Licences
As posted already, the Registro de Incorporação is I think the most important document and there are many steps to achieving this:
In order for a development company to obtain planning permission to construct they first need to make an application to the local Town Hall. This is the first licence called an "Anuência". It is an authorization from the Town Hall that confirms that the project*conforms with the town legislation.
The Brazilian Constitution of October, 5th of 1988, article 225, IV, states that in every development that may cause an environmental impact or risk, the developer is obligated to make an environmental study, that can be simple or complex, dependent upon the State environmental requirements.
In fact this article means that an environmental agency is involved in almost all cases of development and the developer will be required to obtain three licences from the state environment agency.
The second licence which will be required by a state environmental agency is the *"Licença Prévia". This is a preliminary authorization from the agency for the planning of the project, approving the location, conception,*environmental viability, studies and conditions to be met in the next stages of implementation. At this stage a request for an Environmental Impact Assessment may be made, if one has not already been carried out.
The third licence required is the "Licença de Instalação". This authorizes the installation or construction of the project according to the specifications of the plans submitted, environmental studies, programs and approved proposals, including environmental control measures and other conditions.
The final licence required by the environmental agency, the Fourth Licence, is the "Licença de Operação" which authorizes the*development to be operated, after the verification and compliance with the proceeding licences.
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The final licence required from the Town Hall is the "HABITE-SE" which is authorization from the Town Hall confirming that the*construction*is in accordance with the planning applications.
The first three permissions get you to the construction stage, but in most cases are only valid for a certain period of time.