| name | zoning-check |
| description | Thai city planning (ผังเมือง) and building control checker. Looks up zone color codes, FAR/OSR limits, max height/floors, permitted uses, airport restrictions, EIA thresholds, and road-width height rules. Based on Bangkok Plan พ.ศ. 2556 (active as of April 2026). Always verify with official GIS at plludds.dpt.go.th/landuse/. |
Zoning & Building Control Check
Overview
Checks Thai zoning regulations for NPA property assessment. Based on the Bangkok Comprehensive Plan พ.ศ. 2556 (3rd revision), which remains the legally active plan as of April 2026. The 4th revision draft is blocked by a Consumer Council lawsuit (filed Feb 2026).
IMPORTANT: This skill provides approximate zone lookups. Always verify with the official GIS tool:
Usage
By Coordinates
python scripts/zoning.py --lat 13.7369 --lon 100.5606
python scripts/zoning.py --lat 13.7454 --lon 100.5341 --type "คอนโดสูง"
python scripts/zoning.py --lat 13.7369 --lon 100.5606 --road-width 12
Look Up Zone Code
python scripts/zoning.py --lat 0 --lon 0 --zone ย.7
python scripts/zoning.py --lat 0 --lon 0 --zone พ.4
Bangkok Zone System (พ.ศ. 2556)
Residential (ย. = ที่อยู่อาศัย)
| Zone | Color | Density | FAR | OSR | Height |
|---|
| ย.1-ย.2 | Yellow | Very low | 1.5 | 20% | 12m / 3 floors |
| ย.3-ย.4 | Yellow | Low | 2.5 | 12.5% | 23m / 8 floors |
| ย.5 | Orange | Medium-low | 3.5 | 10% | FAR-controlled |
| ย.6 | Orange | Medium | 4.0 | 7.5% | FAR-controlled |
| ย.7-ย.8 | Orange | Medium | 5.0 | 6.0% | FAR-controlled |
| ย.9 | Brown | High | 7.0 | 4.5% | FAR-controlled |
| ย.10 | Brown | High | 8.0 | 4.0% | FAR-controlled |
Commercial (พ. = พาณิชยกรรม)
| Zone | FAR | OSR | Description |
|---|
| พ.1-พ.2 | 6.0 | 5.0% | Neighborhood/district commercial |
| พ.3, พ.5 | 7.0 | 4.5% | Major commercial areas |
| พ.4 | 8.0 | 4.0% | CBD (Siam, Silom, Sathorn, Asok) |
Other
| Zone | FAR | Height | Use |
|---|
| อ.1 | 2.0 | 23m | Light industrial |
| อ.2 | 1.5 | 23m | Heavy industrial (NO residential) |
| ก.1 | 0.5 | 9m / 2F | Agricultural conservation |
| ก.2 | 1.0 | 12m / 3F | Rural/agricultural |
Building Height Rules (พ.ร.บ. ควบคุมอาคาร)
- Road width rule: Max height = 2x road width (กฎกระทรวง ฉบับที่ 55)
- Road <10m: Max building height = 23m regardless
- 23m threshold: Buildings >23m = "อาคารสูง" (high-rise) — stricter fire, structural, elevator requirements
- Setbacks: ≤9m height: 2m from boundary | 9-23m: 3m | >23m: 6m all sides
Airport Height Restrictions
| Airport | Inner (4km) | Mid (8km) | Outer (16km) |
|---|
| Suvarnabhumi | 45m | 60m | 150m |
| Don Mueang | 45m (4.61km) | 60m | 150m |
Must apply to CAAT for construction within safety zones.
EIA Thresholds
| Type | Trigger |
|---|
| Condo | ≥80 units OR ≥4,000 sqm usable area |
| Housing | ≥500 plots OR ≥100 rai |
EIA is triggered by unit count/area, NOT height. A 10-floor building with 80+ units needs EIA. A 30-floor building with 79 units does not (but needs high-rise permits).
FAR Bonus (5-20% additional)
Available for: public open space, low-income housing, extra parking near transit, water retention.
Official Verification Tools
| Tool | URL | Coverage |
|---|
| DPT GIS | plludds.dpt.go.th/landuse/ | All provinces |
| Bangkok GIS | cityplangis.bangkok.go.th | Bangkok only |
| App | "Check ผังเมือง กทม" | Bangkok (iOS/Android) |
| App | "DPT Landuse Plan" | All provinces |
| ASA data | download.asa.or.th/03media/04law/cpa/BMA_LandUse_2556.xls | Bangkok (definitive FAR/OSR) |
| Longdo Map | map.longdo.com (city plan layer) | All provinces |
| LandsMaps | landsmaps.dol.go.th | All provinces |
Sources
- กฎกระทรวงให้ใช้บังคับผังเมืองรวมกรุงเทพมหานคร พ.ศ. 2556
- พ.ร.บ. ควบคุมอาคาร พ.ศ. 2522 + กฎกระทรวง ฉบับที่ 55 พ.ศ. 2543
- พ.ร.บ. การเดินอากาศ (aviation safety zones)
- ASA (asa.or.th/laws-and-regulations/cpa/)
