Officials in Santorini are set to implement major changes under a proposed urban planning scheme that will significantly tighten building regulations across the island, in an effort to address decades of rampant development and surging tourism. If approved, the new framework would expand protected land from 21.8% of the island to 67.3% – meaning more than two-thirds of Santorini would be off-limits for development.

Tourism development zones would also shrink sharply, from 59.8% to just 6.8% of the island, one celebrated by holidaymakers for its unmatched caldera views and whitewashed cliffs. Under the draft plan, new large-scale tourism projects would face tougher restrictions.

The minimum plot size required for tourism facilities – including hotels and resorts – would increase to four hectares, up from the current range of 0.8 to 1.5 hectares. For residential development outside town-planning zones, the minimum would double to 0.8 hectares, with some exceptions for smaller properties on roads built before 1977.

Supporters of the plan argue that the changes are crucial to halt decades of unchecked development, prevent overdevelopment, and alleviate the strain on the island’s infrastructure. The aim is to protect Santorini’s landscape, preserve its character and safeguard the sustainability of its tourism industry.

However, critics warn that the restrictions could hinder new investment, especially in the hotel and tourism sector, and leave limited scope for development outside the main towns. Some fear that fewer new hotels will be built, or only those big enough to meet the new minimum size requirement.

Earlier this year, Santorini’s mayor called for a “saturation law” on the Greek island, which receives around 3.4 million visitors annually, via flights, ferries and cruise ships. 

Nikos Zorzos, the Mayor of Santorini, who has been pushing for sustainable tourism since 2012, emphasised the need for a “saturation law” for Santorini, arguing the island “does not need any more accommodation”. The mayor prefers the term “saturation” to “overtourism”, arguing that while some areas have experienced discomfort, Santorini has not reached the severe levels seen elsewhere, such as in Spain. 

“Santorini does not need any more beds. I say this with great certainty, with as much certainty as I know that my name is Nikos,” he said.

Santorini is transitioning towards more sustainable and regulated tourism, with the goal of preserving its unique charm and enhancing the visitor experience. Part of this initiative is implementing a daily limit of cruise ship visitors to 8,000. Under the previous rules, up to 17,000 cruise ship visitors were allowed to disembark on a single day, which is significantly more than the island’s permanent population of around 15,000.