Northern Athens set for increased building density under new urban planning proposals

In the northern suburbs of Athens, the study provides for the establishment of 25 zones across Kifissia, Nea Erythraia, Lykovrysi, Metamorfosi, Nea Ionia, Neo Psychiko, Filothei, Psychiko, Papagou, Cholargos and Chalandri.

The estimated additional building capacity amounts to approximately 584,400 sq.m., accompanied by a projected population increase of approximately 9,500 residents. This will generate additional requirements in terms of infrastructure, public spaces and transport services.

A uniform increase in the building coefficient is proposed for 18 of the 25 zones. In the remaining seven zones, located in Kifissia, Neo Psychiko, Cholargos and Chalandri, different coefficients are proposed depending on land uses, accessibility and urban planning characteristics.

This approach aims to direct higher building density towards areas with better public transport connections or land uses capable of accommodating more intensive development.

Chalandri: The Largest Concentration of Additional Building Capacity

Chalandri represents the most significant area in the study in terms of total additional building capacity, with more than 250,000 sq.m. allocated across the proposed zones.

In Planning Unit 2, Zone 461200-01 covers approximately 282 stremmata (282,000 sq.m.) and includes exclusive residential and general residential land uses. In its two largest sections, the building coefficient is proposed to increase from 0.80 to 1.30, while in a third section designated for exclusive residential use, the increase is limited to 1.00.

This zone provides for approximately 80,865 sq.m. of additional building capacity, with an estimated population increase of 1,920 residents.

Even greater development potential is identified in Planning Unit 5, where Zone 461200-02 extends over approximately 350 stremmata (350,000 sq.m.).

In this area, which includes both exclusive and general residential uses, the proposed building coefficient varies between 1.15, 1.27 and 1.30, depending on the relevant section of the zone. Additional building capacity is estimated at approximately 93,540 sq.m., potentially accommodating a further 2,209 residents.

In Planning Unit 6, further increases in the building coefficient are also proposed, reaching up to 1.20 in both residential areas and a zone designated for productive activities and urban infrastructure.

This provision is particularly significant, as the additional building capacity is not directed exclusively towards residential development, but also towards areas accommodating productive activities and complementary urban functions.

60% Increase in the Building Coefficient in Metamorfosi’s Productive Zones

In Metamorfosi, two Building Coefficient Reception Zones are proposed within the Industrial and Business Park (VIOPA), covering a combined area of approximately 280 stremmata (280,000 sq.m.).

The first zone, covering 173.6 stremmata, is located in the area bounded by the Athens–Thessaloniki National Highway and Ermou and Lykovryseos Streets.

The second zone covers approximately 106 stremmata in another section of the Industrial and Business Park.

In both cases, the building coefficient is proposed to increase from 1.00 to 1.60, representing an increase of 60%.

The total additional building capacity amounts to approximately 148,763 sq.m. and relates to productive activities rather than residential development.

Furthermore, the study provides for the possibility of increasing the permitted building height by up to 30%, relative to the maximum height currently applicable to each land use, together with a corresponding increase in the building volume coefficient.

These changes could create new opportunities for the development and modernisation of industrial, manufacturing and other permitted production facilities, subject to compliance with the specific land-use provisions and environmental permitting requirements.

Doubling of the Building Coefficient in Selected Areas of Kifissia

Three zones are proposed in Kifissia, within Planning Units 8, 10 and 13, providing a total additional building capacity of approximately 38,800 sq.m.

The most significant change is identified in Planning Unit 8, in an area bounded by S. Venizelou, Acharnon and V. Antonopoulou Streets.

The zone covers approximately 80 stremmata and includes both exclusive and general residential uses.

In its first section, the building coefficient is proposed to double from 0.50 to 1.00, while in the remaining sections the increase is more limited, from 0.50 to 0.87.

Provision is also made for increasing the permitted building height by one additional storey, with a maximum site coverage ratio of 60%.

The additional building capacity in this particular zone is estimated at approximately 24,792 sq.m.

In Planning Unit 10, in the area between G. Lyra, Kalyftaki, Pallinis, Moustaka and Agiou Fanouriou Streets, the building coefficient is proposed to increase from 0.50 to 0.60.

In Planning Unit 13, near Pansedon, Ermionis, Platanon and Spanoudaki Streets, the proposed increase varies according to the applicable land uses.

In the sections designated for exclusive and general residential use, the proposed building coefficients are 0.67 and 0.70, respectively. In the section designated as a local centre, the coefficient increases from 0.50 to 0.75.

This differentiation reflects the planning approach of allowing greater density in areas that already accommodate local amenities, commercial activities and services.

Increased Building Coefficients in Local and Urban Centres in Cholargos

Five zones are proposed in Cholargos, within Planning Units 2, 3 and 5.

The most significant differentiation concerns the proposed increase in the building coefficient in areas designated as local and urban centres, compared with areas designated for general residential use.

In Planning Unit 3, the zone covers approximately 179 stremmata.

In the section designated as a local centre, covering approximately 47 stremmata, the building coefficient is proposed to increase from 1.20 to 1.50.

By contrast, in the two larger sections designated for general residential use, the coefficient increases from 1.20 to 1.37.

The zone’s additional building capacity is estimated at approximately 29,005 sq.m.

A similar differentiation is proposed in Planning Unit 5, where the building coefficient in an area designated as a local centre is proposed to increase from 1.20 to 1.45, while in sections designated for general residential use, the coefficients are set at 1.30 and 1.40.

The decision to allow higher density in local and urban centres is linked to the objective of concentrating additional activities in areas that already have established commercial uses and services.

Nea Ionia: Additional Building Capacity for Residential and Industrial Uses

Two zones are proposed in Nea Ionia.

The first is located in Planning Unit 17, within an Industrial and Business Park (VIOPA), where the building coefficient is proposed to increase from 1.00 to 1.60, creating approximately 6,721 sq.m. of additional building capacity for productive uses.

The second is located in Planning Unit 14, in an area designated for general residential use, where the building coefficient is proposed to increase from 0.80 to 1.40.

The additional building capacity is estimated at approximately 17,091 sq.m., with a projected population increase of 391 residents.

Neo Psychiko, Filothei and Psychiko

In Neo Psychiko, one zone is proposed in Planning Unit 3, covering approximately 89 stremmata.

The zone includes both exclusive and general residential uses, with differentiated increases in the building coefficient: from 1.20 to 1.43 across the larger section and to 1.30 in the remaining section.

The additional building capacity amounts to approximately 11,519 sq.m.

In Filothei, one zone designated exclusively for residential use is proposed, covering approximately 109 stremmata. The building coefficient is proposed to increase from 0.60 to 0.80, providing approximately 15,225 sq.m. of additional building capacity.

Similarly, in Psychiko, one zone designated exclusively for residential use is proposed, covering approximately 53 stremmata. The building coefficient is proposed to increase from 0.60 to 0.80, generating approximately 7,570 sq.m. of additional building capacity.

Papagou, Lykovrysi and Nea Erythraia

In Papagou, one zone is proposed in Planning Unit 1, designated exclusively for residential use, with the building coefficient increasing from 1.00 to 1.20. The additional building capacity is estimated at approximately 5,948 sq.m.

In Lykovrysi, the proposed zone is located in Planning Unit 1, in the area around Dimokratias, Yakinthon and Rimini Streets. It includes general residential and urban centre uses, with the building coefficient increasing from 0.80 to 1.00 and generating approximately 3,459 sq.m. of additional building capacity.

In Nea Erythraia, one zone is proposed in Planning Unit 4, designated exclusively for residential use. The building coefficient is proposed to increase from 0.60 to 0.70, generating approximately 6,681 sq.m. of additional building capacity.

Similar studies have also been published for the Regional Units of Drama, Magnesia, Fthiotida, Chania, Argolida, Heraklion, Achaia and Kastoria.

Interested parties may submit their comments within a period of sixty days from the publication of the relevant announcement on the website of the Ministry of Environment and Energy (3 November).