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User, 20 Oct 2026: Payap University claims they can rezone the land; update the deck to show it is still an option. And: do not use a transparent vinyl as the example in the order tool screenshot. - land-listings/payap/rezoning-2026-10-20.md (new): what a rezoning is under the Town Planning Act B.E. 2562 (section 35 amendment started by DPT or the local official, Town Planning Commission, 30-day posting with objections, Ministry of Interior notification via Cabinet and the Royal Gazette; a landowner can ask, not rezone), the DPT's own work plan (~70 weeks without objections, ~82 with: ~16 to 19 months), the schedule effect (roughly a year on first production unless the request starts now; estimate) and what to ask Payap. DPT procedure PDF filed. - site-candidates.md: Payap "still an option" in the table, rezoning paragraph with an Open action, check 1 and the re-siting rule; zoning record, payap-partnership.md and README point to it. - Business plan 6.1, risk table and critical path: Payap's rezoning claim and its ~16 to 19 months; A and B rebuilt (63 pages, checked). - Deck: site slide names Payap as an option once rezoned, notes and source line; risk row updated. - order.html: the "Splatter 12"" preset now has a white base instead of clear; deck platform screenshots re-shot in both themes (numbers unchanged: 100 fans, break-even 46, ~480 THB kept). Order checks 96/96, fan parity 206/206; deck verify clean in both themes, PDFs rebuilt.
103 lines
5.5 KiB
Markdown
103 lines
5.5 KiB
Markdown
# Payap: rezoning, what it takes (checked 20 October 2026)
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Payap University told the project on 20 October 2026 that the land can be
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rezoned. The point it first gave lies in zone ย.7-1, very high density
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residential, of the Chiang Mai comprehensive city plan in force from 25 May
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2026, where a record-pressing factory cannot be licensed
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([zoning record](dpt-zoning-2026-10-14.md)). This note records what a
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rezoning is under Thai law and how long the planning department itself
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schedules it, so the claim can be weighed. It is our reading of the sources
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below, not legal advice; Thai counsel and the Chiang Mai Provincial Office of
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Public Works and Town and Country Planning confirm.
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## The legal route
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- The Chiang Mai city plan is a **Notification of the Ministry of Interior**
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under the **Town Planning Act B.E. 2562 (2019)** (Royal Gazette, vol. 143,
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special part 130 ง, 25 May 2026; the earlier plan was a ministerial
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regulation of 2012, amended 2017).
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- A landowner's own application to change the plan's rules (sections 30 and
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31) belongs to the 90-day posting of a plan before it is issued. That
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window closed before the plan came into force.
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- After that, a plan is changed for a particular area under **section 35**:
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the Department of Public Works and Town and Country Planning (DPT) or the
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local official amends it "in order to be suited to changing circumstances
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and environment or for public interests" and submits it to the Town
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Planning Commission (or the provincial committee); once approved it is
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posted for at least 30 days, interested persons may object in writing, the
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objections are decided as under section 31, and the amendment is issued
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as a new Ministry of Interior notification, which goes to the Cabinet
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first and is then published in the Royal Gazette.
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- So a rezoning is not in the landowner's hands. Payap can ask, and support
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the request with a public-interest case (a university-industry training
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plant, jobs); the DPT decides whether to start it, the Town Planning
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Commission whether to approve it, and neighbours can object.
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Source: Town Planning Act B.E. 2562 (2019), sections 29 to 35, English
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translation by the Office of the Council of State (no legal force; the Thai
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text governs), via UNEP LEAP:
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<https://leap.unep.org/sites/default/files/legislation/THA/Town%2520Planning%2520Ac.pdf>;
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the plan in force: <https://ratchakitcha.soc.go.th/documents/116050.pdf>
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(both checked 20 October 2026).
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## How long the DPT schedules it
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The DPT's own work plan for a section 35 amendment of a plan it prepares
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(the Chiang Mai city plan is one), as published with the procedure
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"ขั้นตอนและกระบวนการแก้ไขผังเมืองรวม ตามพระราชบัญญัติการผังเมือง พ.ศ. 2562"
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(filed here as
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[DPT_city-plan-amendment-procedure-s35.pdf](DPT_city-plan-amendment-procedure-s35.pdf);
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copy hosted by Hua Sai municipality,
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<https://www.huasai.go.th/news/doc_download/a_291124_112924.pdf>, checked
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20 October 2026):
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| Step | What happens | Weeks (DPT plan) |
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| 1 | Provincial office gathers the issue, reasons and facts; DPT review | ~7 |
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| 2 | Comprehensive plan advisory committee | ~4 |
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| 3 | DPT town planning review committee | ~3 |
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| 4 | Town Planning Commission (sub-committee, then the commission) | ~8 |
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| 5 | Preparing and posting the amendment for 30 days | 15 |
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| 6 | Objections: collected and decided | ~2 if none, ~14 if any |
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| 7 | Drafting the Ministry of Interior notification | ~10 |
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| 8 | Ministry law committee, Cabinet approval, Royal Gazette | ~21 |
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| | **Total** | **~70 weeks (~16 months) without objections, ~82 weeks (~19 months) with** |
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These are the department's planning durations, not a promise; a
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contested change in a residential zone, or one that waits for a committee
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date, takes longer.
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## What it would mean for the plant (our reading, estimates)
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- The amendment must let the plot carry factory type 107 (the type whose
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definition names gramophone records), plastics extrusion, a steam boiler
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and electroplating. The same plan permits type 107 in its low density
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residential, special industrial, agricultural land reform and rural and
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agricultural zones, so the likely request is a move of the plot into one
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of those, not a change of ย.7-1's rules for the whole zone.
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- Neither the building permit nor the factory licence (Ror.Ngor.4) can rest
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on the amendment until it is in force. On the August 2026 calendar
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([project timeline](../../project-timeline.md)) design and permits start
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around March 2027 and first production is ~Q4 2028; an amendment begun in
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early 2027 would be gazetted around mid-2028 at the earliest, so a
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rezoned Payap plot moves first production by roughly a year unless the
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request starts now and design runs at risk in parallel.
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- The plan has been in force only since May 2026, after a full revision;
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the public-interest case has to explain why this area should change so
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soon.
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## What to ask Payap for
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1. Which plot, with the title deed number and a map: the first point or
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other land.
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2. What it has done or will do: a request to the Chiang Mai provincial
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office? Which zone it would ask for, and the office's response in
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writing.
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3. Its timetable for the request, and whether the university council
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supports a commercial lease on the rezoned land.
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4. Whether the pharmaceutical facility under construction went through the
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same route, and with which result.
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Until a written answer from the provincial office exists, the rezoning is
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Payap's statement, not a planning fact.
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