An unauthorized structure intended to be a hotel was built next to the historic “Leonidas” taverna in Varibobi, on a plot that is neither properly zoned nor suitable for construction, in an area where hotel construction is not permitted, only repairs to existing buildings. The owning company carried out the works using a small-scale works permit, which included, among other things, the construction or repair of a stone wall.

The building was inspected, the violations identified, and a demolition order issued, along with a fine exceeding €2.5 million. The cherry on top: the Ministry of Culture discovered that the landowners had also declared the Varibobi guard post of the former royal estate in Tatoi as their property in the land registry.

In August 2021, when most of the former royal estate in Tatoi burned down, the goal set was its regeneration. But along with the trees, an illegal building meant to become a hotel also “sprouted,” right next to the historic “Leonidas” taverna in Varibobi, on the same property.

As revealed by on-site inspection reports and official documents, the structure is illegal, since the only permit issued was for minor landscaping and restoration works, a stone fence, and repairs to a small old building of about 120 square meters. The area is within protected zones of Mount Parnitha, where hotel construction is prohibited. Moreover, the plot itself was found to be neither properly zoned nor buildable.

The first inspection by the Urban Planning Service of Acharnes showed that a new building was under construction, not repairs to an old one or just a stone wall being built. A report was filed for unauthorized construction and a stop-work order was issued. In March 2024, the Environment Ministry followed up with another inspection, documenting the violations in detail and imposing a construction fine of €1,751,149, along with a preservation fine of €875,574 – essentially obligating the owner to demolish the structure under construction.

The two-story hotel under construction lies within the protected zones of Mount Parnitha (at right, the forestry service barrier restricting vehicle access to the royal estate).

The case is now pending before the Urban Planning Disputes and Appeals Council, where the hotel’s owners have filed an appeal. At the same time, the owning company has also appealed to the Athens Administrative Court of Appeal, seeking to annul the inspection report from the Environment Ministry.

Beyond the illegal hotel, the Ministry of Culture also found that the owners of the historic taverna and surrounding property had declared as their own in the land registry the Varibobi guard post, located within the former royal estate of Tatoi. According to “THEMA’s” reliable sources, the Ministry of Culture is also preparing legal action against them.

What the inspectors discovered
According to the inspection services, construction of the unauthorized building began in fall 2022. The technical report and budget submitted for the Small-Scale Works Approval mention the construction of a stone wall, for which a full building permit is required. Furthermore, the technical report states that the land where work is taking place is not properly zoned or buildable.

As stated in the inspection report dated March 1, 2024, following an order by the Secretary General of Spatial Planning and Urban Environment, and compiled on March 5, the unauthorized structure lies within Zone B4, a protected area of Mount Parnitha. “This is a zone designated for recreation, outdoor sports, agricultural use excluding storage, and environmental education, within which construction of refreshment areas, restaurants, outdoor sports facilities, seating areas, and historical/environmental information kiosks is permitted. Plot suitability requires a minimum of 20,000 sq.m. with restrictions on building size per use. Only repairs to legally existing buildings are allowed.” Clearly, hotel construction is not permitted.

The inspection report was served to the owning company on March 20, 2024, imposing a construction fine of €1,751,149.44 and a maintenance fine of €875,574.72.

Tatoi: Illegal hotel popped up next to “Leonidas” – The inspectors’ report

Appeal
The owner company, Belle Vue Hotels and Tourist Enterprises S.A., filed a timely appeal before the Central Council for Urban Planning Issues and Disputes (KESYPOTHA) of the Ministry of Environment and Energy against the inspection report. The hearing has been postponed three times at the company’s request, citing illness and a change of attorney.

According to the appeal, the Urban Planning Service (YDΟΜ) of Acharnes had drawn up an inspection report dated 14-11-2022 for a newly constructed illegal building, which Belle Vue had already challenged before the competent local SYPOΘΑ B’. That case has not yet been heard. In addition, on 9-12-2022, the company filed a Statement of Submission under the Law on Unauthorized Constructions (Law 4495/2017) in an effort to legalize the construction. Due to the scale of the violation (Category 5), the YDΟΜ revoked the submission on 8-8-2024. The case remains pending before KESYPOTHA following the company’s appeal.

The story of the “Leonidas” taverna: Where Karamanlis and Horn would dine and chat on Sundays

The company has also filed an appeal before the Athens Administrative Court of Appeal on 12-11-2024, seeking to annul the inspection report of the Mixed Inspection Team. The relevant service submitted its position on 30-12-2024, and the case is still pending.

The inspectors’ findings in their report are particularly interesting regarding both the conditions under which the inspection was carried out and the violations discovered. Specifically, the report states:
“The inspection was carried out by a mixed inspection team at a location near the food establishment ‘Leonidas’. The business was not operating at the time. A new structure was found exceeding the scope of Small-Scale Works Approval No. 470946. The permit provided for the construction of a stone wall, as well as the repair of side coverings and the roof of an old building, approximately 120 sq.m. in area. The inspection was conducted macroscopically due to a temporary metal sheet fence and a padlock around the part of the property where the new building had been constructed, making direct access impossible. No responsible party was present, and attempts to contact someone by phone during the inspection were unsuccessful. There was no project signage. The Small-Scale Works Approval had expired on 31-3-2023.”
In short: even the permit being used as cover had already expired at the time of the inspection.

The team identified the following:
■ The old 120 sq.m. building that was supposed to be repaired had been demolished.
■ In its place, a new three-level, two-story building was erected (ground floor, first floor, and attic), with a four-sided roof, dimensions around 648 sq.m., and a height of 7.5 meters. Measuring the roof’s peak was not possible.
According to the report, the structure was at the stage of having a complete frame and exterior walls (except windows/doors), constructed with a mixed (metal) frame. Interior work had not progressed (no floors or partitions). No active construction was observed at the time, but the grounds held both construction and demolition materials.

The Mixed Inspection Team noted, as stated in the report, that this newly built unauthorized structure bears no connection to any pre-existing structure damaged in the wildfires of July 27 and August 3, 2021. This is supported by YDΟΜ’s inspection, the mixed team’s findings, and documents No. 146807/13-5-2022 and 112624/16-11-2024 from the General Directorate for Natural Disaster Impact Recovery of the Ministry of Infrastructure and Transport, which after the fires issued an Inspection Protocol of Dangerous Dilapidated Building. That protocol recorded three such structures in the area: 48.00 sq.m., 30.52 sq.m., and 42.80 sq.m., all auxiliary buildings.

Photos included in the protocol do not match the current new building in either size or appearance.

Disputed land
Alongside the violations, the nature of the disputed plot was also examined. Most of the land was not subject to forest protection laws. Some smaller parts originally classified as forest land in the cadastral map were later contested, prompting a criminal complaint by the Forestry Department. The landowners filed objections, which were reviewed by the competent urban planning committee. Rulings favored the private individuals, declassifying the land and removing it from forest maps.

However, a Ministry of Culture review of land titles for the former royal estate revealed that the owners of the “Leonidas” taverna and surrounding facilities had registered even the Varibobi guard post of the estate in the land registry as their property! According to official sources, the Ministry of Culture is preparing legal action. The same sources said that, while drafting a special urban planning plan for the 42,000-hectare royal estate to ensure legal compliance, a check of both the land registry and forestry department revealed unauthorized registrations (KAEK codes) by third parties on parts of the estate.
“For example,” they said, “there was a case where a structure was declared on estate land near Kryoneri. The family that made the claim had previously worked for the former royal family under informal arrangements. But when called upon, they admitted they had no documentation and accepted their removal, acknowledging no ownership rights.”

97 years of history
The fate of the unauthorized structure now rests with the Ministry of Environment and the courts, where the owner company has also appealed. One unanswered question is how the illustrious patrons of the historic taverna, located at the edge of the former royal estate of Tatoi and in operation since 1928, would react today.

Over its 97 years, the taverna has seen some memorable moments, like the Sunday lunches shared by Konstantinos Karamanlis and Dimitris Horn, along with Alexis Minotis and Manos Hadjidakis, forming a core group joined each week by others. Karamanlis’ preferred table was always kept for him, and longtime staff remembered his favorite dish: stuffed grape leaves in lemon sauce. He liked to sit facing Nea Erythraia.

Andreas Papandreou also visited the taverna. On one occasion, he coincided with Karamanlis, prompting the staff to seat them separately to avoid any awkwardness. Nevertheless, both men were warmly received by the rest of the patrons.