GREECE Law and Practice Contributed by: Nikolaos Koulocheris, Ioannis Charalampopoulos, Rozita Karasso and Dimitra Kotsovelou, Machas & Partners
engineers) are responsible for ensuring compli - ance with all legal and technical requirements. 4.3 Regulatory Authorities In Greece, the development and use of individual real estate parcels are regulated by national laws, local urban plans and environmental protections. Key authorities involved include the Ministry of Environment and Energy, municipalities (urban planning authorities) and the Ministry of Culture (for heritage sites). Major legislation includes the new Building Code (NOK) (Law 4067/2012), the Spatial Planning Law (Law 4417/2016) and envi - ronmental laws such as Law 1650/1986. These rules ensure sustainable, safe and appropri - ate development, with restrictions on land-use changes and requirements for permits, environ - mental assessments and heritage protection. 4.4 Obtaining Entitlements to Develop a New Project In Greece, obtaining entitlements for new devel - opments or major refurbishments involves apply - ing for building permits, complying with zoning laws, and conducting an EIA for larger projects. Local municipalities and regional authorities oversee the process, ensuring compliance with urban planning regulations. Third parties, includ - ing neighbours and environmental groups, can participate through public consultations and raise objections. Legal challenges can be made via administrative appeals or judicial review. Key legislation includes the Town Planning and Building Code, Environmental Protection Law and Cultural Heritage Law. 4.5 Right of Appeal Against an Authority’s Decision The primary legal remedy against an authority’s decision is an annulment application. A building permit can be challenged through an annulment application before the competent Administrative
Court of Appeal (under Article 1, paragraph 1, subparagraph (θ) of Law 702/1977). Accord - ing to Article 46, paragraph 1 of Presidential Decree 18/1989, the 60-day deadline for filing an annulment application begins when the party concerned becomes fully aware of the issuance and content of the contested act. If the law requires the prior submission of an administrative appeal, failure to follow this pro - cedure makes any subsequent legal remedy inadmissible, and the court will not examine it. 4.6 Agreements With Local or Governmental Authorities In Greece, a special legislative framework is provided under Law 4864/2021, which grants specific privileges through a defined process for strategic investments. In any case, if an investor wishes to implement a project with an impact on the national economy, they may submit a pro - posal to the competent public authorities. Fol - lowing the evaluation, provided that it is deter - mined that the investment will have a significant positive impact on the economy and public interest, the authorities may enact legislation to facilitate the project’s implementation, address - ing aspects such as permitted uses, building rights, environmental considerations and other relevant factors. 4.7 Enforcement of Restrictions on Development and Designated Use In Greece, development and land-use restrictions are enforced by local municipalities, regional authorities and the Ministry of Environment and Energy. They conduct inspections, issue fines, and can halt or demolish unauthorised develop - ments. Violations may lead to criminal charges or legal actions. Public complaints and judicial appeals can also trigger enforcement actions.
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