Royal Gazette Updates Phuket Environmental Protection Regulations: Limited Construction Now Permitted on Hillsides

The Royal Gazette has officially published a revised Environment Protection Regulation Announcement (EPRA) for Phuket, replacing the previous version that had expired. The updated regulation, effective December 14, 2024, introduces key changes, including conditional permissions for limited construction on land between 80 and 140 meters above mean sea level (MSL).

Key Updates to the EPRA

The new regulation, issued by the Ministry of Natural Resources and Environment, aims to balance environmental preservation with controlled development. While Zone 6 – defined as areas above 80 meters MSL – remains a protected zone, significant amendments now allow construction under strict conditions in specific sub-zones.

Land Between 80m and 140m

Private landowners can now build under the following conditions:

• The property must have been lawfully acquired before the enforcement of the 2017 EPRA.
• Single houses or single buildings are permitted.
• Buildings must not exceed a height of 6 meters and a ground coverage of 90 square meters.
• At least 70% of the land must remain clear of construction, and 50% must be maintained as sustainable green areas to support ecological preservation.
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Land Above 140m

Construction remains strictly prohibited in areas above 140 meters MSL, ensuring continued protection for high-elevation zones.

Relaxed Measures for Growth

The revised EPRA also aligns with key urban planning frameworks, such as the Building Control Act and the Town Planning Act, to facilitate sustainable growth in Phuket. The new rules aim to streamline redundant measures while accommodating small operators and supporting future urban expansion.

Additional Environmental Safeguards

The updated regulation introduces several environmental protection measures:

• Factories must implement machinery or solutions to control pollution and mitigate environmental impacts.
• Increased requirements for permeable areas, tree planting, and designated green zones to sustain ecological health.

Furthermore, the announcement includes relaxed thresholds for developments requiring environmental impact assessments (EIA):

• The threshold for hotel rooms and residential projects has been adjusted to provide relief to small operators:
  • 11-49 rooms now require compliance with specified regulations (previously 10-29 rooms).
  • Projects with 50-79 rooms now require an initial EIA (previously 30-79 rooms).
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Monitoring and Coordination

To ensure effective implementation, the Phuket Provincial Natural Resources and Environment Office will act as the central coordinating body, integrating efforts across public and private sectors. This replaces the previously appointed environmental monitoring committees.

Future Implications

The revised EPRA marks a shift towards balanced development in Phuket’s protected areas, accommodating responsible construction while safeguarding the island’s ecological integrity. It reflects a strategic effort to address environmental concerns while providing flexibility for landowners and businesses within controlled parameters.

For private landowners in Phuket’s hillside areas, this announcement offers new opportunities for limited development—provided they adhere to the outlined regulations.

Source: Matichon Online
Read the full announcement here: https://www.matichon.co.th/local/quality-life/news_4953676 (Thai Language)