Mounting backlash against new tourism zoning framework

In the public consultation launched by the Ministries of Environment and Tourism, key productive stakeholders — the Hellenic Association of Tourism Enterprises (SETE), the Hellenic Chamber of Hotels (HCH), and the Association of Technical Architects and Engineers of Greece (STAMA) — submitted a series of observations, expressing reservations as well as proposals for improving the draft plan.

A common point across the stakeholders’ positions is that the country requires a stable and clear spatial planning framework that will provide legal certainty for investments, protect the environment, and at the same time prevent unregulated tourism development, which has already burdened several popular destinations. However, their objections focus on the way in which this balance is being pursued.

SETE reportedly places particular emphasis on the need for a realistic and implementable framework that does not create additional bureaucratic obstacles to tourism investment. In its remarks, it highlights that tourism development cannot be addressed through horizontal restrictions without taking into account the specific characteristics of each region. The association calls for clearer criteria regarding saturated areas, as well as provisions for investments aimed at upgrading existing facilities, even in areas where restrictions on new construction may be introduced. At the same time, it expresses concern over the absence of a comprehensive strategy on infrastructure issues such as water management, waste management, and transport, which are considered critical for the sustainability of the tourism product.

The Hellenic Chamber of Hotels, for its part, focuses particularly on the need for legal certainty and regulatory stability. In its positions submitted to the consultation, the Chamber underlines that tourism investments are long-term in nature and require a predictable environment. It also calls for a clear distinction between organised tourism investments and scattered development, arguing that large-scale organised units can operate under better environmental conditions and with greater control.

Particular emphasis is also placed by the Chamber on the issue of short-term rentals. According to its position, the new spatial planning framework cannot ignore the rapid growth of platforms such as Airbnb, which affect both the carrying capacity of destinations and housing pressure on local communities. The Chamber argues that without integrating short-term rentals into spatial planning, conditions of unequal treatment are created to the detriment of hotel businesses.

On the other hand, STAMA focuses its remarks more on the urban planning and environmental dimension of the draft. Architects and engineers express concern that in certain cases the plan leaves open the possibility of intensive tourism development even in sensitive areas, without sufficient safeguards. They also point to ambiguities in land use definitions and siting criteria, which may lead to conflicts during implementation.

Another point of criticism concerns the potential development of large tourism facilities in areas of environmental value or under significant pressure. Environmental organisations, as well as technical bodies, argue that stricter rules and clearer carrying-capacity limits are required, particularly for island and coastal destinations that are already facing overtourism challenges.

The public debate also revisits the issue of balancing development with the protection of the natural landscape. Market stakeholders acknowledge that Greek tourism is largely based on the country’s natural and cultural assets, but warn that overly restrictive measures may discourage investment or create uncertainty. Conversely, environmental organisations and part of the scientific community consider the plan to remain overly favourable to tourism exploitation.

The intensity of the reactions has even led the Ministry to extend the public consultation process in order to allow more time for the submission of proposals and comments. This reflects both the importance of the new spatial planning framework and the difficulty of reaching widely accepted solutions in a sector that constitutes a key pillar of the Greek economy.