Property owners in informal extensions of settlements—whether sparsely or densely built—are facing the issue of "spatial injustice." Although these areas have been developed through legal processes, they are not recognized under current regulations.
It is important to highlight that the new decree introduces a unified system for demarcating all settlements that meet specific population and time-related criteria. These settlements will be categorized based on their geographical location, population dynamics, architectural and morphological value, and their role in the local area (touristic, peri-urban, or scattered). This classification will dictate building regulations and permissible land uses, with the aim of preserving the distinct identity of each settlement.
The new framework also introduces the demarcation of internal zones, which include Zone A (the historical core prior to 1923), Zone B (consolidated parts from 1923 to 1983), and Zone B1 (scattered or sparsely built areas from the same period). The boundary-setting process will rely on technical and census data, historical aerial photographs, and official cartographic records, ensuring scientific accuracy and avoiding arbitrary decisions.
Concerns Regarding the Loss of Building Rights:
The potential loss of building rights for thousands of properties has raised significant concern. The General Secretary of the Ministry of Environment, Efthymios Bakogiannis, recently addressed this issue during an event hosted by the Technical Chamber of Greece, highlighting the potential economic impact, particularly for those who purchased properties in areas now designated as outside planning zones.
According to Mr. Bakogiannis, the Ministry had introduced Zone C with the intention of permitting construction in areas within planning zones. However, the Council of State (CoS) ruled that the implementation of this zone was not legally valid, resulting in its removal from the plan.
Impact on Property Owners:
While Mr. Bakogiannis emphasized that those who have already legally constructed in these areas will not be affected, many property owners who have yet to build will face significant challenges, as they will no longer be allowed to proceed with construction.
In response, the Ministry is considering solutions for the restoration of these "gray zones." One proposed solution involves the organization of these areas into Control Areas for Land Uses (PECHs), with a minimum plot size of between two and four hectares. This minimum plot size will be larger than the 300-500 square meters permitted within designated settlements but smaller than the boundaries for areas located outside planning zones.
