The planning framework for the tourist development of a nearly 328-stremma site at Kolymbithres on Paros, linked to listed company EKTER, has now been set out in a Presidential Decree published in the Government Gazette.
The decree approves the Special Urban Plan (SUP) for the area, paving the way for further progress through the permitting process for the €53.3m tourism development, which includes accommodation and leisure facilities, as well as a separate glamping zone.
The Presidential Decree, published on 12 October, sets out the permitted land uses, building terms and environmental requirements for the development of the property, completing a planning process that had previously encountered obstacles during review by the Council of State.
The original proposal was ruled unlawful by the Council of State in 2023, prompting the company to submit revised plans. The new version received a positive opinion from the plenary of the top court last summer, a development EKTER announced in July. Publication of the new Government Gazette now completes the approval process for the SUP.
The decree concerns the revised plans for the investment, which were reviewed by the Council of State over the summer. According to the top court, the planned building area was reduced from 12,046.20 sq m to 7,967.10 sq m, while capacity was cut from 440 to 240 tourist beds.
What the tourism development entails
Under the relevant Government Gazette, the general land-use designation for the Special Urban Plan area is “Tourism – Recreation”.
The site is divided into three spatial zones, each with different permitted uses and building terms.
In the first section of the site, the development of tourist accommodation, specialist tourism infrastructure and other tourism businesses is permitted. The plan also allows for restaurants, refreshment facilities, cultural facilities, religious spaces, small and specialist sports facilities, and designated parking uses.
For this zone, the floor-area ratio is set at 0.0035 and the site coverage ratio at 5%, while the maximum density is set at 1.105685 beds per stremma.
As for the number of storeys, one storey is permitted, with two-storey buildings allowed across no more than 20% of the total built area.
Particular emphasis is placed on ensuring the buildings fit into the natural landscape. At least 50% of external vertical surfaces must be clad in local stone masonry, while exposed reinforced-concrete structural elements are prohibited on building façades.
Buildings must also be at least 100 metres from the foreshore line, or 150 metres from the boundary between land and sea where no foreshore line has been designated.
Glamping
The decree also allows for the development of an organised luxury tourist campsite (glamping) in a separate section of the site.
Only this use is permitted in that zone, with a floor-area ratio of 0.01 and a maximum building height of 3.5 metres.
The total buildable area of buildings is capped at 150 sq m for accommodation facilities and 120 sq m for restaurants and leisure centres. In a different section of the site, however, construction, road-building and alteration of the natural terrain are prohibited. By way of exception, specific works to improve an existing section of road are permitted, subject to the terms set out in the decree.
Restrictions
A significant part of the Special Urban Plan’s provisions concerns the protection of the natural and cultural environment.
In particular, an undeveloped zone is designated in the southern part of the area where tourism facilities are permitted, to ensure that buildings do not rise above the ridgeline and are not visible from the summit of the Mycenaean acropolis.
For the same reason, the base of buildings must be located 30 metres below the elevation of the ridgeline or mountain pass.
A surface archaeological survey is also required across the entire site, while all construction activity involving ground works will be supervised by the relevant archaeological authorities.
If antiquities are discovered during the works, a rescue excavation must be carried out. Whether work can continue will depend on its findings.
Environmental requirements
The Presidential Decree also includes environmental approval of the Special Urban Plan, with specific terms and restrictions to protect the area.
According to the decree, the property lies within an Important Bird Area, while the marine area in front of the site is part of the Natura 2000 network. The whole of Paros has also been designated a landscape of outstanding natural beauty.
For this reason, a Special Ecological Assessment must be prepared when the plans are finalised, as part of the environmental impact assessment for the projects to be carried out.
Among other measures, the decree provides for the protection of existing vegetation and prohibits the planting of lawns and species that are not native to Paros.
Next steps
Further development of the plans will also need to address how local infrastructure can serve the facilities.
In particular, before submitting the environmental impact assessment, the project’s promoter must take the necessary steps to secure the required water supply from the Paros Municipal Water Supply and Sewerage Company.
If a water supply cannot be secured, the possibility of installing a desalination plant must be examined, with a dedicated study of seawater intake and brine disposal to protect the coastal ecosystem.
For wastewater management, the plans allow for a connection to the Naousa wastewater treatment plant, with the necessary infrastructure to be built and the required quality standards met. Alternatively, if a connection is not feasible, a suitable treatment facility may be built on the site.
The environmental impact assessment must also include a traffic study to assess the effects on the area’s road network and identify any necessary improvements, the cost of which will be borne by the investment promoter.