A new urban development dispute is brewing in Valencia over the future of a proposed 30-story building to be erected in Marina Real Juan Carlos I. If approved, this project would become the tallest structure in the entire waterfront complex, which until now has mainly featured low-rise buildings. City officials are demanding that the developer conduct a thorough study on how the tower will fit into the surrounding landscape. Without this document, the project cannot move forward.
The designated construction site covers nearly 7,000 square meters. Plans call for a hotel and commercial space totaling 28,000 square meters. For the past twelve years, this skyscraper has existed only on paper, but now the project has started to progress. The city council, led by María José Catalá, has already begun the process of returning the site to the authority of the Autoridad Portuaria de Valencia (APV). This body will hold a tender for a long-term land lease—ranging from 40 to 50 years, with details still under discussion.
Regulations and restrictions
Plans to build the high-rise have repeatedly faced bureaucratic and legal hurdles. A recent incident comes to mind, when a similar project—though half as tall—was blocked by the Dirección General de Costas as part of the development of the Cabanyal district. At the time, officials cited the Coastal Law, which prohibits the creation of architectural ‘screens’ that disrupt the harmony of the coastal landscape and restrict sea views. The law states clearly: new buildings must blend seamlessly into the environment without distorting the visual perception of the coastline.
Interestingly, in 2014, when the special development plan for Marina Real was approved, the agency raised no such objections. However, regional authorities insisted on a mandatory landscape analysis for three key plots, including the site where the tower is now planned. This assessment is meant to answer the main question: how significantly will the new building alter the cityscape and the horizon over the sea.
Authority and ownership
From a legal standpoint, the situation is complicated. Port law requires that any facilities not directly related to port operations must be approved at the level of the Council of Ministers and relevant departments. However, city officials claim they are returning the site to the Port Authority not to restore port activities, but to recognize it as municipal property. In their view, this would help bypass another round of central approvals and speed up the process.
Still, it’s not that simple. The question of who will control and under what terms this prime piece of land remains unresolved. Previously, state legal experts concluded that neither the city nor the Valencia 2007 consortium is entitled to profit from former port territories. For this reason, city authorities have preferred to avoid a drawn-out legal battle and instead seek compromises with the current leadership of the Port Authority, headed by Mar Chao (Mar Chao).
City and locals
The skyscraper project has triggered mixed reactions among residents of coastal neighborhoods. Many are concerned that such a large development will disrupt the familiar look of the promenade and further drive up housing prices. This issue is especially pronounced in the areas of Cabanyal-Canyamelar, Grau-Port, Nazaret, Malvarrosa, Carmen Beteró, Isla Perdida, and Ciudad Jardín. Residents’ associations from these districts have already scheduled a joint meeting to discuss how construction might affect their lives.
The skepticism is understandable: in recent years, Valencia has seen a real boom in tourist real estate, which has hit the long-term rental market and housing affordability for locals hard. A high-rise hotel could intensify this trend, turning yet another part of the city into an area focused exclusively on tourists and business.
Economy and interests
On the other hand, the project also has its supporters. Marina lacks modern commercial spaces, and a new skyscraper could become a symbol of renewal and attract additional investment. Moreover, the city is still paying off debts incurred after hosting the America’s Cup sailing event. Transferring construction rights could help partially cover these expenses.
However, it’s hard to ignore that the grand words about development and investment often conceal the interests of major players with little concern for the needs of ordinary residents. Valencia has faced situations before where bold projects brought more problems than benefits. Now, it seems, history is repeating itself.
Future in question
In the coming weeks, the fate of the skyscraper will become the subject of heated debate. A meeting of coastal neighborhood associations is scheduled for January 12, and it will be there that the city will decide whether to support or oppose the construction. The question is not just about architecture, but also about what Valencia will look like in the decades to come.
Personally, I believe the city risks losing its uniqueness if it succumbs to investor pressure and forgets the balance between development and preserving its historical character. However, perhaps it is these very debates that keep Valencia lively and unpredictable.
