Property DNA analyzes the release of the latest draft of the 4th revised city plan, finding a trend to improve the land use requirements. change the color of the city plan relieve the limitation increase land development potential Eua pops up more tall buildings. Entrepreneurs wait for clarity "FAR" to support clear investment plans

Currently, Bangkok uses the 2013 Bangkok Comprehensive Plan published in the Royal Gazette. According to the Ministerial Regulations, the Bangkok Comprehensive Plan, B.E. (4th revision) in order to have a comprehensive city plan that corresponds to the current situation, last on 8-15 June ago Bangkok city plan has been brought. The 4th revised edition is open to a group of experts. related agencies and various professional associations

Comment on this draft town plan. Then during the month August will be the public hearing round. However, from the draft Bangkok city plan The 4th revision has obvious trends in many areas of change.

Mr. Surachet Kongcheep, managing director of Property DNA Co., Ltd., said that the draft Bangkok city plan The 4th revised version brought to listen to opinions. It can be seen clearly in many areas that the color of the city plan has changed. This means that there is a shift in land use potential in many areas. Especially in areas along the lines of new electric train services that are under construction. consistent with the changing potential of land in each area

  The train changes the yellow plan to orange.

The areas that can be clearly seen that have definitely changed from the original are areas along the lines of electric trains that are under construction or that are open for new services. But in the overall city plan of Bangkok 2013, it is a yellow city plan, meaning less dense residential areas. which may have limitations in the development of high-rise buildings or extra large buildings In the draft of the fourth revision, the color of these areas was changed to orange. (Medium-density residential areas) which have the potential to develop more buildings, such as areas along Srinakarin Road that are along the route of the MRT Yellow Line. which previously had some orange areas and some are yellow But in the draft of the 4th revised city plan, all changed to "orange".

Area along Prasert-Manukit Road Pradit Manutham, Ram Inthra, covering the area along all 3 roads from the 2013 city plan, is yellow, changing to “orange” to Min Buri. This area has an Orange Line, Pink Line and in the future there will be a Brown Line that has just been approved by the Mass Rapid Transit Authority of Thailand (MRTA) in May. And in some areas that were previously red areas, the coverage area has been expanded to be larger, such as Min Buri, which covers the terminal stations of the Orange and Pink lines.

Phaholyothin Vibhavadi Rangsit is orange-red.

Area along Phaholyothin Road and Vibhavadi-Rangsit in the Don Mueang Airport area which was previously yellow But when there is a new road like Theparak The extension of the Green Line electric train route red line train route and the road connecting Vibhavadi-Rangsit and Phaholyothin roads, causing the area along these 2 roads to change especially along Phaholyothin Road or the Green Line BTS route In this draft of the 4th revision of the city plan, it was changed to “orange” and red in the area around Don Mueang station of the Red Line electric train route opposite Don Mueang Airport to accommodate future commercial areas. However, this area is still limited in terms of building height from the safety zone in air navigation. Don Mueang Airport, 1997, making it impossible to build high-rise buildings

Areas that were formerly medium-density residential land or orange, are now medium-density residential land or brown, such as the area at Ratchayothin Intersection. Of course, because the opening of the extension of the Green Line electric train route including the yellow line And there is a possibility of the extension of the yellow line as well. And nowadays, the area around Ratchayothin intersection has changed a lot from 5-6 years ago.

Open the way to utilize the area - develop high-rise buildings

All 4 areas are areas that have changed in a better direction. And it is likely to be an area that will see more entrepreneurs enter the area in the future. But there are still some areas that may not change the color of the city plan. but changes the limitations of utilization so that the building can be developed more, higher

“But what is interesting about the city plan draft? The 4th revision is some areas that previously could not develop residential projects at all. even a general housing estate But in the city plan The 4th revision has changed the color of the town plan. and limitations in utilization.

for example Areas in Thawi Watthana and Taling Chan districts, which in the 2013 urban plan are white and green or rural and agricultural conservation land, become less dense residential areas or yellow town plans. and medium-density areas Orange city plan in the area along Ratchaphruek Road including the red area or commercial area around Taling Chan Station Of course, partly because of the Blue Line electric train route. and the red line that reaches Taling Chan

However, the water catchment area around Nong Chok District in the past, which was rural and agricultural conservation land and covered a relatively large area, was changed to a green area which was rural and agricultural land. which may not differ much But believe that it will definitely change in the future. because some limitations should be reduced

Another interesting area is the area in Rattanakosin Island, including the surrounding area, which in the 2013 town plan is a conservation type of land to promote Thai arts and culture identity, turning into a brown area or a type of land that is very densely commercial. Karma and government institutions public utilities and public facilities But there are still restrictions on development that are quite strict as before.

  Waiting for clarity "FAR" different areas

Changes in the draft Bangkok city plan The 4th revision may still have to wait to consider other components. that may gradually reveal more and more Especially the change in FAR (Floor to Area Ratio) or the ratio of total building area to land area. which determines how big a building can be built

“Currently, the FAR may not be very clear. There is also a matter of new concepts. which has just been used in the draft of the current comprehensive city plan as well

for example Subject to bonus FAR in the event that there is an area for transferring traffic within 200 meters around a mass transit station. Arrangement of space for public use along the Chao Phraya River. and providing daytime care for children and the elderly in commercial buildings, offices or residences. Including the issue that is still confusing and unclear is the transfer of development rights both in the case within the same land use area. and different areas, etc.

Unlock limitations, increase land development potential

However, what has changed, and can be seen for sure, is that the issue of low-density residential areas, which has considerable restrictions on development, has decreased.

including rural and agricultural conservation areas and a conservation area to promote Thai arts and culture. By changing to medium-density, high-density residential areas and commercial areas. including rural and agricultural areas which limitations in development are reduced But the potential for land development is higher.

Source:https://www.bangkokbiznews.com/property/1074871

Date 23/06/2023