Bãi Sau zoning cuts permitted building heights, Vũng Tàu ward to hold public dialogue

Residents affected by a zoning dispute at Bãi Sau will be invited to a dialogue with Vũng Tàu Ward authorities in Ho Chi Minh City. The meeting will address a partial adjustment to the more than 2.5-hectare DL11 plot and gather residents’ views for submission to the city’s Department of Planning and Architecture.

The dispute centers on sharply different development limits within the same planning block. Under Decision 1200, issued by the former Bà Rịa-Vũng Tàu provincial administration on May 5, 2025, a nearly 6,800-square-meter section belonging to a company may accommodate buildings up to 50 floors, with a maximum floor-area ratio of 18. The remaining roughly 18,490 square meters in DL11 may be built only to five to seven floors, with a maximum floor-area ratio of 2.7.

The affected households petitioned the city department after Thanh Niên reported on the differences. The department asked Vũng Tàu Ward to organize a dialogue, compile the opinions and study an appropriate solution while protecting residents’ lawful rights and interests in the planned area.

Mai Thị Dần, who holds lawful use rights to four plots totaling more than 1,800 square meters in DL11, said the area had previously been planned for tourism and commercial development with building limits of 15 to 30 floors. She said reducing the limit to five to seven floors had substantially changed the land’s development potential. The dialogue is expected to clarify disagreements over community consultation and the practical effect of the revised planning indicators on land users.

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From land with potential for high-rise tourism and commercial development, it now has only