Bangkok's new city plan (ผังเมือง) is in its 90-day public comment period and is expected to take legal effect around mid-2027. It adds orange zones and cuts green zones, e.g. Don Mueang–Lak Si gets orange and red zoning and Sri Nakarin–Romklao/Suan Luang rises from FAR 1.5 to 3. The Land Department said it will not approve cutting minimum plot sizes (detached house 50 to 36 sq wah, townhouse 25 sq wah) or raising the foreign condo quota from 49% to 60%, so those are unlikely. If you plan a small residential project, check your plot against the new zoning and keep current rules as the baseline. Permit processing at provincial offices is said to take about 15 days.