Proposed 4th Revision of the Bangkok Unitary Town Plan and its implications
Introduction
Town planning, a crucial aspect of urban and rural development, plays a significant role in shaping cities and communities. In Thailand, the Town Planning Act B.E. 2562 (2019) (“Town Planning Act”) defines the process of town planning as the formulation and implementation of development plans that align with national, regional, provincial, and local economic and social goals. Its objective is to enhance living conditions, infrastructure, safety, and welfare in both urban and rural areas while preserving cultural and natural assets for sustainable community development. This article explores the implications of the Town Planning Act on the changing landscape of urban planning in Thailand, with a particular focus on the proposed revisions to the Bangkok Unitary Town Plan.
Understanding of Unitary Town Planning
According to the Town Planning Act, unitary town planning encompasses a comprehensive framework for urban development. It involves the formulation of a territorial map that details topography, altitude, and geographic coordinates, along with specific plans categorized by land use, open spaces, communication and transport projects, public utilities, and environmental considerations. Additionally, the unitary town planning provides guidelines for the floor area ratio (FAR) bonus rate. The FAR bonus rate is a zoning incentive that increases the size of individual construction projects by allocating a higher floor area ratio, which reflects the total square footage of the building divided by the area of the lot. The plan also incorporates supplementary particulars and stipulations related to land use, ensuring compliance with the objectives of the Town Planning Act.
The Proposed 4th Revision of the Bangkok Unitary Town Plan
Currently, the 3rd revision of the Bangkok Unitary Town Plan, enforced since 2013 by the virtue of the Ministerial Regulation to Enforce the Unitary Town Plan of the Bangkok Metropolitan Area B.E. 2556 (2013), is being scrutinized for proposed updates. The Bangkok Metropolitan Administration (BMA) has put the 4th revision of the Bangkok Unitary Town Plan, as the existing plan has been in force for over 10 years without necessary updates in many areas. The proposed revision aims to address this issue and adapt to changing urban dynamics.
Notable Changes in the 4th Revision
The 4th revision of the Unitary Town Plan introduces several significant changes. Notably, the Rattanakosin Island area, which encompasses most of the Phra Nakhon District, will be reclassified from a Thai art and cultural conservation zone to a high-density residential zone, commercial zone, and government agency zone. Additionally, the FAR bonus rate is expected to increase by up to 20%. Several areas, such as the Ratchayothin area in the Chatuchak Sub-district/District, where the red, green, and yellow train lines pass through, will transition from a medium-density residential zone to a high-density residential zone.
Status of the Proposed 4th Revision
As of now, the 4th revision of the Bangkok Unitary Town Plan is undergoing a public hearing process until February 29, 2024. The BMA anticipates that the new plan will be enforced by 2025.
Conclusion
In conclusion, town planning in Thailand, guided by the Town Planning Act, is a vital process that involves the formulation and implementation of development plans. The proposed revisions to the Bangkok Unitary Town Plan reflect a proactive approach to adapt to changing of urban dynamics and optimize town planning strategies. By reclassifying areas and modifying density regulations, the plan aims to address the evolving needs of the city. With the proposed 4th revision currently in the public hearing stage, the landscape of urban planning in Thailand is set to undergo significant transformation in the near future.
Author: Panisa Suwanmatajarn, Managing Partner.
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