Es Carnatge (Mallorca): suspension of licenses in 37 ha due to BIC declaration

Key data

If you own a plot in the coastal strip between es Coll d'en Rabassa and Can Pastilla, or if you plan to develop any real estate project in that area, this procedure blocks you immediately. The Resolution of June 16, 2026 from the Consell Insular de Mallorca initiates the process to declare the Es Carnatge site as a Cultural Heritage Site (BIC) with the category of paleontological zone, and its effects are immediate from its publication in the BOE on June 25, 2026.

This is not a future warning: the license suspension operates from day one. While the procedure is open—for a maximum of 20 months—no property owner or developer can obtain a subdivision, building or demolition license in the delimited area without going through the Insular Commission for Historical Heritage.

What does this regulation establish?

The Consell Insular de Mallorca has initiated the procedure for declaring Es Carnatge as a Cultural Heritage Site with the specific category of paleontological zone. The site is the most relevant Pleistocene marine deposit in Mallorca and has international recognition as a reference in climate change studies.

The initiation of the procedure automatically and immediately activates the following legal consequences:

• Suspension of subdivision licenses across the entire delimited area.
• Suspension of building licenses across the entire delimited area.
• Suspension of demolition licenses across the entire delimited area.
• Obligation of prior authorization from the Insular Commission for Historical Heritage for any future work, even after the procedure is resolved.

The delimitation affects two differentiated areas:

The procedure has a maximum deadline of 20 months to be resolved. If after that period the procedure has not been resolved, it expires. However, during all that time the license suspension remains active.

Economic and operational impact

For property owners and developers, the impact is direct and immediate: no building or demolition activity can be initiated in the 37.17 ha affected area without going through the Insular Commission for Historical Heritage. This means:

• Paralysis of ongoing projects that did not yet have a license granted before June 25, 2026.
• Inability to request new subdivision, building or demolition licenses during the procedure (up to 20 months).
• Need to obtain specific authorization from the Insular Commission for Historical Heritage for any work, even if the BIC is finally declared with less restrictive conditions.
• Impact on the urban planning of the Municipality of Palma, which must adapt its planning instruments to the new protection figure.

If the BIC declaration is confirmed at the end of the process, the restrictions will be permanent and structural, indefinitely conditioning the use of land in the area.

Who does it affect?

• Property owners of plots included in the delimitation of the 37.17 ha (protected site + protection perimeter) in the coastal strip between es Coll d'en Rabassa and Can Pastilla.
• Real estate developers with ongoing or planned projects in that area that do not have prior licenses as of June 25, 2026.
• Municipality of Palma, which must adapt its urban planning to the new protection regime and cannot grant licenses in the area without the required authorization from the Insular Commission for Historical Heritage.
• Architecture firms and engineering studies with projects in processing in the affected area.
• Financial entities with mortgage guarantees on land in the area, whose value may be affected by use restrictions.

Practical example

A real estate developer owns a 2,000 m² plot within the protection perimeter of Es Carnatge (the 30.97 ha) and planned to request a building license in July 2026 to start a residential project.

As of June 25, 2026, that license request is automatically suspended. The developer cannot obtain the license from the Municipality of Palma until the Insular Commission for Historical Heritage issues its prior authorization. The procedure may take up to 20 months to be resolved (that is, until February 2028 at the latest). During all that time, the project remains paralyzed. If the BIC is finally declared, any future activity will always require that prior authorization, regardless of what municipal planning says.

If the developer already had a license granted before June 25, 2026, they must verify whether that license remains valid or if the conditions of the BIC declaration impose additional restrictions on the execution of the works.

What should companies do now?

1. Verify if your plot is within the delimitation. Consult the maps of the resolution published in the BOE (BOE-A-2026-13884) to confirm whether your land is in the 6.2 ha of the protected site or in the 30.97 ha of the protection perimeter.
2. Halt any pending license requests. If you planned to request a subdivision, building or demolition license in the area, do not submit it until you know the result of the procedure or until you obtain authorization from the Insular Commission for Historical Heritage.
3. Review already granted licenses. If you have licenses in force, consult with a legal advisor specialized in cultural heritage to determine whether the initiation of the procedure affects their validity or execution conditions.
4. Contact the Insular Commission for Historical Heritage if you need to carry out urgent or maintenance work in the area, to learn about the prior authorization procedure.
5. Monitor the procedure over the next 20 months. The maximum resolution deadline is 20 months from initiation. If it expires without being resolved, the procedure expires. If it is resolved with a BIC declaration, the restrictions are permanent.
6. Inform your financial entity if you have financing linked to projects in the area, as restrictions may affect the value of guarantees and loan conditions.

Official source

Consult complete regulation in official source

Notice: This article is for informational purposes only and does not constitute legal advice. For specific decisions, consult a qualified professional. Source: https://www.boe.es/diario_boe/txt.php?id=BOE-A-2026-13884