Greece imposes restrictions on short-term rentals "tourist-saturated regions"

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Restrictions on short-term rentals such as Airbnb, the introduction of the “sporadic hotel” concept and “green” restrictions on all tourism activities are proposed in the new Special Spatial Structure (ESF) for Tourism.

According to a joint ministerial decision and a strategic environmental impact study, which was put out for public consultation yesterday until September 15 by the environment and tourism ministries, the country is divided into five categories, depending on the degree of pressure, and new development rules are set for each.

Airbnb

18 districts fell into the “red” category, which are considered “saturated” and are classified separately for the first time as “control areas”. In saturated areas, it is proposed to restrict the creation of new facilities or uses that are incompatible with tourism activities (in particular industrial and craft facilities, wholesale trade facilities, warehouse buildings and land, livestock facilities). Another 84 are classified as “built up”for which restrictions are also introduced on the construction and quality of housing.

It also proposes a Green Fund levy on tourism activities, including short-term rentals (known as Airbnb) and simple room rentals, to fund regeneration and infrastructure. It also proposes to limit the number of Airbnb and short-term rentals and the number of rooms rented out as a percentage of the number of tourist beds, without providing further details.

Subsidies for tourism activities

At the same time, an attempt is being made to link the possibility of subsidizing the tourism business (ESPAΤαμείου Ανάκαμψης (Restoration Fund), etc.) with the area in which it is located and its quality rating (star rating). In particular, it is proposed that investments related to the construction of new or expansion of old establishments 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 above 4 stars, while in all other areas, investments in tourism above 3 stars will also be eligible for subsidies.

IN saturated areas Subsidies will be provided only for projects related to the modernization of hotels, only if they are at least 4 stars or upgraded to it. In all other areas, subsidies are provided for accommodation above 3 stars. In cases where the creation and modernization of integrated hotels concerns traditional buildings or listed buildings, it is proposed to subsidize projects at least 3 stars if they are located in saturated or developed areas, and at least 2 stars in other areas. Likewise, a new type of investment envisaged in the new Tourism SAP for “destination networks and clusters” in developed and developing areas will be supported.

Sporadic hotel

In addition, the concept is introduced “sporadic hotel”which provides for the possibility of creating a complex of tourist facilities (i.e. a hotel infrastructure combining furnished housing for rent or sale and special tourist infrastructure facilities) in abandoned settlements dating back to 1923 or with a population of less than 2,000 inhabitants, with the obligation to regenerate them. This concerns settlements scattered throughout Greece, such as Tinos, Rhodes, Sfakia, Kastoria, Grevena, Peloponnese, etc. However, this requires legislation on the criteria for their selection, methods of acquiring property, urban planning, financial incentives, etc.

Rocky Islands, Uninhabited Islands and Coastal Zone

As for the rocky islets and uninhabited islands with an area of ​​less than 300 acres, they remain outside the tourist… framework, since no development will be permitted. However, on uninhabited islands with an area of ​​over 300 hectares, moderate development of organized tourist farms will be permitted. In the coastal areas of the mainland and islands, at a depth of 500 meters from the coastline, taking into account the evolution of sea level rise as a result of climate change, the construction of permanent buildings at a height lower than the height of the coastline increased by 60 centimeters will be prohibited.

Organized forms of tourism

In addition, in organized forms of tourism development (OTA), which include organized tourist accommodation, complex accommodation, etc., the construction of wind power plants will be allowed, which may also include parts of protected areas. It is also proposed to increase the number of golf courses, develop conference tourism in developed and developing city centers, with the possibility of increasing the basic urban planning conditions (development coefficient, volume coefficient), use of inactive quarries for tourism activities, etc.

In cities, in the event of the withdrawal of obsolete tourist facilities, the possibility will be provided to transfer the development coefficient and restore them in the same place according to the coefficient that was in effect at the time of obtaining the license. In addition, traditional buildings can be converted to accommodate tourists in clean and ordinary residential areas.

Spatial organization of tourist accommodation by districts

1. Control areas (saturated). These include: Pieria Beach, part of Skiathos and Corfu (near the town), Zakynthos (the municipalities of Zakynthos, Arcadia and Laganas), Ermoupoli in Syros, Santorini (Thera and Oia), East Kos, Mykonos, Rhodes (Afandou, Ialyssos, Kallithea), South Tinos, Malia and Hersonissos in Heraklion and Nea Kydonia in Chania. Until the land use, building conditions and restrictions in the off-plan areas have been defined, the minimum required area for the construction of new hotels has been increased to 16 hectares. In the same areas included in the Natura 2000 network, the development of new tourist infrastructure is only permitted after the definition of management plans. The construction of new accommodation facilities of categories 4 and 5 stars is permitted. Among other things, the modernization of existing facilities, their upgrading to 4 or 5 stars/keys and their conversion into OMAOs is permitted. It is proposed to partially or completely remove obsolete or abandoned buildings and tourist sites, or to demolish them if they damage the landscape, etc.
2. Built-up areas: provides the same as for saturated areas, 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 NAP, which was repealed by the CE. In addition, incentives are offered for the conversion of traditional or listed buildings into hotel facilities
3. Developing areas: The same possibilities as in category (B) are offered, except that the construction of new accommodation facilities of categories 3, 4 and 5 stars is permitted, without however referring to the permitted scarcity or restrictions in the planned areas, as well as the expansion of existing facilities in the same categories. It is envisaged to develop abandoned settlements of architectural interest, with the conversion of buildings into housing (at least 3 stars) or with new, larger investments, with incentives for existing owners or interested investors (e.g. an increase in the floor area of ​​the building by 20% of the built area). On islands in this category, the maximum capacity of the facilities will be up to 100 beds.
4. Areas with development potential: The construction of new, expansion and modernisation of existing accommodation facilities is permitted in the 3, 4 and 5 star categories and on islands with up to 100 beds. Incentives are offered for the development of special forms of tourism, the conversion of traditional or registered buildings into hotels and the development of abandoned settlements (as in category C).
5. Undeveloped territories: Incentives are provided with more favorable conditions for construction (for example, under certain conditions, up to 10% higher development coefficient, coverage, height, volume), reduction of required criteria for construction and urban development, modernization of tourist housing, etc. The development of special forms of tourism and the use of abandoned settlements are also encouraged.

What is permitted in Natura 2000 areas

The proposed EC on tourism contains specific guidelines for the areas of the National System of Protected Areas, such as a ban on the development of new tourist infrastructure in the Natura 2000 control areas until management plans have been developed. However, as stated in the agreed ΣΜΠΕ, tourist facilities may occupy part of the habitat types (outside the priority areas) and thus reduce their area.

As noted in the EC, the SMPE is followed by other actions, permits and approvals to sanction the projects included in it.”It is therefore appropriate to establish general principles, conditions and restrictions for the Natura 2000 network which, combined with the set of obligations arising from specific legislation for Natura 2000 areas and the more detailed analysis that is expected to be carried out when licensing each project, fully ensure the coherence and integrity of the network.”– the authors of the study note.

*10 acres is approximately 1 hectare.

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