EKTER S.A. secures regulatory framework for proposed tourism development in Paros

The Presidential Decree, published in the Government Gazette on 12 October 2026 (Government Gazette, Series D, Issue 859), establishes the permitted land uses, building regulations and environmental restrictions, thereby creating the regulatory framework for the development of the property.

Three Zones with Different Development Conditions

The approved plan divides the property into three spatial zones, each with significantly different development potential.

In the first zone (XE1), permitted uses include tourist accommodation, specialised tourism infrastructure, food and beverage facilities, recreational facilities, and cultural and sports amenities. The building coefficient is set at 0.0035, with a maximum site coverage ratio of 5%. Buildings are generally limited to one storey, while two-storey buildings are permitted for up to 20% of the total built area. Of particular significance is the density restriction of 1.105685 beds per stremma (1,000 square metres), reflecting an approach focused on low-intensity tourism development.

In the second spatial zone (XE2A), construction, the opening of new roads and alterations to the natural terrain are prohibited, subject to limited exceptions for improvements to existing road access.

By contrast, the third zone (XE2B) permits exclusively the development of an organised luxury camping facility, commonly referred to as glamping. In this zone, the building coefficient is set at 0.01, with a maximum building height of 3.5 metres. The total permitted built area is limited to 150 sq.m. for accommodation facilities and 120 sq.m. for food and beverage and recreational facilities.

Archaeological and Environmental Restrictions

The location of the investment in one of Paros’s most recognisable coastal areas is subject to stringent restrictions. The property lies within an area designated as important for birdlife, while the marine area directly in front of the site forms part of the European Natura 2000 network. In addition, the property is adjacent to the Koukou­naries archaeological site, which contains a Mycenaean acropolis.

Accordingly, a non-buildable zone is designated in the southern part of the property to ensure that structures do not extend above the ridgeline and remain invisible from the summit of the ancient acropolis.

The base of each building must be located at least 30 metres below the ridgeline or mountain pass. Furthermore, buildings must be set back at least 100 metres from the coastline or 150 metres from the land–sea boundary where the shoreline has not been formally delineated.

In addition, at least 50% of the external vertical surfaces of buildings must be clad in local stone masonry, ensuring that the structures blend into the natural landscape.

The decree also requires archaeological supervision of construction works, the establishment of protected buffer zones on both sides of watercourses, and a prohibition on planting non-native vegetation species.

Next Steps for the Investment

Approval of the SUPP represents a critical stage in the planning and regulatory preparation of the project, as it establishes the land uses and restrictions on which the final investment design can be based. Implementation of the proposed facilities will require further environmental permitting for the individual projects, including the preparation of a Special Ecological Assessment.

Other key prerequisites include securing an adequate water supply, managing wastewater, and preparing a traffic impact study to assess the effect of the development on the local road network.

The decree also provides for the possible installation of a desalination unit if the water requirements cannot be met by the Paros Municipal Water Supply and Sewerage Company (DEYAP), subject to additional environmental studies.

Similarly, the project is expected to connect to the Naoussa wastewater treatment plant. If such a connection proves unfeasible, the development may instead establish an independent wastewater treatment facility within the property.