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Bangkok Building Dispute Ends in Court Ruling

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Photo courtesy of Bangkok Post

 

The Supreme Administrative Court has dismissed a damages claim by Larppratharn Co Ltd related to a high-rise development in Bangkok's Ruamrudee Alley. The complaint was against the Bangkok Metropolitan Administration (BMA) and Pathumwan district director for a road width certification error. The decision marks the conclusion of a prolonged legal battle over the building's legality and subsequent demolition.

 

The conflict began when Larppratharn relied on the incorrect certificate to construct a commercial building, assuming compliance with regulations that require adjoining roads to be over 10 meters wide. Legal scrutiny revealed that Ruamrudee Alley did not meet this requirement throughout, deeming the construction illegal. Consequentially, the BMA ordered the building's demolition, leading Larppratharn to seek compensation for its losses.

 

Initially, the Central Administrative Court rejected the case, asserting it involved a tort claim under administrative acts per Section 9 of the Administrative Court Establishment and Procedure Act. According to Section 51, claims must be filed within a year of awareness of the cause of action. The Supreme Administrative Court upheld this decision, emphasizing the October 31, 2016, demolition order as adequate notification, setting the deadline for early November 2017.

 

Larppratharn's lawsuit, filed on November 29, 2021, was deemed overdue. The court noted that a subsequent demolition order in 2021 was simply a reinforcement, not a new notification. As a result, the claim was dismissed, as it did not adhere to the filing timeframe, reported Bangkok Post.

 

Key Takeaways

  • The court ruled the damages claim untimely, confirming the demolition order's validity.
  • The case emphasized the importance of adherence to regulatory procedures for construction.
  • The decision highlights the strict deadlines for filing administrative court claims.

 

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image.png  Adapted by ASEAN Now from Bangkok Post 2025-11-28

 

 

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Verify a laser tape measures accuracy.

Have someone go out and map the width of the alley.  If width of alley is Not in compliance see if the city or responsible offices will approve an exemption.

 

In US we have setback rules in the city, all different circumstances to apply for a setback exemption but the cities we worked with approved most.

Are there still tenants / owners living inside?

What should or will happen next?   

Demolition?  If so, when & who would take initiative to pay to start it?

If I had paid for, and received a compliance certificate I wouldn't pay to demolish a building the authority allowed to be built.

3 hours ago, biggles45 said:

If I had paid for, and received a compliance certificate I wouldn't pay to demolish a building the authority allowed to be built.

 

On 11/28/2025 at 5:01 PM, snoop1130 said:

claims must be filed within a year of awareness of the cause of action

Would you have ignored the demolition order?

3 hours ago, PETERTHEEATER said:

Which building is it. NOVOTEL?


No. Aetas Complex.

So there you have it - Thailand is so corrupt and incompetent that a group of the wealthy elite in Bangkok took 2 decades to get a building removed.  These people are senior members of Government, Military and Business and yet they could not stop it being built.  They started trying to stop it at the initial construction phase but got nowhere. Thailand needs structural reform of all its Legal, Government, Political and Judicial systems. 

The tallest of the Aetas towers is 24 stories. Meanwhile, there is a 25 story hotel currently under construction on my 8-meter wide soi, and a 45 story condo being built a few hundred meters away on another 8-meter wide soi. 🤷

6 hours ago, OneZero said:

Are there still tenants / owners living inside?

What should or will happen next?   

Demolition?  If so, when & who would take initiative to pay to start it?

No, buildings are empty. I used to live there. Knowing the area I find the 10m rule ridiculous in this case. There is plenty space around the 2 bldgs. Other bldgs on Ruamrudee which are higher than 8 flrs were allowed to be built yet road is no wider. One wonders.

1 hour ago, khunjeff said:

The tallest of the Aetas towers is 24 stories. Meanwhile, there is a 25 story hotel currently under construction on my 8-meter wide soi, and a 45 story condo being built a few hundred meters away on another 8-meter wide soi. 🤷

Not 24 flrs. 

Question is, why other bldgs on Ruamrudee exceeding 8 flrs can remain Radisson (former Chateau d Bangkok).

Soi is no wider. Does it depend on who the owners are?

5 hours ago, PETERTHEEATER said:

Which building is it. NOVOTEL?

Aetas Hotel & Residence.

11 hours ago, khunjeff said:

The tallest of the Aetas towers is 24 stories. Meanwhile, there is a 25 story hotel currently under construction on my 8-meter wide soi, and a 45 story condo being built a few hundred meters away on another 8-meter wide soi. 🤷

Thailands building nightmare,  sorted out after construction... never before construction begins.

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