If you're considering building your own home, in addition to having a house design created by an architect or engineer, you must also submit an application for a permit from the local administrative organization, municipality, or district. If you hire a construction company, they will typically handle this process for you. However, it is crucial to ensure that the construction complies with building control laws, especially regarding "setbacks"

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Whether you are building a house or a building near a road or public water source, you must check the setbacks and distances from the boundary lines according to building control laws and the Bangkok regulations. The requirements regarding the setbacks from public roads, open spaces in front and behind the building, and the distance from neighboring land are as follows:

Setback from Public Roads

The road boundary includes both sidewalks and the traffic surface, and the setback of the building must be considered based on the width of the road, with the following conditions:

  • For public roads less than 6 meters wide, the building must be set back at least 3 meters from the center of the road.
  • For public roads less than 10 meters wide, the building must be set back at least 6 meters from the center of the road.
  • For public roads between 10 meters and 20 meters wide, the building must be set back from the property line by 1/10 of the road width.
  • For public roads wider than 20 meters, the building must be set back at least 2 meters from the property line.

Setback from Public Water Sources

  • For water bodies less than 10 meters wide, the building must be set back at least 3 meters from the property line.
  • For water bodies 10 meters wide and above, the building must be set back at least 6 meters from the property line.
  • For seas, lakes, or large ponds, the building must be set back at least 12 meters from the property line.

Note There are special regulations for the sea that differ from those for other large water bodies, with specific requirements varying by location.

  • For buildings not exceeding 2,000 square meters and a height of no more than 12 meters, the setback from the property line must be at least 50 meters.
  • For buildings 2,000 square meters and above, with a height of no more than 23 meters, the setback from the property line must be at least 200 meters.

Setback from Neighboring Property Lines

  • For buildings not exceeding 9 meters in height, if there are openings on the side facing the neighboring property line, the setback must be at least 2 meters from the property line.
  • For buildings exceeding 9 meters but not exceeding 23 meters in height, if there are openings on the side facing the neighboring property line, the setback must be at least 3 meters from the property line.
  • For buildings not exceeding 15 meters in height, if there are no openings on the side facing the neighboring property line, the setback must be at least 0.5 meters, but if the neighbor consents, the building can be constructed right up to the property line.
  • For buildings between 15 and 23 meters in height, if there are no openings on the side facing the neighboring property line, the setback must be at least 0.5 meters, regardless of whether the neighbor consents.

Note Openings refer to doors, windows, light wells, glass blocks, ventilation openings, and balconies.

Setbacks and Open Spaces According to Building Type

TerraBKK will discuss two types of buildings: high-rise buildings, which are buildings with a height of 23 meters or more, and special large buildings, which are buildings with a total area of 10,000 square meters or more. The conditions are as follows:

  • The width of the land must be at least 12 meters.
  • It must be adjacent to a public road that is at least 10 meters wide leading to a wider road.
  • The setback around the building must be at least 6 meters from the property line.
  • A fire protection system must be in place.
  • If the building has a total area of 30,000 square meters or more, it must be adjacent to a public road that is at least 18 meters wide.

Building Control Laws According to Bangkok Regulations

Open Spaces Around Buildings

  • Commercial buildings, industrial factories, warehouses, public buildings, and buildings taller than 2 stories or over 8 meters in height must have a front open space of at least 6 meters, except for residential buildings not exceeding 3 stories that are not adjacent to public roads.
  • Commercial buildings, industrial factories, warehouses, public buildings, and buildings taller than 3 stories must have a front open space of at least 12 meters.
  • Buildings not exceeding 15 meters in height must have surrounding open spaces of at least 1 meter, except for residential buildings with an area not exceeding 300 square meters.
  • Buildings taller than 15 meters must have surrounding open spaces of at least 2 meters.

Article by: TerraBKK Investment Tips

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