When it comes to city plan, this can be overwhelming and unable to gather information needed elsewhere. TerraBKK write this article for those whoever enable you to navigate what designated zone color of your property, what kind of development is defined? A city plan shall no longer the odd.

City plan is similar to guide of direction for expansion of the city. Either where is the available land in that city, residential, which area shall be designated for industrial, which area is ideal for high rise building or which area is high density. City plan is the primary important factor that everyone or anyone should understand or those who is in the real estate business or those who has just jumped into real estate. A city plan shall determine what type of land use shall be carried out, what are restrictions. City plan laws should be first brought to attention before buying – selling real estate property especially the estate because under circumstances the costly land plot you purchased may not capable to develop anything except the agriculture. The question is, how do we know what zoning in the city plan are we? What are restrictions? What can be developed? Let’s check out

Guides to understanding the meaning of wordings. 

  • Code of each plan color will be determined further what the restrictions are, what can be constructed or prohibited such as color code Yor. 1, Phor. 3, Aor. 2, Khor. 1 or Sor 1. etc.
  • FAR (Floor Area Ratio) means maximum buildable area on a plot of land (not in effect with single or detached house)
  • OSR (Open Space Ratio) is the ratio of open space land without any covering per the total number of floors and building were erected on a plot of land.

You have learnt the wording, check out where are you on the plan!

    1. Resources about the City Plan where you can reach at Department of Public works and Town & Country Planning at website : http://www.dpt.go.th/urbanplanning/page5.php then click for the required province or get into http://map.longdo.com/ select “City Plan of Thailand” it will be automating generated the City Plan of each provinces on the map.

(คลิ๊กที่ภาพเพื่อขยาย) Link Longdo Map : http://map.longdo.com/

    1. Select the land where you want to make a survey, where it is located, lane, which road. Latitude and longitude degree should be identified to make it more accurate because a dislocation shall consequently affect to the prescribed rulings.
    2. TerraBKK would like to recommend you to search on the City Plan by using Longdo Map as it is easy and accurately. This will show which color the location is designated on the City Plan such as which designated color of The Emquartier Department Stores is located, just simply type EmQuartier in the “search” box. It will instantly show up that The EmQuarteir is located on the designated Brown Yor.10-4

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 When we get the designated color of our estate and code, what should be learnt next is, “utilization capability of the estate” what kind of activity over the estate can be engaged. The table below shows types of activities to be engaged on the estate for instance, we know that The Emquartier is located on the designated Brown Yor.10-4. Compare this with the table –a plot of land is designated in the City Plan as Yor.10 which is prohibited for construction of (cross)

  • Market with area over 2,500 square meters
  • Gas Station
  • Car Race
  • Racecourse
  • Shooting Range
  • Zoo
  • Pet cares
  • A factory with area over 500 square meter
  • others

 The important factor is beneath the picture,that is FAR of Yor. 10 equal 8 times. The maximum number of FAR the better it is, and that plot of land is highly demanded by the real estate development because this area can be constructed high rise with expansion in size respectively. The Adaptation of FAR such as 2 rai of land plot is converted into square meter equal 3,200 square meters, take size of land in square meter x FAR equal 3,200 x 8 will be 25,600 square meters. The OSR shall value 4%, the minimum number of OSR will be attractive to the real estate developer because the open space could not general the revenue.

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We are able to learn roughly in few steps that which zone our land is designed to and what it is capable to build, what is the maximum size of building can be built over the maximum area. We may also obtain further details of the City Plan from Ministerial Regulations where the provisions of codes are expressly prescribed.

Section 17 Land type Yor. 10 is the land type that occupy high-density residential with intend to accommodate the residential in the inner city through the center commercial district and public services of mass transport.

This land type is prohibited from the followings prescribed activities such as

(1) All types of factory in accordance with Factory Act, except otherwise those types, kinds and categories stipulated herein this ministerial regulation which shall not cause nuisance by the applicable laws in respect of public health or non-polluted to the community or environment in respect of promotion and national environment reservation. Thus with the operating area not over 500 square meter.

(2) Concrete mixing other than factory. Exception in case of temporary concrete mixing unit which is located at the construction site or nearby for the favor of construction project.

(3) Fuel warehouse and Fuel Storage Station in which is not liquefied petroleum or natural gas where a distribution is required by applicable law in respect of fuel control except the fuel station service where it is located on public road size over 12 meter

(4) Refill Gas Station, Gas Storage Station and Gas Refill Unit for liquefied petroleum and natural gas in respect of fuel control except the gas station service where it is located on public road size over 12 meter, gas distribution shop, gas operating station, and a restaurant where it uses gas as energy source.

(5) All type of farming which may cause nuisance in respect of public health laws.

(6) Sea and freshwater farming

TerraBKK hopes that the reader would adapt the inspection method of the City Plan in case if you require to learn which zone of the location is designated - เทอร์ร่า บีเคเค

บทความโดย : TerraBKK ข่าวอสังหาฯ TerraBKK ค้นหาบ้านดี คุ้มค่า ราคาถูก