Major building density increases proposed across Eastern Attica

The study proposes the establishment of 37 zones across six municipal units within the Municipalities of Acharnes, Pallini and Dionysos. These zones would allow for additional building capacity which, according to the Strategic Environmental Impact Assessment (SEIA), exceeds 1 million sq.m.

The proposed planning provisions are not limited exclusively to residential development. They cover areas designated for purely residential and general residential use, urban centres and industrial parks, thereby creating different opportunities for land development and utilisation.

Acharnes – The Largest Number of Additional Building Zones

Acharnes accounts for 21 of the 37 proposed zones. In areas designated for general residential use, an increase in the building coefficient from 1.20 to 1.40 and from 0.90 to 1.00 is proposed. In areas designated exclusively for residential use, an increase from 0.90 to 1.20 is envisaged.

In certain sections designated for general residential use and urban centre activities, an increase from 1.20 to 1.40 is also under consideration. This would allow for greater development potential for residential buildings, commercial premises and services, in accordance with the permitted land uses in each area.

Larger increases are proposed in selected areas with lower existing building densities, including an increase from 0.80 to 1.40. The study also includes three industrial park zones, where the additional building capacity would apply to production facilities and professional premises.

Pallini – Tripling of the Building Coefficient Near Spaton Avenue

Six zones are proposed in Pallini, with the most significant change concerning an expansion area along Spaton Avenue. This is Planning Unit 14, which is predominantly designated for purely residential use, while its eastern section is allocated for open spaces and urban green areas.

In this particular area, the existing building coefficient of 0.40 is proposed to increase to 1.20, effectively tripling the current figure. The study links this proposal to the area’s location along the primary road network and its proximity to an existing residential development comprising workers’ housing, where the building coefficient is already 1.20. In other parts of Pallini, differentiated increases from 0.60 to 0.77 or 0.90 are being considered.

In addition, a zone is proposed within an industrial and manufacturing area bounded, among other roads, by Kolomvou Street, Eleftheriou Venizelou Street and Agiou Dimitriou Street.

In this area, the building coefficient is proposed to increase from 0.90 to 1.10, with a maximum site coverage ratio of 80% and a 30% increase in the permitted building height, subject to the applicable conditions.

Gerakas – Increased Residential and Commercial Development Potential

Three zones are proposed in Gerakas, with a total additional building capacity of approximately 152,480 sq.m. In selected sections, an increase in the building coefficient from 0.80 to either 1.10 or 0.97 is proposed, depending on the location and the relevant urban planning characteristics.

The largest of the proposed zones would provide additional building capacity of approximately 96,000 sq.m. The proposals include residential development areas and one Industrial Park (BIOPA) zone, where approximately 14,450 sq.m. of additional building capacity is envisaged for compatible production and professional activities.

Kryoneri – Higher Building Coefficients for Residential Areas and Industrial Parks

Four zones are proposed in Kryoneri.

In three residential areas, the building coefficient is proposed to increase from 0.20 to 0.60, while in the Industrial Park (BIOPA) area, an increase from 0.80 to 1.20 is proposed. These differentiated provisions would create opportunities for both increased residential development and the expansion of manufacturing and professional facilities.

Agios Stefanos and Anoixi

Two zones are proposed in Agios Stefanos, providing a total additional building capacity of approximately 55,600 sq.m.

In an area designated exclusively for residential use, the building coefficient is proposed to double, increasing from 0.40 to 0.80. The study provides for differentiated development intensities, taking into consideration accessibility and the area’s relationship with the existing road network.

In Anoixi, one zone designated exclusively for residential use is proposed, covering approximately 62.5 stremmas (62,500 sq.m.). The building coefficient would increase from 0.40 to 0.60, creating the potential for approximately 8,760 sq.m. of additional construction.

By contrast, no Building Coefficient Reception Zone is proposed in Anthousa, due to spatial planning restrictions and the applicable institutional and regulatory framework.

Higher Building Densities Along Major Transport Corridors

The study favours a scenario involving differentiated increases in building coefficients across individual sections of each zone, rather than uniform increases throughout entire areas.

This approach aims to concentrate higher building densities near major transport corridors while avoiding excessive development pressure on areas with sensitive urban planning characteristics.