Know the facts about warehouses and factories first or else you may demolish it later.

When it comes to the city plans, it’s something that is irrelevant to common people.  But for business owners or entrepreneurs, city plans are something that is essential and require understanding.  This enables anyone who is looking to invest in real estate know about the opportunities and regulations.  It states that the plot of land that is about to be developed into a warehouse or factory allows for buildings to be constructed or not.  These regulations cover the height of the building, the width of the building.  These are considerations that will impact on the initial cost of construction and fees for permits.  

It is wise for owners to survey and ensure if their plot of land is allowed by law for the construction of warehouse or factory.  This also must include if that plot of land allows for specific business operations.  Initially, to construct a building, or conduct any activity, the owner of the plot of land should ensure and cross check if their plot of land is zoned in what color of the city blue print.  Whatever the color zone the plot of land falls into, will determine if construction of the building is allowed. 

Residential areas or business activities, in general, will fall into 10 categories.  Therefore, the legislation that is enforced accordingly to different areas or provinces follow to their local laws; and zone color codes.  For Bangkok for instance, the city uses the legal code issue 414, of 1999.  The code states concerning structures for residential use as follow: 

Areas that have low population density.  The color code for this type of area is yellow.  Which is then further subcategorized into 3 types, general yellow, Yellow A, and Yellow B.  The structure height cannot exceed 23 meters.  Buildings in the zone of general yellow shouldn’t have a total area exceeding 2,000 square meters.  The zone allows the construction of single house, twin houses, and town houses. 

• Yellow A: Total area not exceeding 2,000 square meters.  Allows for the construction of single house, twin house, town house, low rise commercial buildings, flats, apartments, large buildings, tall buildings.  Some example areas include the Don Meung District (Beung Thong), Samwa District (Banyaintra Street), Suan Luang District (areas in On Nutch 7), Nong Jork District (MitrMitree Street) and Saphan Soong District (Ramkamhaeng Street) – are some prime examples. 
• Yellow B: Total area not exceeding 10, 000 square meters.  Allows for the construction of single house, twin house, town house.  Some example areas include Bangkaen District (Ramintra), Kan Na Yaew District (the area surrounding at the end of Ramkamhaeng Street) and Bangna District (areas around Lasan – Sukumvit 105).  These areas have moderate population density or zoned as orange, which is also subcategorized into Orange A and Orange B.  The total area of should not exceed 10,000 square meters.
• Orange A: Residential buildings should not have the height exceeding 23 meters.   Allows for the construction of single house, twin house, town house.
• Orange B: Are specified for residential buildings that have a height exceeding 23 meters.  10% of the area can be used for other activities besides for residential purposes.  The zone allows for the construction of single house, twin house, town house.  Example of some of the areas are Bangkaen District (areas at Ramkamhaeng Road), Kanawa District (surrounding areas at the end of Ramkamhaeng Road), Hua Kwang District (areas around Pracha Utit Road), Bangkuntien District (areas around Bangkuntien Raod), Nongjork District (areas around Buripirom Road) and Lat Krabang District (areas around Lung Pang Road) for instance.   

Inquiries and Additional Information

 
  

 
Areas with high population density.  The zone is Brown, are further subcategorized into Brown A and Brown B.  Buildings may exceed 23 meters in height in both subcategories.

• Brown A: Total area not exceeding 10,000 meters square.  Allows for the construction of single house, twin house, town house. 
• Brown B: Total area exceeding 10,000 meters, buildings can be in large format housing.  10% of the area can be allocated for other activities besides residential purposes.   Allows for the construction of single house, twin house, town house.  Examples of areas of this subcategory are Nhong Jork District (areas around Buripirom Road), Din Dang District (areas around Pracharatchsongkroa Road), Ratchatawi District (areas around Din Dang Road), Lat Krabang District (areas around Luang Pang Road) for instance. 

Rural and agricultural areas, green zones, are categorized as Green A and Green B 

• Green A: Buildings can only be built in one type, single house.  5% of the plot of land can be used for other activities beside residential
• Green B Buildings cannot have a height exceeding 23 meters, and the plot of land can’t exceed 2,000 square meters.  10% of the land can be used for other activities beside residential.  The type of structure that can be built are single house, twin house, and town house. Examples of some of these zones are Nong Jok District (Suwintawong Road) and Bangkuntien District (Rama 2 Road).  FAR (Floor to Area Ratio) Is the ratio of the building and the plot of land.  The value is calculated by the total of the utilized area of the building divided by the plot of land.  For an example, if the FAR value is 10, if an area of 1 Thai Rai (1,600 square meters), a building can be constructed in accordance to the city plan by 10 times, or 16,000 square meters.  Area in different zones will have FAR values differently.  OSR (Open Space Ratio) is the relative area to the building floor(s) area in the form of percentage, or the area of the plot of land to the area of the building.   The value is calculated by taking the open area of the plot of land divided by the building area.  For and example if the OST is 10%, and there’s 16,000 square meters of space for utilization in the building.  The plot of land (excluding the area of the building on the plot of land) must at least be 10% vacant, which is 1,600 square meters.  Resulting if there is a structure of such size, more land needs to be acquired.

On the aspect of cross checking the city blue print and color zones, we would like to recommend that would be clients do research for themselves easily.

Ways to cross-check land color zones

1. Enter the website https://landsmaps.dol.go.th/
2. Fill in the information on the plot of land that you want to check.  Fill in the information on Province/District/Land Deed Number. 
3. Press Search
4. The system will display the land information, with detailed information.  Select the criteria of the color land zones.  Select layer, which is located at the top right of the screen.
5. Click the correct sign, and “city plan”.  The system will display where your plot of land is registered to what city plan.  For example, the plot of land is in Pan Thong District, Cholburi Province.  The land zone is purple, which mean setting up a factory is permissible.   Areas that are light purple denotes that setting a warehouse is permissible.  
6. In cases where the plot of land in in Bangkok and the metropolitan area.  Searching for the land color zone can be done as the instructions mentioned previously.  It will display the land color zone, what types of activities is permissible.  The data will be based on the Bangkok Land Code 2013.

Besides searching online, inquiring about the land details can be done traditionally by writing a formal letter of request to the local government land administration.  The documents that are required with the formal letter are as follow:

1. A photocopy of the land deed or also known as NS.3 or any other document showing ownership.
2. Map of the area that is planned for development/construction. 
3. Detail out the intention of construction, inspect if the plot of land is permitted to conduct intended activity.  
4. Detail out the name of the person seeking information, include a photocopy of the citizen I.D. and a copy of residence deed.  
5. In the case there is a representative on your behalf, please include the authorization letter, Citizen I.D., and photocopy of residence deed.  On the aspect of regulations on city plans, and utilization of land, there are a myriad of additional details.  

For customers that are currently seeking for a company that will provide contract work in fabricated warehouses, factories, labor camp, parking lots, or RANBUILD fabricated warehouses; please consider Jettarin Engineering Co. Ltd., we provide services in the designing, manufacturing, and installation of warehouses, fabricated factories, a variety and complete service portfolio.  We have countless testimonials from mid and large size corporate clients.  With more than 50 projects delivered, we have teams of engineers, architects, and installation technicians that have undergone construction experience for more than a decade.

Please contact us for the design, installation of fabricated warehouses, parking lots, labor camp,
or for additional information.

Jettarin Engineering Co.,Ltd
Tel. : +66 92-546-5532
Tel. :  +66 75-329-039 (Office)
Line ID : bn2802
Website : www.jettarinengineering.co.th