Building Regulations and Zoning Rules

Building Regulations and Zoning Rules

Zoning Regulations

Zone 1: This is classified as a low-density residential zone, and covers the largest area of residential land in Koh Phangan. It is mainly for properties such as villas with appropriate surrounding space, so that there are no built up residential areas with close neighbours.

Zone 2: This is also for individual residential buildings and hotels, although the population density in these areas is greater. It also allows for large residential projects for different types of housing units, subject to having the necessary utilities in place like water supply and waste disposal.

Zone 3: This is available for a mix of residential, commercial and recreational projects. There are various conditions which must be met for residential buildings, such as a maximum height of only six metres. At least half of the total plot area must be left green, and residences must be built in a Thai or tropical design.

Building Regulations near the beach

Of course building directly on the beach is prohibited. If fact no construction is allowed within 10 metres of the beach. In an effort to protect views of the beach, there are stringent conditions about the overall size of buildings and their height.

From 10 – 50 metres from the beach: Buildings may only have a single floor and must be no more than 6 metres in height, including the roof. The total floor area of a structure must not exceed 75 square metres.

From 50 – 200 metres from the beach: Further back from the beach, large buildings of up to 1,000 square metres are allowed, and the height, including the roof, should be a maximum of 12 meters.

More than 200 metres from the beach: The height of each structure, including the roof, should be a maximum of 12 meters.

Height above sea level

Hillside and cliff top plots of land are always in high demand thanks to the awesome ocean views they command but certain additional rules kick in depending on the altitude.

Less than 80 metres above sea level: There are no additional regulations for single home construction but developments that plan to build more than 10 units must have sufficient water and waste treatment systems. If a hotel is being built, at least 50% of the plot must be left vacant as green land.

From 80 – 140 Metres above sea level: Only a single home may be constructed which should be no more than 6 metres in height including the roof. The land area should be a minimum of 400 square metres with a suitable water drainage system. In addition, 50% of the land must be kept green and the architectural design should be traditional Thai or tropical style.

More than 140 metres above sea level: Structures should be no more than 90 square metres in total floor area.

Sloping Land

Less than 35 degrees slope: There are no additional regulations

From 35 – 50 degrees slope: It must be a single home on a land plot measuring at least 480 square meters. The total floor area of a structure must be no more than 80 square meters, and 75% of the land must be left green. Of this, at least 50% should be planted with native trees.

More than 50 degree slope: No building is permitted on land with more than a 50% gradient.