Bangkok authorities envision more orderly growth in areas specifically designated for high-density development based on good existing infrastructure such as mass transit, while outlying areas would have defined roles based on prevailing land-use patterns.

The new plan is more complicated than the existing plan that divided the entire capital into six zones but it will make policy clearer for property developers in terms of how they will be able to utilise land.

Mr Apirak has said that he would spend until December to examine public comments, already noted by the Department of Public Works and Town and Country Planning, in order to draw up an action plan to be implemented over the following 20 years.

The action plan would identify goals for achievement every four years in order to reach the target land development strategy based on the 12 clusters.

The proposed plan will divide all districts into two large groups: those subject for development plans for a compact city or high-density population, and development plans for specific areas.

The compact city group includes areas inside Ratchadaphisek Ring Road that have potential for high-density development due to the readiness of basic infrastructure especially the mass transit rail systems. Districts under this group can be classified into six clusters as follows.

1. Old Rattanakosin Conservation Cluster: The centre of government administration, traditional business development and historical tourist destination. It covers four districts: Phra Nakhon, Pom Prap, Sattruphai, Samphanthawong and Dusit.

2. Central Business, Services and Tourism Cluster: The centre for offices, national business operations, quality shopping centres and hotels. It covers four districts: Pathumwan, Sathon, Bang Rak and Vadhana.

3. New Economic and Service Centre and High Density Population Cluster. It covers six districts: Chatuchak, Bang Sue, Phaya Thai, Din Daeng, Huai Khwang and Ratchathewi. Chatuchak will be the new business district along Vibhavadi Rangsit and Ratchadaphisek roads. There will also have the transport centre, Phahon Yothin centre, in this district. Ratchathewi will have another transport centre at Makkasan which would be the central link to the new Suvarnabhumi Airport. Phaya Thai would be the area for offices and high-density residential development.

4. New Economic Zone along the Chao Phraya River Cluster: The area absorbing the growth from the current Central Business District and Industrial Ring Road. It covers five districts: Klong Toey, Bang Kho Laem, Yan Na Wa, Phra Khanong and Bang Na. There will be the development and upgrading of Klong Toey port into offices and business areas as well as river hotels. Bank Kho Laem and Yan Na Wa would be the new Rama III economic zone while Bang Na would be developed according to the Industrial Ring Road plan.

5. Old Thon Buri Conservation Cluster: The traditional lifestyle centre and historical tourist destination. It covers five districts: Thon Buri, Bangkok Yai, Klong San, Bangkok Noi and Bang Phlad. There are many valuable temples, churches and mosques in these areas that reflect the establishment of Thon Buri.

6. New Economic Employment and High Density Population Cluster: The centre for transport and government administration in the west of Bangkok. It covers three districts: Phasi Charoen, Chom Thong and Rat Burana. The first two districts would support the transport centre, Taksin centre while Rat Burana would be an area for development of high quality residents along Chao Phraya River.The development plan for specific areas would cover districts outside Ratchadaphisek Ring Road, under which the new city plan will designate these areas for medium and low-density population, industrial and farming zones. Districts under this group will also be classified into six clusters. They are as follows.

1. Northeast Bangkok Transition Zone. It covers five districts: Bang Khen, Lak Si, Don Muang, Lat Phrao and Sai Mai. These districts are currently the low-density population areas and the moving out of Don Muang would certainly impact the role of these areas. The new city plan will designate Saphan Mai as the centre of the suburban community.

2. Southeast Bangkok Residential Area. It covers six districts: Bang Kapi, Kannayao, Wang Thonglang, Bung Kum, Saphan Sung and Klong Luang. All districts are currently the low-density population areas.

3. Farm and Quality Residential Area. It covers only two districts: Klong Sam Wa and Nong Chok. Both districts are designated as farm areas under existing planning policy but would be developed into quality residential areas under the Nong Chok Garden City project.

4. Suburban Community Centred around Suvarnabhumi Airport. It covers three districts: Lat Krabang, Min Buri and Prawet. Lat Krabang community centre would be developed into the commercial and public services areas. The district will also become a logistics centre with the development of the Inland Container Depot (ICD).

5. Mixed Farm and Quality Residential Area. It covers Thawi Watthana, Taling Chan, Bang Kae and Nong Khaem. Future development in these areas would follow the current model.

6. Farm, Industrial and Agro-tourism Area. It covers three districts: Bang Khun Thian, Bang Bon and Thung Khru. The first two districts would become industrial and farm areas while Thung Khru would have residential and farm areas.