and in hard copy at the Area Offices in Akrotiri and Dhekelia.

     
  D. 

Will development be allowed in the designated Special Protection Areas (SPAs) and Special Areas of Conservation (SACs) shown on environmental maps?

   

The SBAA Environment Department will take into consideration planning applications that raise environmental concerns and certain forms of limited development could be conditionally allowed, if the impact on protection/conservation objectives is minimal and legal criteria protecting the environment can be satisfied.

     
  E. 

Is this just the beginning or will additional development opportunities be announced in the future?

    The content of the SBA Policy Statement and the Zoning & Land Use maps may be reviewed once every five years.  If amendments are deemed necessary or appropriate, there will be environmental scrutiny and the public will be given the opportunity to submit views, make recommendations, and submit objections on any proposals again, prior to finalising.
     
     
3.   PLANNING AND BUILDING PERMIT APPLICATIONS
     
  A.   Where can application forms be obtained from?
   
  1. Application forms for planning permit of any type of development in the SBAs, may be downloaded from the official websites of the SBAA or the DTPH. Alternatively, they may be obtained in hard copy from the Limassol, Larnaca and Famagusta District Town Planning and Housing Offices of the RoC.
  2. Application forms for building permits of any type of development in the SBAs, will be those of the RoC and may be obtained from the Limassol, Larnaca or Famagusta District Administration Offices (DAOs) of the RoC, or the Municipal Office with authority to issue building permits (Ypsonas, K. Polemidhia, Dherynia), or be downloaded from their websites.
  3. Residents of Pergamos will be able to download application forms for planning and building permits from the official SBAA website or by contacting Area Office Dhekelia directly.
     
  B.   Where can SBA-related planning and building applications be submitted?
    Depending on the actual location of the intended development, applications under the new NMD regime, concerning buildings, land division in building plots, change of use, preliminary views, etc. in the SBAs, can be submitted as follows:
  1. Planning Applications at: Limassol, Larnaca or Famagusta District Town Planning and Housing Office (DTPHO).

  Applicants will receive DTPHO notifications regarding the progress and outcome of their application.

  1. Building Applications at: Limassol, Larnaca or Famagusta DAOs for communities; or Municipal Office (MO) with authority to issue building permits, Ypsonas, K. Polemidhia, and Dherynia.

  Applicants will receive DAO or MO notifications regarding the progress and outcome of their application.

  1. Planning and Building Permit Applications from the community of Pergamos can be accepted directly at the Area Office of Dhekelia.

     
  C.   Where will application fees for development in the SBAs be paid to?
    Fees for development in the SBAs will be paid, upon the filing of a relevant planning or building application, and/or upon the issuance of a relevant building permit, directly to the receiving or issuing Office.
     
  D.   Where can preliminary views for development in the SBAs be sought from?
    Preliminary views on any intended development may be sought from the appropriate Planning Authority, by filling in and submitting a relevant application form to the DTPHO.

The community of Pergamos may seek advice from the Area Office of Dhekelia.

     
  E.   Is the Planning Surety process (RoC Directive 2/2020) applicable in the RoC valid for corresponding planning permit applications in the SBAs?
    Yes, the Planning Surety process will be applicable, under the NMD Programme, with some minor exceptions to safeguard military and security interests in the SBAs. Some specific areas have been excluded from the Planning Surety process due to their proximity to military sites.
     
  F.   How will planning control be exercised?
    Planning control will be exercised by the Planning Authorities in accordance with SBA planning legislation, in coordination with SBAA Offices and enforcement agencies, under SBA legislation.
     
  G.   What role will the RoC/SBAA play in the different processes/decision-making?
    The Administrator will remain the ultimate decision-maker in all processes, with the RoC carrying the bulk of administrative activity regarding the scrutiny of most applications, under delegated functions. However, the objective is to treat applications in the same manner as applications in the RoC, with the only caveat being that all applications will be subject to review to ensure that they do not represent a threat to the military and security interests of the SBAs.

Those that are deemed to do so will be rejected or appropriate conditions or measures imposed on the planning permit.

     
  H.   What role will Military and Security requirements play in decision-making?
    Military and Security objections may be raised, where the approval of a planning or building application is likely to have an impact on military output or raises security concerns on the operational work of BFC. The Administrator will review a contentious application and the objections raised against it. Should his decision be that the objections are insuperable, he will reject the application. Should his decision be that the imposition of appropriate conditions, or the adoption of an alternative solution, can allay Military/Security objections to an acceptable level, then this will be communicated to both the applicant and the Planning Authorities.
     
  J.  How will the environment and cultural heritage be protected in the SBAs against impactful development?
   

The SBAA is committed to protecting and preserving the environmentally rich and unique cultural heritage sites identified within the SBAs, which are covered by extant environmental and other relevant legislation. The NMD Programme, the SBA Policy Statement’s provisions and zoning, the provisions and processes of extant environmental and antiquities legislation, and the proper planning scrutiny to be carried out, will ensure that important environmental assets and cultural heritage sites are duly protected against any undesirable impact which could be caused by any proposed development.

     
     
4. BUSINESS ESTABLISHMENT AND REGULATION IN THE SOVEREIGN BASE AREAS
     
  A. 

What types of businesses will be allowed under the NMD Programme in the SBAs?

   

Business activity will be permitted in the SBAs by virtue of, and in accordance with, SBA laws. An initial indicative list of business types currently allowed to operate in the SBAs is published on the SBAA website. As SBA legislation is implemented to allow the regulation of more business types, the published list of generally allowable businesses will be expanded to include those as well. The public can access this list at any given time via the SBAA official website.

     
  B. 

Will anyone be able to set up a business in the SBAs, even if they do not ordinarily reside in the SBAs?

   

If a person generally has the right to live and work in the RoC and provided the said business is established in accordance with SBA law and there are no Military and Security or environmental objections, then yes, they should be able to do so.

     
  C.   How can a business be established and operate in the SBAs?
   

Provided that the SBAA has approved the operation of the proposed business in the SBAs and has issued a business licence, the business can be registered with the Department of Registrar of Companies and Official Receiver in the Ministry of Energy, Commerce and Industry, the Tax and other competent authorities of the RoC and operate in the SBAs. Guidance on business establishment and operation processes, as well as forms to be completed by interested parties can be found on the SBAA official website.

     
  D.  Are there any restrictions/conditions for the operation of a branch or provision of services within the SBA development areas by a business based outside the SBAs?
   

The prerequisite in all cases, will be for the business to obtain a business licence, and to consequently establish and operate the business in accordance with SBA laws.

     
  E. 

Who will regulate businesses?

   

Businesses in the SBAs will be regulated in the same manner as they are regulated in the RoC, but under SBA legislation.

     
  F.   Where can the SBA business-related legislation be found and in what language?
    All SBA legislation can be found at in the Legislation Index in the SBAA website, in English. For ease of reference, business-related legislation is also available at a second location within the SBAA website, dedicated to NMD.
     
  G.   Are there tax breaks for businesses established in the SBAs?
    No. Businesses in the SBAs will be subject to SBA tax laws, which, per common practice, are based on RoC tax laws, with the RoC collecting taxes.
     
     
5.  PERMANENT/TEMPORARY RESIDENCE AND IMMOVABLE PROPERTY OWNERSHIP
     
  A. 

Who is eligible to reside in the SBA permanently or temporarily?

   

Those who have the right of permanent or temporary residence in the RoC, and satisfy the requirements of the SBA immigration legislation, will be able to reside in the SBAs permanently or temporarily.

     
  B. 

Who can buy and develop immovable property in the SBAs?

   

Under the Immovable Property Acquisition (Control) Ordinance, those who are Cypriot, British, or European, or have a relevant license from the RoC, and who have obtained the Administrator’s approval, may buy and develop immovable property in the SBAs.

     
  C. 

Who is entitled to rent land or property in the SBA?

   

Those who have the right of permanent or temporary residence in the RoC will be able to reside permanently or temporarily (as visitors for up to 3 months) in the SBAs as well, in accordance with the provisions of the relevant SBA legislation.

     
     
6.  OVERLAPPING IMMOVABLE PROPERTY
     
  A. 

What planning regime will apply for overlapping plots or land (partly in RoC and partly in SBA)?

   

The development regime of each side will be applicable in the respective part, separately and independently.

     
     
7.  MISCELLANEOUS
     
  A.  What will the ownership status of new roads and open green spaces resulting from new land divisions in the SBAs be?
    SBAA ownership and maintenance of public roads is limited to the major connectors between the UK Ministry of Defence sites. RoC and Local Authorities will have responsibility for maintenance of all other existing and newly registered roads and public spaces resulting from land division into building plots in the SBAs.
     
  B.  How will the SBAs cope with all the extra people that will move to the SBAs?
    The SBAA will monitor any increased needs arising due to the likely increase in population and other traffic in the SBAs and will ensure any additional requirement is addressed as it arises.
     
  C.   

What are the financial costs to the SBAA?

    There is some increased resource cost, due to the increase in administration, population and traffic in the SBAs, but most of the administration is undertaken by the authorities of the Republic of Cyprus, who collect taxes from those residing in the SBAs.
     
  D.  Will real estate and other taxes be paid to the SBAA?
    Taxes and fees due will need to be paid in accordance with extant SBA legislation.
     
  E.  What are the financial costs to the RoC?
    All new public infrastructure associated with NMD will be the financial responsibility of the RoC as formalised in the 2014 Agreement. The RoC will also be responsible for the delivery of public infrastructure maintenance and enhancements. This includes roads, utilities (including water and sewage) and public green spaces, including maintenance.
     
  F.  What will be the benefit for the Cypriot economy?
    NMD will financially benefit the Cypriot government, whose income is expected to increase through the collection of fees and taxes arising from increased development, commercial and other activity in the SBAs. The local communities will also benefit from increased population and activity in the SBAs, leading to larger income opportunities.
     
     
We use cookies
We use some essential cookies to make this website work. We’d like to set additional cookies to understand how you use sbaadministration.org, remember your settings and improve services.