What Has Changed in the Bangkok Master Plan?

 

            Following the announcement in 2018 that the Bangkok Master Plan, Revision 4 would be implemented in 2019, we are now approaching the public consultation phase on May 24, 2019. A draft of the Bangkok Master Plan B.E. .... has been released for public feedback. Before this date, TerraBKK invites everyone to play a game of spotting the changes in the upcoming Bangkok Master Plan.

 

Changes in Land Use Regulations in the New Bangkok Master Plan

            The colors of the upcoming Bangkok Master Plan appear more vibrant than before, especially in the Diagonal Green Area G.2 (land designated for rural and agricultural conservation or water retention) in the Taling Chan, Thawi Watthana, and Bang Khae districts, which has almost entirely disappeared. Similarly, the Diagonal Green Area G.1 on the eastern side in Khlong Samwa and Nong Chok districts has lost more than half of its area.

Additionally, development is increasingly concentrated on the eastern side, with adjustments made to the Master Plan from Low-Density Residential Areas (Yellow Y.1-Y.4) in Bang Khen, Lat Phrao, Bueng Kum, and Wang Thonglang districts to Medium-Density Residential Areas (Orange Y.6-Y.9).

            For the Inner Urban, New CBD, and CBD locations, there have been slight adjustments to the Master Plan in line with urban development. For example, the Ratchayothin intersection (Chatuchak district) has changed from Medium-Density Residential Y.5-7 to High-Density Residential Y.11-13

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            The New CBD area at Rama 9, near the Rama 9 intersection, has shifted from High-Density Residential (Brown Y.9) to Commercial Areas (Red P.7), adjacent to the land of the State Railway of Thailand at Makkasan. The area has also transitioned from Medium-Density Residential (Y.7) to High-Density Residential (Brown Y.13). The Phrom Phong-Thonglor-Khlong Toei area has changed from High-Density Residential (Brown Y.10) to Commercial Areas (Red P.7). In the Phra Nakhon district, all conservation areas have been reclassified as government institution areas (Blue), military areas, and commercial areas (Red P.1-5).

            Furthermore, the draft master plan designates commercial areas (Red) in suburban locations that are intersections of future subway lines to support the development of areas around the stations (TOD) and to serve as sub-centers in the suburbs.

New Land Use Regulations in the Master Plan

            In addition to the color changes in land use, the regulations in the master plan have also been updated as follows:

  • Low-Density Residential (Yellow)

Y.1-4 (FAR 1 / 1.5 / 2.5 / 3, OSR 40 / 20 / 12.5 / 10) changed to Y.1-5 (FAR 4 / 4.5 / 5, OSR 40 / 20 / 15 / 12.5 / 10).

  • Medium-Density Residential (Orange)

Y.5-7 (FAR 1 / 1.5 / 2.5 / 3, OSR 7.5 / 6.5 / 6) changed to Y.6-10 (FAR 3.5 / 4 / 4.5 / 5 / 5.5, OSR 8.5 / 7.5 / 6.5 / 6 / 5.5).

  • High-Density Residential (Brown)

Y.5-7 (FAR 6 / 7 / 8, OSR 5 / 4.5 / 4) changed to Y.11-15 (FAR 6 / 6.5 / 7 / 7.5 / 8, OSR 5 / 4.75 / 4.5 / 4.25 / 4).

  • Commercial (Red)

P.1-5 (FAR 5 / 6 / 7 / 8 / 10, OSR 6 / 5 / 4.5 / 4 / 3) changed to P.1-8 (FAR 3 / 4 / 5 / 6 / 7 / 7 / 8 / 10, OSR 10 / 7.5 / 6 / 5 / 4.5 / 4.5 / 4 / 3).

            The conditions for developing certain types of land have also been modified, particularly for Commercial Land Red P.1-P.2, which previously allowed the development of condominiums with an area of less than 10,000 square meters without conditions. However, under the new land use regulations in this draft master plan, condominiums with an area greater than 1,000 square meters are no longer permitted (this also applies to commercial land P.3).

            For those interested in more details about the Bangkok Master Plan Revision 4, you can download the information at http://plan4bangkok.com/pr.html#downloadpdf.

Additionally, you can participate in the public consultation on May 24, 2019, from 9:00 AM to 12:00 PM at the Sports Authority of Thailand Building 2, Thai-Japanese Sports Complex, Din Daeng - เทอร์ร่า บีเคเค.

Article by: TerraBKK Investment Tips

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