Passivhaus and demolish+rebuild specialists in Bellaterra
We have a certified Passivhaus case in the municipality (K-Iturbi). We offer the full demolish-and-new-build process when the existing home is not recoverable. A unique combination in the territory.
Why build or replace in Bellaterra now
Bellaterra is a Decentralised Municipal Entity (EMD) integrated into Cerdanyola del Vallès. A garden city with large plots (usually over 800 m²), consolidated tree cover and a single-family residential typology consolidated since the 1950s.
The housing stock has homes from the sixties to the eighties on large plots, often with ageing ownership and generational transfer under way. This situation creates a singular opportunity: controlled replacement (demolition with new build on the same plot) that delivers a contemporary, efficient home adapted to current life without changing area. It is exactly the field where PAPIK Group adds the most value.
K-Iturbi, our proof in the municipality
A certified Passivhaus home built directly in Bellaterra with the Eskimohaus® system.
K-ITURBI | Bellaterra Certified Passivhaus with light timber framing and the Eskimohaus system, plus an ETICS exterior finish. View the project
What to know before building or replacing in Bellaterra
Bellaterra is a sub-municipality of Cerdanyola; the major permit is the responsibility of the Cerdanyola Town Council with a mandatory report from the EMD.
Administrative framework, two levels
Applicable POUM
Common planning parameters (Bellaterra residential)
Bellaterra-specific restrictions
Demolition and new-build process
Our specialised demolish-and-rebuild process
Six phases adapted to the singularity of replacing an old home with new build on the same plot.
- 01
Assessment of the current home
Structure, heritage value, planning protection (if applicable), pending ITE.
- 02
Opportunity diagnosis
When it is worth replacing versus retrofitting. We advise honestly: not every home should be demolished. Retrofit is often the better option. See replace or retrofit.
- 03
Replacement project design
New build designed around the specific plot and making use of residual buildability from the POUM.
- 04
Permit processing
Demolition with new build, managed jointly with the Cerdanyola Town Council and a mandatory report from the Bellaterra EMD.
- 05
Construction works
Controlled demolition (not destructive demolition) plus Eskimohaus® construction with the qualities agreed in the contract.
- 06
Handover and support
Manual for using the new house, a ten-year guarantee and continued post-construction support during the first year.
Structure, heritage value, planning protection (if applicable), pending ITE.
When it is worth replacing versus retrofitting. We advise honestly: not every home should be demolished. Retrofit is often the better option. See replace or retrofit.
New build designed around the specific plot and making use of residual buildability from the POUM.
Demolition with new build, managed jointly with the Cerdanyola Town Council and a mandatory report from the Bellaterra EMD.
Controlled demolition (not destructive demolition) plus Eskimohaus® construction with the qualities agreed in the contract.
Manual for using the new house, a ten-year guarantee and continued post-construction support during the first year.
Frequently asked questions
Why does Bellaterra require special treatment?
Bellaterra is a Decentralised Municipal Entity within Cerdanyola del Vallès. The major permit is processed before the Cerdanyola Town Council with a mandatory report from the EMD: two levels of administrative authority with additional requirements on tree cover, materials and typology.
What is the difference between demolish-with-new-build and retrofit?
Retrofit preserves the existing structure and improves performance. Demolition with new build replaces the home with a new one on the same plot. The right decision depends on the structural condition, the relative cost, the final energy efficiency and planning compatibility. We have a full article on the subject at replace or retrofit.
What minimum plot does Bellaterra require?
Bellaterra's garden-city typology has restrictive parameters: usually a minimum plot over 800 m² and low occupancy (between 20% and 30%). The specific planning record defines the exact parameter.
Are there restrictions on façade materials and colours?
Yes. The Bellaterra EMD has ordinances that limit materials and colours to the natural or earthy range, restrict solid enclosures on the street-facing façade, and protect the consolidated tree cover of the plot.
Do you have to apply for two permits (demolition and works) or just one?
They can be processed jointly or sequentially. The major works permit and the demolition permit have separate documentation but can be applied for in parallel. We coordinate it with the Town Council.
How long does the process take from first contact to the start of works?
Usually between 6 and 14 months: 3 to 6 months for the project, 2 to 3 months for the demolition permit, 2 to 3 months for the major works permit (these can overlap in time).
Do you work often in Bellaterra?
Yes. We have K-Iturbi as a certified Passivhaus case in the municipality and we have carried out several demolish-and-new-build projects in the Vallès Occidental area. Our activity in Bellaterra is recurrent.
Let's start with a valuation of your current home
Tell us about the current state of your home and we will give you an honest first assessment: replace or retrofit.