A cap on short-term rentals such as Airbnb, the introduction of the concept of “Sporadic Hotel” and a “green” end to all tourist activities are recommended by the new Special Spatial Framework (SSP) for Tourism.
According to Joint ministerial decision and the strategic environmental impact study which were put out for public consultation yesterday until September 15 by Ministries of the Environment And Tourism The country is divided into five categories, depending on the degree of burden, and new development directions are defined for each.
Airbnb
In “red” are placed 18 areas which are judged as “saturated” and for the first time are classified separately as “control zones”. In the saturated areas outside the plan, it is proposed to limit the creation of new facilities or uses incompatible with tourist activity (in particular industrial and craft facilities, wholesale trade facilities, buildings and storage areas, livestock facilities). 84 others are classified as “developed”, for which restrictions are also introduced in terms of construction and quality of accommodation.
In addition, it is proposed to impose a fee in his favour Green Fund on tourism activities, including short-term rentals (known as Airbnb) and single room rentals, with the aim of financing regeneration and infrastructure. It is also proposed to limit the number of Airbnb and short-term rental properties as well as the number of rooms to be rented, as a percentage of tourist beds, without giving further details.
Subsidies for tourism activities
At the same time, the functionality is attempted to connect subsidies of a tourist company (via FRSN, Recovery fund etc.) with the area in which it is located and its quality rating (stars). In particular, it is proposed that investments related to the construction of new units or the expansion of old ones will not be subsidized if they are located in saturated areas (otherwise known as “control zones”). Corresponding investments in developed areas will only be supported if they concern accommodation of more than 4 stars, while in the rest, tourist investments of more than 3 stars may be subsidized.
In saturated areas, subsidies will be granted for projects related to the modernization of hotel units only if they belong to or are reclassified in a category of at least 4 stars. For all other areas, subsidies will concern accommodation above 3 stars. When the establishment and modernization of an integrated hotel unit concerns traditional buildings or those that have been designated conservation, it is then proposed to subsidize projects that belong to or are reclassified in a category higher than 3 stars if they are located in saturated or developed areas. and at least 2 stars for the rest. Consequently, the new types of investments provided for by the new Tourism PSE for “Tourist Destination Networks and Clusters” in developed and developing areas will also be strengthened.
Sporadic hotel
Furthermore, the concept of “Sporadic hotel» to provide the possibility of creating complex tourist accommodation (i.e. hotel infrastructures combining furnished houses for rent or sale and special tourist infrastructure facilities) within settlements abandoned before 1923 or with a population of less than 2,000 inhabitants, with an obligation to redevelop them. These are settlements scattered throughout Greece, such as Teno, Pink Sfakia, Kastoria, Grevena, Peloponnese etc. However, this requires legislative regulation of their selection criteria, the method of acquiring real estate, town planning and financial incentives, etc.
Rocky islands, uninhabited islands and coastal area
Regarding rocky islands and uninhabited islands less than 300 acres remain outside the tourist framework… because no type of development will be allowed. However for uninhabited islands larger than 300 acres, organized tourist activity hosts are permittedof gentle growth. In the coastal areas of the continent and islands, at a depth of 500 meters from the coastline _ taking into account the evolution of sea level rise due to climate change _ it will be prohibited to install permanent buildings at an altitude lower than the altitude of the coast, increased by 60 cm.
Organized forms of tourism
Also, in organized forms of tourist development (OMAT) which include organized receptions, complex tourist accommodation, etc. will be allowed wind farmswhile they will be able to integrate parts of protected areas. It is also proposed to increase golf facilities, develop conference tourism in developed and developing urban centers with the possibility of increasing the basic conditions of urban planning (construction factor, volume factor), use inactive quarries for tourist activities, etc.
Within cities, in the event of the withdrawal of discredited tourist units, it will be possible to transfer their construction and reconstruction tariff to the same place as that which was in force at the time of their authorization. In addition, traditional buildings may be transformed into tourist accommodation in individual and general residential areas.
Spatial organization of tourist accommodation by region
(A) Control (saturated) areas. These include: Pieria beach, part of Skiathos and Corfu (near the town), Zakynthos (municipalities of Zakynthos, Arkadia and Laganas), Ermoupoli Syros, Santorini (Thira and Oia), Kos East, Mykonos, Rhodes (Afantou, Ialyssos, Kallithea), Tinos SouthMalia and Hersonissos of Heraklion and Nea Kydonia of Chania. Until the determination of land uses, conditions and building restrictions in unplanned areas, for the construction of new hotels the minimum required land area increases to 16 hectares.
In the same areas of the network Natura 2000 the development of new tourist infrastructure is permitted only after the establishment of management plans. Construction of new housing units in the 4 and 5 star categories is permitted. Among other things, it is permitted to modernise existing units, upgrade them to 4 or 5 stars/keys and convert them to OMAT. Partial or complete removal of abandoned or derelict tourist buildings and facilities is proposed, or their demolition if they harm the landscape, etc.
(B) Developed Areas: The same provisions as for saturated areas are provided, except that in unplanned areas for the construction of new hotels (4 and 5 stars) the minimum required land area is set at 12 acres, which is significantly less than the 20 acres provided for in the 2013 EPA, which had been cancelled by the SC. In addition, incentives are encouraged for the conversion of traditional or preserved buildings into hotel units.
(C) Areas under development: The same possibilities as category (B) are proposed, with the difference that the construction of new housing in categories 3, 4 and 5 stars is allowed, without however referring to the permitted perfection or restrictions in the areas located inside the plan, as well as the expansion of existing units of the same categories. It is planned to exploit abandoned settlements of architectural interest, transforming buildings into housing (at least 3 stars) or making new larger investments with incentives for current owners or interested investors (for example, an increase in the area of the buildings by an area equal to 20% of the implementations). On the islands of the category, the maximum capacity of the units will reach 100 beds.
(D) Areas with development potential: The construction of new accommodation, the expansion and modernisation of existing ones in the 3, 4 and 5 star categories and on the islands up to 100 beds are permitted. Incentives are offered for the development of particular forms of tourism, the conversion of traditional or preserved buildings into hotel units and the use of abandoned habitats (as in category C).
(E) Undeveloped areas: providing incentives with more favourable construction conditions (e.g. under conditions of up to 10% more construction factor, coverage, height, volume), reduction of the criteria required for the construction and urban improvement of tourist accommodation, etc. The development of special forms of tourism and the use of abandoned settlements are also encouraged.
What is allowed in Natura zones
The draft EPA for tourism provides specific guidelines for areas of the national system of protected areas, such as prohibiting the development of new tourist infrastructure in control areas that fall under the Natura 2000 network, up to the definition of management plans.
However, as mentioned in the SMPE in consultation, tourist facilities may occupy part of the habitat types (outside priority areas), thus reducing their surface area.
As stated in the SMPE, the PES is followed by other actions, permits and approvals in order to authorise the projects included in it. “It is therefore reasonable, with regard to the issues of the Natura 2000 network, to set general guidelines, conditions and limitations that, in combination with all the commitments arising from the special legislation for the areas of the Natura 2000 network, as well as as expected a more detailed analysis that follows for the licensing of each project in order to fully guarantee the coherence and integrity of the network”, the authors of the study point out.