grabowski
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Payap University (Chiang Mai) is interested in leasing land to the project; a pharmaceutical facility is under construction on the same land. New docs/site-candidates.md puts the three options side by side (Mueang Chi lease, Northern Region Industrial Estate, Payap) with the public facts on Payap (Mae Khao campus on the Chiang Mai-Lampang superhighway, bought as low-lying land, ~275 acres; Faculty of Pharmacy cosmetics production facility tendered July 2024; RPAH cannabis/herbal bioreactor centre), why it is attractive (5 km from the old city, a university partner with music, pharmacy and labs, production already being built there) and the checks that could rule it out, in order: zoning for pressing, boiler and later electroplating; whether the university can lease to a company; the GMP neighbour's sensitivity to our emissions (argues against biomass steam there); flooding; plot fit; galvanics consent. Questions for the next meeting listed. Nothing re-sited: model, RFQ and site code stay on Mueang Chi until a plot is known. README (intro, bullet, layout), roadmap item 9 and the lease fork in project-timeline link to it.
104 lines
6.2 KiB
Markdown
104 lines
6.2 KiB
Markdown
# Site Candidates
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The site strategy is a long lease of raw land on which the purpose-built
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plant is constructed (business plan section 6.1, built from
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`business-plan/build/`). What any site has to offer is unchanged: ~4 rai
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minimum and 6 to 8 rai with expansion, truck access and turning, room for
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the cooling tower and a separated battery enclosure, a 500 to 1,000 kVA
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medium-voltage connection, a slab rated 3 t/m² and a frame able to carry
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the overhead crane ([scale](scale.md),
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[crane, workshop and tours](crane-workshop-tours.md)), factory permission
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for pressing with a steam boiler, and, for Phase 5, permission for an
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electroplating line ([galvanics and stamper prep](equipment/galvanics.md)).
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## The three candidates
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| | Mueang Chi, Lamphun | Northern Region Industrial Estate, Lamphun | Payap University land, Chiang Mai |
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| Status | Working candidate: the massing model, PV roof design and [construction RFQ](finance/phase1-construction-rfq.md) are sited here | Fallback | New lead (October 2026): the university approached the project and is interested in leasing land to us |
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| Lessor | Private owner | IEAT | Payap University (private, non-profit, founded by the Foundation of the Church of Christ in Thailand) |
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| Plot | 5-0-66.5 rai, 18.4708 N, 98.9642 E, narrow and skewed | Leased estate plots | Not yet identified. The main (Mae Khao) campus is at 18.795 N, 99.033 E |
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| Distance to Chiang Mai old city | ~35 km | Lamphun valley | ~5 km east, on the Chiang Mai–Lampang superhighway |
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| Zoning for factory use | Unverified (agricultural land) | Industrial estate; licensing through the estate | Unverified |
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| Galvanics effluent | Ours to permit; zero discharge | Shared central effluent treatment | Needs the lessor's consent on top of the permit |
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| Neighbours | Agricultural | Industrial | A pharmaceutical facility under construction on the same land |
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## Payap University (new lead, October 2026)
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**What we know from the conversation:** Payap University is interested in
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leasing land to the project, and a pharmaceutical facility is under
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construction on the same land. The plot, its size, the title, the term and
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the rent are not known yet.
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**Public facts.** Payap's main campus, Mae Khao, is at 272 Moo 2, San
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Phranet, San Sai district, on the Chiang Mai–Lampang superhighway. The
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university bought it in 1974 as about 120 acres of low-lying land and has
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since grown it to about 275 acres (~700 rai) with purchases across the ring
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road (Payap's own history page). Its Faculty of Pharmacy put the
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construction of a cosmetics production facility and co-working space out to
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tender in July 2024, and the university has announced a centre for
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producing active compounds from cannabis and medicinal plants by bioreactor
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(RPAH) with an industry sponsor. Whether either of these is the
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pharmaceutical facility on the offered land is to be confirmed.
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**Why it is worth pursuing.**
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- **Location.** About 5 km from the old city and 25 to 30 km nearer the
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team, customers and the airport than Mueang Chi. The
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[visitor corridor](crane-workshop-tours.md), the
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[artist platform](artist-platform.md) and hiring all work better in town.
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- **A partner, not only a landlord.** Payap has a College of Music,
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communication arts and business faculties (artists, mastering and
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cutting trainees, the platform's first users) and a Faculty of Pharmacy
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with analytical labs that could back the PVC material lab
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([quality automation](quality-automation.md)). A formal university
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collaboration is also the kind of R&D and skills cooperation the
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[BOI](boi.md) merit measures reward; confirm which measure applies.
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- **Production is already being built there.** If the pharmaceutical
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facility has factory permission, the land may already have a path
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through licensing and a medium-voltage supply nearby. Shared
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infrastructure (MV connection, RO water, effluent treatment) is worth
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asking about.
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**What could rule it out** (check in this order, before any design work):
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1. **Zoning.** The plot's colour in the Chiang Mai comprehensive city plan
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and whether it allows a record-pressing factory with a steam boiler and,
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later, electroplating. A pharmaceutical or cosmetics plant and an
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electroplating line are different factory classes, so the neighbour's
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permit proves little. Ask the provincial public works and town planning
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office, as for Mueang Chi.
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2. **Can the university lease to a company?** Title type (Chanote needed),
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university council approval, and whether campus land of a private
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higher-education institution carries restrictions on commercial leases.
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This is a question for Thai counsel, together with the lease terms the
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business plan already requires (registered 30-year lease with renewal,
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building ownership, mortgageable).
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3. **The pharmaceutical neighbour.** A GMP facility is sensitive to dust,
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smoke and fumes. Ours: the boiler stack (biomass smoke next to a
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pharmaceutical plant in town would be a hard sell, which favours
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electric or LPG steam; see [biomass](biomass.md)), galvanics extraction,
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PVC extrusion fumes, press noise and truck traffic. Agree emission and
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buffer rules in the lease rather than after the first complaint.
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4. **Flooding.** Payap describes the Mae Khao land as low-lying when bought.
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Check the plot against the 2024 flood extents; the design's floor, 1.2 m
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above ground for the loading docks, helps but is not a flood
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assessment.
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5. **Plot fit.** Shape and size against the 60 × 25 m building, the
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detached utility yard and the phase 2 footprint (6 to 8 rai).
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6. **Galvanics on a campus.** Phase 5 electroplating needs the lessor's
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written consent; the zero-discharge design
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([sustainability](sustainability.md)) becomes a lease condition, not
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only a commitment.
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**Questions for the next meeting with Payap:** which plot (map, size,
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title deed number), its zoning and current use; what the pharmaceutical
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facility is, who operates it and when it opens; what utilities it brings
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(MV, water, wastewater); lease term, rent, renewal and building ownership;
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what collaboration the university wants in return.
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Nothing has been re-sited. The parametric model, PV roof study, RFQ and
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the fleet site code `lpn` in the [digital factory](digital-factory.md)
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stay on Mueang Chi until a Payap plot is known and has passed checks 1
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and 2.
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