‘Re­view floor space norms’

Move will help ver­ti­cal growth in land-starved cities

The Asian Age - - Nation - SAN­JAY KAW

In or­der to deal with the scarcity of ur­ban land and give a ma­jor push to de­vel­op­men­tal works in metro cities, Union min­is­ter of hous­ing and ur­ban af­fairs (HUA) Hardeep Singh Puri has di­rected his of­fi­cials to re­view Floor Space In­dex (FSI) and Floor Area Ra­tio (FAR) norms in the mega cities to en­sure bet­ter util­i­sa­tion of scarce ur­ban land re­sources due to rapid ur­ban­i­sa­tion. Fol­low­ing the di­rec­tions of the Niti Aayog, the HUA min­istry has di­rected of­fi­cials to re­lax Floor Space In­dex (FSI) and Floor Area Ra­tio (FAR) norms in ur­ban ar­eas to give a ma­jor push to ur­ban de­vel­op­ment. If re­lax­ation is given, it will boost real est­ste sec­tor and higher floor space in­dex could help ease land prices and aid ver­ti­cal ex­pan­sion of cities.

The move will also help in Value Cap­ture Fi­nance (VCF) through in­no­va­tive ur­ban-de­vel­op­ment fund­ing and rev­enue gen­er­a­tion by states and cities by tap­ping a share of in­crease in value of land and other prop­er­ties like build­ings re­sult­ing from pub­lic in­vest­ments and pol­icy ini­tia­tives.

In cer­tain states, the term FSI is used, while FAR is the norm in other states. Both the terms are cal­cu­lated by di­vid­ing the built up area by the area of the plot with some tech­ni­cal vari­a­tions. While re­leas­ing the new metro rail pol­icy 2017, Mr Puri di­rected the of­fi­cials to take up a time bound re­view of th­ese norms in all the 53 cities with a pop­u­la­tion of one mil­lion and above.

He sug­gested a re­view for state cap­i­tals with less than mil­lion pop­u­la­tion each in due course.

“The re­view to be taken up in con­sul­ta­tion with states and cities is to cover an as­sess­ment of the ex­ist­ing norms and to what ex­tent it could be en­hanced.” The FSI which is fol­lowed in Ma­ha­rash­tra, Gu­jarat and Tamil Nadu al­lows built up area in pro­por­tion to the land hold­ing. If a plot has an area of 2,400 sq.ft., and if the FSI is 1.5, then the max­i­mum area that can be con­structed would be 2,400x1.5= 3,600 sq.ft.

This would be the to­tal built up area across all floors sub­ject to de­vel­op­ment re­stric­tions.

In the FAR con­cept, fol­lowed in Andhra Pradesh, Kar­nataka, Ker­ala, As­sam, Bi­har, Ch­hat­tis­garh, Delhi, Haryana, Mad­hya Pradesh, Orissa, Pun­jab, Ra­jasthan, Te­lan­gana, and West Ben­gal, there is also a max­i­mum plot cov­er­age ra­tio. For an FAR of 1.5 and a plot cov­er­age ra­tio of say 75 per cent, not more than 1,800 sq.ft. can be con­structed on each floor for the same 3,600 sq.ft. of built-up area.

The max­i­mum per­mis­si­ble FSI limit for res­i­den­tial con­struc­tion in Tamil Nadu is 1.5, in Ma­ha­rash­tra it is 1.33, and in Gu­jarat it is 2.00. In Gu­jarat, the FSI is very low in cer­tain zones.

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