The new Special Spatial Framework for Tourism (SPF-T), which was presented by the Ministers of Environment and Energy, Stavros Papastavrou, and Tourism, Olga Kefalogianni, brings significant changes in the way Greek tourism is developed. The main aim of the new plan is to transition to a more sustainable model of tourism development, with stricter rules for off-plan construction, greater protection of the coastline and control of tourist pressure on popular destinations.
The most significant change is an increase in the minimum required area for new tourism off-plan investments. Greece is now divided into 1,035 municipal units, which are classified into five categories depending on the intensity of tourism activity and the carrying capacity of each area. In controlled development areas, which include destinations with particularly high tourist pressure such as Mykonos, Santorini, Rhodes and Corfu, the density is increased to 16 hectares. In developed areas the limit is set at 12 hectares, while in developing areas, early development areas and special tourism support areas the minimum sparsity is set at 8 hectares.
At the same time, the new framework also introduces restrictions on the capacity of new tourism units. In category A areas there is a maximum limit of 100 beds per new unit, while in category B areas the limit reaches up to 350 beds. In other areas no horizontal limitation is foreseen, but investments will have to comply with local urban plans and environmental requirements. In addition, in areas of high tourist pressure, the emphasis is mainly on the development of higher standard hotel units, such as three, four and five star accommodation.
Special attention is also given to the protection of the coastal zone. According to the new zoning code, in the first 25 metres from the coastline any new construction or development is completely prohibited, with the exception of utility projects, disabled access or other special interventions provided for by the legislation on the seashore and the beach.
The plan also includes a specific strategy for islands, which are categorised according to their size. Big islands will see stricter controls on new investment, while only soft tourism development is allowed on medium and small islands, with a limit of up to 100 beds. For very small islands of less than 1,000 hectares, a regime of increased protection is effectively provided to preserve their natural and environmental character.
The new NAP-T includes even stricter provisions for Natura sites and more generally for protected areas of the National System of Protected Areas, where enhanced environmental studies and documentation of carrying capacity will be required before any new tourism activity.
References are also being made to short-term rentals, with the government considering the introduction of geographical restriction zones, time limits on the duration of property exploitation and specific operating conditions per area, in an effort to better organise the market and limit housing pressures.
The public consultation on the new zoning framework will last until May 25, while the aim is for the relevant Joint Ministerial Decision to be issued and published in a gazette by the end of June. The ministry clarifies that existing permits, approved plans and projects that have already gone through the environmental permitting process are not affected by the new regulations.
