The Greek government has formally adopted the new Spatial Planning Framework for Tourism which was issued in draft form for consultation in May. The framework was adopted through a Joint Ministerial Decision signed by Environment and Energy Minister Stavros Papastavrou and Tourism Minister Olga Kefalogianni on 7th August 2026.

Accord to a press release from the Ministry of the Environment and Energy: “The framework aims to establish strategic directions and medium-term targets at a national level for the spatial structure of the tourism sector, against criteria of economic, environmental and social viability and sustainability. Its aim is for touristic development to take place in a more organised and sustainable way, simultaneously protecting the natural environment, local communities and the special character of each area.” (ypen.gov.gr)

An article published last week in Haniotika Nea summarises the main points of the framework:

New planning framework for tourism

New limits for touristic development are introduced in the government’s new Special Spatial Planning Framework for Tourism, which came into force on 7th August. They include changes to the planning rules for new hotels outside urban boundaries, stricter regulations for coastal zones and new directions for short-term rentals. The changes are of particular importance for Crete, where touristic activity is a basic feature of economic and spatial development.

The basic trends
The new framework aims to combine touristic development with protection of the environment and quality of life, covering a gap which, it is claimed, existed in the country’s strategic planning. Among its aims are the dispersion of touristic activity, the development of other forms of tourism beyond the “sun and sea” model, extension of the tourist season and strengthening of high-quality tourist infrastructure.

It also envisages connecting tourism with other productive sectors, adaptation to climate change, improvement of transport, environmental and digital infrastructure and a reduction in the environmental footprint of tourist accommodation.

Five categories of region
A key feature of the new Planning Framework is the classification of areas of the country according to the intensity of tourist activity. The basic criteria are the number of tourist beds in relation to the area and permanent population of each Municipal Unit. Thus, the following five categories have been created:
— A) Areas of Controlled Development,
— B) Developed Areas,
— C) Developing Areas,
— D) Early Development Areas, and
— E) Special Development Support Areas.
For island regions there is a second categorisation according to their area, from which, however, Crete and Evia are excluded.

The division into Categories A to E has immediate practical consequences, as it affects the type and size of tourist investments, the required building capacity for new hotels, but also the rules on protection of the natural environment.

In areas of high tourist development, i.e. in Category A, priority is given to the updating and modernising of existing accommodation, with stricter rules for new units. In developed areas, i.e. Category B, emphasis is retained on quality modernisation, but with milder restrictions, while in Categories C and D there are greater possibilities for development. Category E chiefly concerns special forms of tourism, such as mountain, medical, marine and diving.

Buildability requirements are changing
One of the most important changes relates to the required land area for new hotels in areas outside urban limits:
— In Category A areas, the minimum required plot area is now 16 stremmata, instead of the 8 and exceptionally 4 stremmata in force previously.
— In Category B areas, the minimum is 12 stremmata.
— In Categories C and D it is 8 stremmata.
— In Category E the limit remains at 8 stremmata, with the possibility of a reduction to 4 stremmata if the investment fulfils certain planning, energy and environmental specifications.
In areas A, B and C, the emphasis is mainly on higher-specification hotels of 3, 4 and 5 stars.

Protection of the coastal zone
Modifications are also in force for the coastal zone. New configurations and constructions are forbidden in the first 25 metres from the shore line, with the exception of works for disabled access, access for ambulances and specific interventions which are provided for in the law on the foreshore and the beach. The framework also gives great weight to the carrying capacity of coastal areas and to the protection of the landscape.

Protected areas
For areas within the National System of Protected Areas, additional directions are given for protection and milder touristic development. Among other things there are provisions for stricter building regulations, limits on the intensity of tourist activity and increased requirements for environmental assessment and documentation of carrying capacity, where this is necessary.

Short-term rentals
The new Planning Framework provides for setting conditions on the availability of short-term rentals, including limits on the duration of such activity during the year and the designation of geographical areas where short-term rentals can be restricted or forbidden.

At the same time, it provides for limiting the development of new capacity, especially in areas which are under increased pressure or have particular geographical characteristics, including in newly built accommodation.

Existing permits
There are transitional provisions for investments and plans which were already in the process of acquiring permits when the new framework was published. The new regulations are not imposed in specific cases where a permit had already been issued, or a complete file of application had been submitted before publication of the Planning Framework.

Among these are environmental approvals including Environmental Impact Studies, Special Planning Studies and building permits, and approvals for inclusion in development legislation or funding programmes. At the same time the Special Planning Framework functions as a binding and guidance framework for Local and Special Spatial Plans, as well as for Regional Zoning Plans, which will have to apply its directives in stages.

Tourism, Renewable Energy Sources and other activities
The framework also aims to regulate the coexistence of tourism, with other activities such as industry, mining, Renewable Energy Sources and aquaculture, with the aim of reducing conflicts between different uses and protecting the environment and the landscape.

In relation to the plan which was put before Parliament in 2024, the final Planning bill retains its basic orientation, but includes more specific guidelines for the protection of islands and coastal areas, Natura areas and vulnerable landscapes. Greater emphasis is also given to carrying capacity, to restricting the dispersion of building outside urban boundaries and to the guidelines for short-term rentals.
(Haniotika Nea, 12/08/26)