The new Special Tourism Spatial Framework (STSF) arrives with clear rules and a firm focus on further developing Greek tourism. Following the signing of the Joint Ministerial Decision by Environment and Energy Minister Stavros Papastavrou and Tourism Minister Olga Kefalogianni, further clarifications have emerged regarding what exactly is changing.
Here are 12 questions and answers to help you better understand the new Special Tourism Spatial Framework
1. What is the Special Tourism Spatial Framework (STSF)?
The Special Tourism Spatial Framework, published via the Joint Ministerial Decision of Environment and Energy Minister Stavros Papastavrou and Tourism Minister Olga Kefalogianni on Friday, August 7 (Government Gazette D’ 658/7-8-2026), is a national plan that — for the first time — establishes where and under what rules tourism may be developed across the country.
The STSF aims to define strategic directions and medium-to-long-term objectives at the national level for the spatial organization of the tourism sector, grounded in principles of economic, environmental, and social sustainability.
Its core goal is to ensure that tourism development happens in a more organized and sustainable manner, while simultaneously protecting the natural environment, local communities, and the unique character of each region.
In plain terms, the STSF:
- establishes clear, unified, and transparent rules for new tourism investments,
- better organizes the development of hotels and other tourism infrastructure,
- protects areas under increased tourism pressure,
- places particular emphasis on islands and environmentally sensitive areas, and
- guides urban planning for the years ahead.
It is important to note that the STSF includes, on one hand, specific regulations for tourism development that are directly applicable from the date of publication in the Government Gazette — meaning they have been in effect since August 7 — and, on the other hand, directions for other levels of planning (Local Urban Plans, Special Urban Plans, etc.) so that a comprehensive tourism policy strategy can be integrated into every spatial unit across Greece without conflicting with other land uses. In this way, Greece gains, effectively for the first time, a strategic institutional document for the spatial development of tourism.
2. What changes going forward with the new STSF?
For many years, the country lacked a modern, up-to-date strategic tool for the spatial organization of tourism development — a period during which Greek tourism was evolving rapidly and facing new challenges such as climate change and mounting pressure on popular destinations. To some extent, the organization of tourism development and the needs of the Greek tourism sector were addressed through Regional Spatial Plans. The new Special Tourism Spatial Framework fills this existing gap and sets clear rules and directions for tourism development at the national level, with the goal of striking a balance between growth, environmental protection, and quality of life.
3. What are the main objectives and strategic directions of the STSF?
The primary objective of the STSF is to develop tourism sustainably, with respect for the capacities and unique characteristics of each area. The new spatial plan aims to improve the overall tourism experience, promote a broader range of tourism forms beyond the traditional “sun and sea” model, and extend the tourist season through high-quality, modern tourism infrastructure. The STSF supports the spatial rebalancing and dispersal of tourism activity, the promotion of thematic tourism alongside sun-and-sea tourism, and the development of contemporary tourism products, accommodation, and specialized high-quality tourism facilities. It also emphasizes the interconnection of tourism forms with productive sectors, the reduction of inter- and intra-regional inequalities, the extension of the tourism season, the strengthening of organized development formats, integrated destination management, and the management of overtourism pressures. Additional central directions include adaptation to climate change, the promotion of transport, environmental, and digital infrastructure, as well as the green transition and reduction of the environmental footprint of tourism accommodation.
4. How is the national territory categorized, and on what criteria?
The primary categorization is based on the intensity of tourism activity, taking into account mainly the number of tourist beds relative to the area and permanent population of each Municipal Unit.
Based on these criteria, areas are divided into five categories:
(A) Controlled Development Areas,
(B) Developed Areas,
(C) Developing Areas,
(D) Early Development Areas, and
(E) Special Development Boost Areas.
A more specific categorization is also provided for island regions.
The islands — with the exception of Crete and Euboea — are additionally categorized by size into three distinct groups, each with different development directions and conditions.
Specifically, Group I includes islands with an area exceeding 250 sq. km., while smaller island areas fall into groups with more specialized provisions and enhanced capacity for landscape and environmental protection.
5. So what are the practical implications of this categorization?
The categorization of areas into zones A–E and islands into Groups I–III effectively determines the conditions under which tourism can be developed in each region. It affects the type of tourism investments permitted, the minimum plot size requirements for new hotels, the maximum bed capacity, and the conditions for protecting the natural environment and the distinctive character of each area.
In Controlled Development Areas (A) — that is, areas with very high tourism development — priority is given primarily to the upgrading and modernization of existing accommodation, with stricter conditions for the creation of new tourism units. New hotels on plots outside urban planning zones require a minimum of 16 acres.
On islands, new tourist accommodation of up to 100 beds is permitted for the first 16 acres of the plot. For the portion of the plot exceeding 16 acres, a limit of 6 beds per acre applies, up to the maximum bed limit of category (B).
In Developed Areas (B), the emphasis on quality upgrading is maintained, but with more moderate restrictions. The minimum plot size for new hotels outside urban zones increases to 12 acres, while islands in this category permit units of up to 350 beds. Special forms of tourism and the development of modern tourism infrastructure are also encouraged.
In Developing Areas (C), greater capacity for new tourism activities and accommodation development is foreseen, with the aim of gradually strengthening the tourism product.
In Early Development Areas (D), the emphasis is on the gentle development of new destinations and leveraging the unique characteristics of each area, while Special Development Boost Areas (E) focus primarily on niche tourism forms such as mountain tourism, thermal/spa tourism, maritime tourism, or diving tourism.
Group I covers the larger islands of over 250 sq. km., where greater tourism development potential is envisioned.
For the smaller islands in Groups II and III, stricter landscape protection guidelines and restrictions on building density and new unit capacity (up to 100 beds) apply, with the goal of preserving their character and promoting gentler forms of tourism development.
In cases where two or more directions or regulations overlap for a specific area, the provisions most protective of the environment take precedence, in order to safeguard the distinctive characteristics and identity of the island environment.
6. What changes regarding the minimum plot size requirements for new hotels on plots outside urban planning zones (by category)?
Following the publication of the STSF in the Government Gazette and until land use, building conditions, and restrictions are determined by first-level urban planning tools, the minimum plot size for areas outside urban planning zones is now set as follows:
(A) 16 acres (previously 8 acres, or 4 acres by exception),
(B) 12 acres (previously 8 acres, or 4 acres by exception),
(C) & (D) 8 acres (previously 8 acres, or 4 acres by exception),
(E) 8 acres, or 4 acres by exception (i.e., unchanged from current rules), provided the tourism investment cumulatively meets strict urban planning, energy, and environmental standards.
In addition, the categories of tourist accommodation that may be developed in each area are defined, with emphasis primarily on higher-standard hotels — specifically 3-, 4-, and 5-star properties in areas A, B, and C.
7. What rules now apply to the coastal zone?
The STSF introduces strict, immediately applicable protection rules for the coastal zone, aimed at preserving the natural landscape and protecting coastal areas. Specifically, as a binding regulation, new constructions and development works are henceforth fully prohibited within the zone spanning 0 to 25 meters from the coastline. Exceptions are made only for works related to disabled access, ambulance access, and specific interventions provided for under legislation governing the foreshore and beach. The new framework also places greater emphasis on landscape protection, the carrying capacity of coastal areas, and the more organized development of tourism activities in coastal and island regions.
8. How does the framework address the protection of National System of Protected Areas sites?
The new STSF provides additional protection directions for areas within the National System of Protected Areas, with an emphasis on gentle and sustainable tourism development. The goal is to safeguard the natural environment, landscape, and biodiversity through stricter building conditions, restrictions on the intensity of tourism development, and enhanced requirements for environmental assessment and carrying capacity documentation, where applicable.
9. How does the STSF affect the regulatory environment for short-term rentals?
The STSF establishes the framework and rules under which tourism activities — including short-term rentals — may be regulated.
Among the measures being promoted for the organization and oversight of short-term rentals are:
a) the establishment of conditions and requirements for making properties available for short-term rental, particularly in relation to their use as a primary residence,
b) the regulation of the duration of the activity per year,
c) the designation of geographic zones where the activity is prohibited or restricted, and
d) restrictions on the expansion of new short-term rental supply, particularly in areas under increased pressure or with distinctive geographical characteristics, including cases involving newly built residences.
10. How does the Special Tourism Spatial Framework affect existing permits and already approved plans?
For licensing procedures related to tourism facilities, approval of Organized Tourism Development Areas (OTDA) or Special Urban Plans (SUP) that are already underway at the time of the framework’s publication, the new provisions do not apply, provided that a specific act had already been duly issued or a complete relevant file had been submitted prior to publication. Among the cases covered by transitional protection are: Environmental Impact Assessment Approvals (EIAA) or environmental approval recommendations, inclusion in Preliminary Environmental Assessment (PEA) procedures, complete Environmental Impact Study (EIS) or Strategic Environmental Assessment (SEA) files, preliminary approval of SUPs, preliminary building permit approval or building permit issuance, complete pre-construction approval files, and approvals under development legislation or funding programs. The STSF functions as a guiding and binding framework for subordinate plans (Local Urban Plans, Special Urban Plans, etc.) as well as for Regional Spatial Plans, which will need to be gradually aligned with its directions upon their revision or amendment.
11. How does the STSF align with other activities that affect tourism?
The STSF includes regulations and directions for the coexistence of tourism with other major sectors of activity, such as industry, mining, renewable energy sources (RES), aquaculture, and others.
Specifically regarding wind farms, their development for self-consumption purposes is permitted within areas (A) and (B) and for islands in Group II.
The goal is better spatial organization of different land uses and activities, so as to minimize potential conflicts, protect the environment and landscape, and ensure the sustainable development of tourism destinations.
12. How does the STSF that was posted for public consultation in July 2024 differ from the version that was enacted into law?
The final enacted text retains the core strategic orientation of the 2024 consultation document, but incorporates adjustments arising from the extensive public consultation process, the Strategic Environmental Assessment (SEA), the Appropriate Assessment Study, the opinions of competent bodies, and the environmental approval.
The changes relate in particular to the inclusion of more detailed and specialized directions for enhanced protection of island areas, coastal zones, Natura 2000/protected areas, and sensitive landscapes; greater emphasis on carrying capacity and the environmental performance of accommodation; the inclusion of neoclassical buildings within the tourism regulations; further strengthening of tourism activity in areas (E); restrictions on scattered out-of-plan development; and an explicit link to a dedicated monitoring mechanism.
Particular emphasis was placed on additions and clarifications to the transitional provisions, supplementary regulations for the islands, and the proposed directions for short-term rentals.
