Marbella has entered a major new phase in its urban development — but the transition to the city’s new planning framework won’t happen overnight.
Following the definitive approval of Marbella’s new General Municipal Development Plan (PGOM), the municipality is moving away from the planning framework that has shaped development for decades.
However, the historic 1986 General Urban Development Plan (PGOU) isn’t disappearing immediately.
Instead, the two systems will temporarily coexist while Marbella completes its new detailed Urban Development Plan (POU).
The New PGOM Sets the Framework
The PGOM establishes Marbella’s new overarching planning framework and was developed under Andalucía’s 2021 LISTA land legislation.
While the PGOM establishes the municipality’s broader development structure, the upcoming POU will determine more detailed planning rules.
Importantly, although Marbella’s council has definitively approved the PGOM, it will only formally come into force the day after its publication in the Official Gazette of the Province of Málaga (BOPMA). At the time of SUR’s report, that publication had not yet taken place.
The 1986 Plan Isn’t Disappearing Yet
Until the POU is approved, parts of Marbella’s 1986 PGOU will continue to regulate detailed planning.
However, the new PGOM takes precedence.
Where provisions contained within the old 1986 plan conflict with the new PGOM, those provisions will cease to apply once the new framework comes into force.
For developers, investors and property professionals, this means Marbella is effectively entering a transitional planning period rather than switching from one system to another overnight.
Existing Developments Could Continue
Projects that have already completed the relevant planning process will not automatically have to start again.
Planning instruments approved definitively under the existing PGOU before the PGOM comes into force may remain valid and continue towards full implementation, subject to the conditions established within the new plan’s transitional provisions.
This distinction could be particularly important for developments already moving through Marbella’s planning pipeline.
Projects Currently Being Processed Face Deadlines
Applications already underway are treated differently.
Depending on how far a project has progressed administratively, certain applications may continue under the previous framework — but within specific deadlines.
Where the necessary administrative milestones have been reached, the PGOM establishes a three-year period for obtaining final approval. In qualifying cases where the environmental procedure has already begun, this period can extend to five years.
Nine Transitional Provisions Will Manage the Change
The PGOM includes nine transitional provisions designed to deal with the different situations created by Marbella’s move to the new planning system.
These cover areas including existing buildings, industrial premises, private facilities on rural land, campsites, urban regeneration projects, rural development projects and planning applications already being processed.
Crucially, this means there is no single rule applying to every plot or development in Marbella.
The treatment of land can depend on whether it already has an approved development plan, whether a plan is currently being processed, or whether the land had simply been designated for development under the old PGOU without progressing further.
Some Development Can Move Ahead Before the POU
Marbella will not necessarily have to wait until the detailed POU is completed before every new urban project can progress.
The PGOM provides mechanisms allowing certain urban regeneration projects to establish detailed planning during the transitional period, provided they comply with the new planning framework and applicable planning legislation.
This could allow parts of Marbella’s urban transformation to continue while the municipality completes the next stage of its planning system.
What Does This Mean for Marbella Property?
For the property industry, the key point is that Marbella’s new planning era will be a transition rather than an immediate reset.
The new PGOM establishes the municipality’s future direction, while elements of the 1986 PGOU remain relevant for detailed planning until the POU is completed.
That makes the planning status and administrative history of individual sites increasingly important. Two seemingly similar plots could potentially fall under different transitional arrangements depending on how far each has progressed through the planning process.
For agents, developers and investors operating in Marbella, understanding which planning framework applies to a specific project will therefore remain an important part of due diligence throughout the transition.
Source: SUR in English | 25 September 2026
