The Bangkok Metropolitan Administration (BMA) is preparing to roll out a new city plan in 2025 that promises significant changes to the zoning laws and urban development across the capital. However, the plan has triggered strong opposition from various civic groups, including the Thailand Consumers Council (TCC), who fear that the changes could disrupt communities and favor commercial developers at the expense of local residents.
Bangkok Governor Chadchart Sittipunt has reaffirmed his commitment to implementing the city plan but emphasized his willingness to consider feedback from all parties involved. “We need to move forward and address what can be fixed immediately. For issues that persist, they can be revisited in the next five years,” said Chadchart in response to receiving a letter from organizations opposing the proposed changes.
Zoning and Development Changes
The new city plan, drafted by the BMA, will cover the entirety of Bangkok’s 1,658-square-kilometer area, replacing the zoning map from 2013. Key areas that will see changes include Rattanakosin Island, Yaowarat (Chinatown), Bang Lamphu, and several suburban districts such as Don Mueang, Lat Phrao-Ram Indra, and Min Buri.
The draft plan would reclassify Chinatown and Bang Lamphu as densely populated zones, enabling more commercial and governmental building projects in the historic core of the city. In suburban zones like Don Mueang and Lat Phrao-Ram Indra, the plan upgrades them from sparsely to moderately populated areas, paving the way for further urban expansion. The inclusion of a Floor-to-Area Ratio (FAR) bonus in the plan is also a notable addition, offering incentives to property developers who provide public spaces in their projects. The bonus would allow taller buildings to be constructed on the same plots of land, effectively increasing density.
However, this aspect of the plan has raised concerns, with critics arguing that it could lead to more high-rise buildings in residential neighborhoods, forcing residents to leave due to the changing character of their communities.
Opposing Voices
Opposition groups, including the TCC, have raised concerns about the potential impacts on Bangkok’s cultural heritage sites, particularly in Yaowarat and Bang Lamphu. They argue that urban development could compromise the historical value of these neighborhoods.
The TCC has also expressed worries about the effect on low-income communities in the Klong Toei district, where the Port Authority of Thailand is expected to expand its operations. Residents in these areas may face displacement or other disruptions as commercial projects move forward.
Another major point of contention is the proposed expansion of 148 roads across the city. Critics like Itthaboon Onwongsa, deputy secretary-general of the TCC, believe the road expansions are unnecessary and could lead to widespread evictions. Land and property expert Klayo Thongsom described the plan as “excessive” and called for clearer compensation guidelines for affected residents.
Further, MP Nuttapong Premphunsawad of the People’s Party has questioned the fairness of the FAR bonus, warning that developers might reclaim public spaces in the future, undermining the benefits promised to city residents.
BMA’s Defense and Justification
Deputy Bangkok Governor Wisanu Subsompon has defended the new plan, asserting that the BMA is balancing the interests of developers with those of the general public. He highlighted the inclusion of provisions requiring developers to create green spaces and walkways for public use, particularly in areas where they benefit from the FAR bonus. “The FAR bonus is not just for developers; it will ultimately benefit everyone,” Wisanu said.
Wisanu also noted that the current city plan has been in place for over a decade and is due for an overhaul to reflect changes in Bangkok’s social and economic landscape. “In an ideal world, the city plan would be updated every five years to stay current with urban growth and population needs,” he added.
Thaiwut Khankaew, director of the BMA’s City Planning and Development Department, echoed these sentiments, stating that the new plan aims to address some of Bangkok’s most pressing challenges, including inequality in housing. Thaiwut emphasized that the plan includes measures to create more affordable housing options across the city.
Despite these assurances, the TCC has voiced doubts about the adequacy of the proposed flood management measures. Under the new plan, the city’s designated floodways will be reduced from 90,000 rai to 30,000 rai. Thaiwut argued that the areas removed from floodway status had become obsolete, but critics worry that reducing flood control zones could increase the city’s vulnerability to flooding.
Concerns About Public Participation
The TCC has also criticized the BMA for failing to adequately involve the public in the pre-drafting stages of the city plan. According to TCC board member Kongsak Sahasakmontri, many community leaders were unaware that discussions on the plan had begun until the draft was already in an advanced stage. Public forums held across Bangkok’s 50 districts, he argued, were merely a formality to give the appearance of public participation. “They had already prepared everything before presenting it for discussion,” Kongsak said.
TCC secretary-general Saree Aongsomwang added that the current draft plan does little to address Bangkok’s long-standing problems, such as traffic congestion, water management, and residential overcrowding. Kongsak warned that legal action would be considered if the BMA proceeded with implementing the plan without addressing these concerns.
As the debate continues, all sides will likely be closely watching how the BMA handles public concerns in the coming months. Governor Chadchart’s promise to revisit unresolved issues in the future may offer some hope for compromise, but for now, the new city plan remains a focal point of contention.
