May 11, 2026 will be recorded as the day the country attempted to «bring order to the chaos» of tourist construction. In a joint presentation by the Ministries of Environment and Tourism, the new Special Spatial Planning Framework (SPF-T) came out of the drawers, bringing with it drastic changes affecting everything from the large investor to the small property owner.
An end to the «sun and sea» model without limits
In the presentation of the plan, the leadership of the two ministries made it clear that Greece can no longer tolerate anarchic building. The new framework divides Greece into 5 zones, with the «red» areas (Mykonos, Santorini, etc.) being put on a strict «diet».
Horizontal «Red Lines»
The presentation by the Ministries of Environment and Tourism set three central pillars that concern the whole territory:
- The «Sacred» Coastal Zone: A ban on all new construction in the first 25 meters from the coastline. This regulation aims to protect the landscape from visual pollution and erosion.
- Brakes on Airbnb: Tools are introduced to limit short-term leases. Now the state can set a cap on the number of days per year or ban new registrations in areas with acute housing problems.
- Integrity out of design: The limits are becoming stricter, with the minimum size starting at 8 acres and going up to 16 in saturated areas.
The Position of Kythera in the New Charter
According to the official annexes of the ERA-T, Kythera is classified in Category (C) - Developing Regions.
At the same time, as an island belonging to the Group I (islands over 250 sq.km.), Kythera is treated as a destination with «strategic depth», but also with the obligation to maintain its authenticity.
Detailed Building Data for Kythera:
- Minimum Integrity: For new hotels in off-plan areas, the limit is set at 8 acres.
- Quality Filter: The construction of exclusively units is permitted 3, 4 and 5 stars. This means the end of low-cost growth and a shift to a higher quality model.
- Supreme Capacity: Although Group I allows for units up to 350 beds, the approval of such sizes in Kythera will now require mandatory Load Capacity Study.
- Soft Growth: The creation of «soft development» Organised Infrastructure Sites (OSIs) and the re-use of traditional buildings and abandoned settlements is encouraged.
The new Spatial Plan acts as an «umbrella». This means that the Local Urban Plans (LEPs) that are now being developed for our municipality, can set even stricter restrictions, but never milder.
Next steps: The roadmap
What do we expect from now on?;
- Stage 1 (Immediately): Completion of the consultation and signature of the final EIA.
- Stage 2 (2026-2027): Finalisation of the Local Urban Plan (LUP) of Kythera. This is where the exact land uses will be determined (where we build hotels, where we protect agricultural land).
- Stage 3 (medium term): Preparation Destination Management Plans, where the municipality and local authorities will have to decide how to manage the flows of visitors.
Kythera has the advantage of being in the «green» zone of development, avoiding the saturation of the Cyclades. However, the «blank cheque» for development is accompanied by strict environmental conditions. The ball is now in the court of the local community, which must closely monitor the drafting of the TAP, so that the state's general provisions can be tailored to the island's benefit.
The relevant Strategic Environmental Impact Study and the Draft EIA of the Special Spatial Framework for Tourism follow.
