News

Azambuja and Coitadinha: retail development and housing

3 November 2026

Municipalities: Azambuja · Salvaterra de Magos

Illustrative view of a street with white houses, tiled roofs and an undeveloped plot, inspired by a Ribatejo town.

Azambuja has begun preparing a plan for a retail park on a 40,000 m² property within the National Agricultural Reserve (RAN). In Azambuja, interested parties can contribute to the preparation of the Plano de Pormenor Azambuja Nascente (PPAN) from 2 to 20 November 2026, inclusive. In Salvaterra, a proposed simplified amendment to the Plano de Pormenor da Coitadinha is under consultation. Both notices appeared in the Diário da República on 30 October. They announce procedures, rather than new planning rules taking effect.

Azambuja: what is starting?

The municipal executive decided to begin preparing the PPAN on 13 October. Covering approximately 4 hectares at the town’s eastern entrance, it aims to organise a new commercial centre in relation to existing access routes and the urban fabric. The notice sets an 18-month preparation period and requires Strategic Environmental Assessment (Aviso n.º 27124/2026/2).

The Terms of Reference identify the project as Retail Park Azambuja: food retail, DIY retail, restaurants and services on a 40,000 m² property beside the EN3. The owner expressed an interest in preparing the plan. The draft planning agreement provides for the owner to supply technical documents while preserving municipal powers over the plan’s content, preparation and approval.

The land classification is central. According to the Terms, the entire area is classified under the 1995 municipal master plan (PDM) as agricultural land within the National Agricultural Reserve (RAN). The document provides for changing that classification and initiating delimitation procedures for the RAN and the National Ecological Reserve (REN). Starting the plan does not resolve these restrictions or itself authorise the retail park.

The Terms also record an earlier project: relevant public interest was recognised in 2016 for an Intermarché store and filling station. The filling station was built; the store’s licence expired without construction. That history does not constitute approval of the project now described.

This is the initial participation stage under Article 88(2) of Portugal’s legal framework for spatial planning instruments (RJIGT), approved by Decreto-Lei n.º 80/2015 of 14 May. Public discussion of the draft plan is a later stage under Article 89.

Send contributions to urbanismo@cm-azambuja.pt. The municipal plans in preparation page provides the notice, Terms of Reference and draft planning agreement. The boundary is shown on the plan identified in the notice and in the Terms’ annexes.

Coitadinha: what would change?

The municipal decision of 19 August concerns Article 28 of the plan regulations and the layout plan. It proposes changing the maximum dwelling count and enabling residential use on every floor in the identified plots. The site is Quinta da Coitadinha, covering 19.45 hectares according to the notice and accessed from the EN 118 to the east. The procedure also provides for material corrections (Aviso (extrato) n.º 27161/2026/2).

The 35 plots are 66 to 74, 109 to 127, 129, 132, 133 and 136 to 139. The notice expressly makes implementation conditional on compliance with all applicable rules and planning parameters in each case.

The current regulations, republished by Aviso n.º 22765/2022, refer in Article 28 to the layout plan’s table for maximum floor and dwelling counts and set a density of 47 dwellings per hectare. The current plan designates all 35 listed plots for mixed residential, retail and service use. Allowing housing on every floor would therefore also allow residential use in areas currently allocated to shops and services. The new maximum dwelling counts must be checked in the 2026 amendment documents.

The municipal notice describes the amendment as an adaptation to Article 18 of Decreto-Lei n.º 10/2024, known as Simplex urbanístico. It sets a 12-month preparation period and states that the amendment is not subject to environmental assessment.

The notice establishes 20 days of consultation, starting the day after publication on 30 October. Interested parties may submit written objections, observations or suggestions by email to slop@cm-salvaterrademagos.pt, by post addressed to the President of the municipal executive at Praça da República, n.º 1, 2120-072 Salvaterra de Magos, or in person at municipal service counters. Documents can be consulted at the Divisão Municipal de Urbanismo e Planeamento during normal opening hours.

As a precaution, submit by 19 November 2026. This date results from counting 20 calendar days from 31 October; it is not an expressly announced municipal closing date. Confirm the official deadline with the municipality.

At the date of this article, we have not located the 2026 proposal documents online. Request them in writing or consult them at the DMUP, including the proposed Article 28 and corresponding layout plan. The 2022 plan cited here is the current plan, not the consultation proposal.

Who can contribute, and what should owners check?

The right to participate extends to individuals and organisations, including associations, rather than only plot owners (RJIGT, Article 6(1)). If you own property within the area or are considering a purchase, first locate the parcel within the official boundary. In Coitadinha, also check the plot number in the property documents against the list of 35 plots.

Compare the proposal with the intended use, access and restrictions affecting the parcel. A contribution can identify the land, specify the relevant document or provision and explain the concern, with a plan or supporting documents where useful. Keep the submission and proof of delivery.

In Azambuja, contributions can address EN3 access, parking, pedestrian links to the station and the relationship with local shops. The environmental report will be submitted for public discussion alongside the draft plan at a later stage.

Participation before approval

For a simplified amendment, consultation precedes submission to the municipal assembly for approval (RJIGT, Article 123(3)). Plans require publication in the Diário da República to become effective (Article 191(1)). Opening these procedures does not grant planning permission, remove land from the National Agricultural Reserve (RAN), or establish that a particular development is feasible.

To assess a parcel, gather its location, property documents and the intended project. CertiAmb’s planning feasibility service examines that proposal against the applicable rules and restrictions.

Sources

Back to news