In order to reduce the risks involved in land investment transactions, the parties involved must conduct a detailed investigation of the condition of the invested land before the transaction. And this requires a comprehensive investigation of the land, which will inevitably take time and effort, and may increase transaction costs. Therefore, it is recommended to hire relevant professionals such as lawyers to conduct due diligence on the land, with the aim of allowing lawyers to investigate all aspects of the land to determine whether there are any legal risks associated with it. Based on the lawyer's due diligence results, make further decisions. If no significant risks are found during due diligence, the land can be safely purchased; If significant issues are discovered, the purchase of the land can be abandoned to reduce unnecessary losses.
In the development of super large buildings, according to the Buddhist calendar 2522 version of the Building Control Law, as well as the relevant regulations on the control of super large buildings formulated in accordance with the Ministerial Regulations No. 33, No. 42, and No. 50, the specific provisions are as follows:
Ministerial level regulations:
Article 2: For buildings with a construction area not exceeding 3000 square meters, there must be land with a boundary line of no less than 12 meters that is adjacent to the highway, and the road must have a width of at least 10 meters. For buildings with a construction area exceeding 3000 square meters, there must be at least a 12 meter wide boundary line adjacent to the road, and the road must have a width of at least 18 meters.
Article 3: The road built on the land must be at least 6 meters wide, and Article 4: The walls or buildings built on the land must be at least 6 meters away from the boundary line or highway.
Article 5: The ratio of total building area to land area (plot ratio) (FLOORREA RATI0) shall not exceed 10 to 1
Article 6: Requirements for the proportion of open space: Residential buildings must have at least 30% of the land as open space. Commercial buildings must have at least 10% open space on the land,
Article 7: Bottom level buildings below ground level cannot be used for residential purposes and must have independent air discharge, sewage treatment, and drainage systems separate from high-rise buildings
Article 8: Bottom level buildings below three floors or 7 meters below the road surface must have elevators, fire escape staircases, and all-weather lighting systems,
Article 9-10: The air emission system is divided into natural emissions and mechanical emissions.
(1) The natural emission of air is only used for doors, windows, or blinds that can reach outside the building.
(2) Mechanical emission of air.
The air emission requirement for rooms in hotels or apartment buildings is 2 cubic meters per hour per square meter,
Article 11: The power system shall install wires and electrical equipment in accordance with the standards required by the Electricity Generating Authority of Thailand.
Article 12: Each substation in the power system must have a grounding wire.
Article 13: To prevent lightning hazards, each super large building must have lightning prevention measures.
Article 14: Backup power must be independent of other power systems and be able to maintain power supply for at least two hours after being supplied by other systems to emergency signs, passages, halls, stairs, and fire escape signs, as well as elevators, pumps, ICU rooms, and communication systems that can provide long-term power supply for firefighting purposes.
Articles 30-35, Domestic sewage discharge standards for Class A super large buildings (with a total number of rooms exceeding 500):
(1) Acidic pH 5-9
(2) Biochemical Oxygen Demand (B0D) not exceeding 20 milligrams per liter
(3) Floating objects not exceeding 30 grams per liter per room
(4) Sulfurization not exceeding 1.1 milligrams per liter
(5) Total dissolved solids not exceeding 500 milligrams per liter
(6) Sedimentation solid not exceeding 0.5 milligrams per liter
(7) Fatty oil and fat should not exceed 20 milligrams per liter
(8) Total Kjeldahl nitrogen not exceeding 35 Bg/L
The domestic sewage treatment system of extra large buildings needs to be independent of other buildings, or central treatment plants can also be used. Rainwater can be directly discharged into public waterways, but it cannot harm hygiene, life, body, or property, or have an impact on the environment.
Articles 38-42: Garbage disposal must have transportation, handling, and disposal methods. The amount of garbage generated per person for super large residential buildings should not be less than 2.4 liters, and for commercial buildings, it should not be less than 0.4 liters. The amount of garbage generated per person for evaluating super large residential buildings should not be less than 2.4 liters, and for commercial buildings, it should not be less than 0.4 liters.
Bangkok City Urban Planning:
Article 80: The parking space ratio for one vehicle in residential buildings is 120 square meters with seismic resistance. The seismic resistance of super large buildings shall be based on the ministerial level regulations promulgated by the Building Control Law on November 18, 2550.
The legal provisions for the environmental assessment report of super large buildings are based on the "Announcement on the Categories and Areas of Community Services and Residential Projects that Require Environmental Impact Assessment Reports" issued by the Ministry of Natural Resources and Environment of Thailand in accordance with the "Environmental Protection Law" in the year 2535 of the Buddhist calendar, titled "Standards, Methods, Guidelines, and Guidelines for Developing Environmental Assessment Reports, April 24, 255 of the Buddhist calendar". Buildings built by rivers, coasts, lakes, or near nature reserves or cultural heritage sites, with a height of over 23 meters or a total area greater than 10000 square meters, are required to obtain an environmental assessment report in accordance with the renovation notice.