News

Amendments to the Planned Areas Zoning Regulation

04.Aug.2026

New "Decorative Pool" Definition: The regulation defines decorative pools as pools built for visual and aesthetic purposes that do not allow swimming and integrate with the building's architecture. These pools do not count in the Floor Area Ratio (FAR).
Parcels Without FAR: The regulation introduces new application criteria based on building setback distances for parcels without a specified FAR.
Broader Elevator Obligation: All buildings with 3 floors (including the basement) must reserve space for an elevator, except for detached houses. Buildings with 4 or more floors must install an elevator. Elevators must serve all floors, including basements with annexes or independent sections. However, if the basement only contains technical rooms (such as a heating center, boiler room, generator room, or water tank), the elevator does not need to access this floor. If the basement includes a shelter, common area, or annex, elevator access is mandatory.
Common Areas in Public Buildings: The regulation now includes non-commercial, public spaces under "common areas." This scope covers child play and care areas, prayer rooms and their facilities, parking lots, and unused terrace roofs above the top floor.
Rules for Expired Building Permits (2-Year Threshold): Buildings started construction within 2 years from the permit date but the permit expired, current regulations apply for fire, earthquake, heat/water insulation, and energy efficiency. The original permit-date regulations apply to all other matters. For projects that did not start construction at all within 2 years, the current zoning plan and regulations apply fully.
Converting Offices into Housing: Owners can convert office buildings (either built for office use or holding an occupancy permit) into housing in residential zones. They must obtain a modification permit within 1 year. The housing ratio on the parcel cannot exceed 60%.
Modifications for Existing Buildings (Temporary Article 3/10): For major modifications in existing buildings with occupancy permits, authorities can finalize transactions based on the regulation in force on the original permit issuance date. This rule applies as long as the modification does not violate the existing FAR, total construction area, eaves level, and building setback distances. However, the modification project must comply with current fire, earthquake, insulation, and energy efficiency measures.
Status of Ongoing Applications (Temporary Article 3/ 11): The new elevator rules (basement access and reserving elevator space) do not apply to certain ongoing projects. These include projects that officially applied to the administration before July 1, 2026, to get legal documents for permits. It also includes structures with notary-approved construction contracts under Law No. 6306, and public construction projects with a tender decision or tender date. Authorities will finalize these files according to the old rules active on their application date.