The fight for more FSI

Chennai requires a higher Floor Space Index to make housing affordable, reduce costs and raise building flexibility, say developers.

May 29, 2015 03:30 pm | Updated November 13, 2021 10:44 am IST

A view of Chennai Metropolitan Development Authority buildings.

A view of Chennai Metropolitan Development Authority buildings.

A city’s skyline is defined by its building norms and regulations. One of the key parameters is the Floor Space Index (FSI) or Floor Area Ratio (FAR). As per the Development Regulations released as part of Second Master Plan for Chennai Metropolitan Area (CMDA) 2013, FSI is calculated by dividing the total covered area (plinth) on all floors by the total plot area (including the part of the site used as exclusive passage).

The current FSI in Chennai for special buildings is 1.5, and can go up to 1.9. For multi-storeyed buildings (MSBs), the FSI is 2.0-2.5 and varies based on the abutting road width and the plot size. However, the total covered area excludes features such as chimneys, elevated tanks, staircase, lift rooms, passages and basement parking space. Shripal Munshi, partner, Shripal and Venkat Architects, says FSI allocation in Chennai varies from area to area since the city has evolved organically over time. “The lowest is 0.75 (for small residential plots) to a maximum of 2.5 for MSBs. The rules allow a simple 20, 30 and 40 per cent additional premium depending on road width.” But with Chennai’s FSI lower than most cities, developers demand an increase. This, they say, will help them meet the growing demand for housing units and at the same time decongest densely populated areas. But, as Naveen Nandwani, executive director, Cushman and Wakefield, points out, “the CMDA has set higher FSIs along the IT corridor to promote an organised market for the IT-ITES sector and also give the city some breathing space. Most buildings in this zone enjoy an FSI 1.5 times higher than the permissible limit. Further, by putting a check on the FSI available within the city, the CMDA ensures that vertical development does not put additional pressure on available infrastructure, particularly in densely populated localities.”

Ajit Kumar Chordia, president, CREDAI Chennai, says FSI rules need reform and ongoing discussions with government officials are aiming at higher FSI in premium areas. “The higher the FSI, the more we can build on the same land. Good buildings need more floor-to-floor height to accommodate air conditioning ducts, ceiling air conditioners, etc. Hence, we are demanding an increase in height from housing authorities (17m against 15m, 30m against 24m, and 36m against 30m), without an increase in the FSI. For metro corridors and the affordable housing segments, we need higher FSI to make housing more affordable,” he says. Increasing FSI works for congested, landlocked cities, as higher FSI for the same parcels of land allows more development and therefore can provide more housing units. Says Munshi , “The additional cost for going vertical is not as high as the land cost to construct the same built-up area horizontally. Also, going vertical gives more green space for parks and amenities. But we must ensure these land parcels have the infrastructure of power, roads, sewage and water supply.”

Cost of construction

So, do current rules make construction tough and expensive? C. Prem Ananth Surendran, deputy planner, CMDA, says current FSI rules don’t hamper construction; poor timing and high costs of materials do. He says, “With the automobile and IT sectors picking up, Chennai has scope for improvement. The government may bring down guideline values to keep land prices in check and regulate the price of construction materials as well. A higher FSI in certain areas will reduce costs and in turn benefit buyers.”

Chandan Jain, managing director, Vijayshanthi Builders argues that to make real estate affordable, it is necessary to raise the FSI. “FSI in Chennai is very low compared to other cities. The norms have to be raised from 1.5 to at least 5 or 6. The restricted FSI reduces building flexibility. This invariably increases land prices and construction costs.” Munshi explains that low FSI developers tend to recover their cost and make a profit from a limited number of units, which pushes up prices. “Chennai should allow certain areas and appropriate land parcels to have a higher FSI, as is the case in Mumbai and Delhi. This also helps address the challenge of providing adequate car parking.”

In other Asian countries like Malaysia, Indonesia and Singapore, the index ranges between 5 and 15. Manhattan has a FSI of about 17. When compared to these metros, the FSI in Chennai is very low. Nandwani says that in each city, Development Control Regulations (DCR) define the FSI permitted by the city municipal corporation or the development authority. “For example, in Delhi, the term FAR is used commonly as a percentage unlike standard ratios used in other cities. Hyderabad, on the other hand, does not have any FSI regulations and the volume/ size of development is governed by other criteria such as setbacks, road width, building type, etc.”

Clearly, developers are batting for Chennai to catch up with Mumbai and Delhi in allowing greater FSI for large plots of land and for more relaxations for car parking and other essential services. “For instance,” says Munshi, “the new Gujarat International Finance Tech City coming up outside Ahmedabad has allowed an FSI of 3.65.”

Speaking of regulations, Jain says FSI relaxation given on a sector-to-sector basis, such as townships and IT corridors,will increase affordability. He says, “Inter-zone development that combines residential and commercial space in areas that otherwise restrict residential development is important. Lastly, the transfer of development rights should be permissible. A party that decides to only construct 0.5 FSI should be allowed to transfer its FSI to its neighbours.”

Finally, what’s important is to realise that just increasing FSI doesn’t resolve all development issues. As Munshi says, “We need to have a holistic strategy in building codes that finds the best solutions for issues such as parking in high rises, improving fire escape strategies and provision of vital services.”

CURRENT FSI RULES

Ordinary Residential Buildings and Other Small Developments**

Ordinary Commercial Buildings and Other Small Developments**

Minimum Plot Area Extent

Continuous Building Area (CBA) within Chennai Metropolitan Area (CMA) – 50 sq.m. Rest of CMA except CBA – 80 sq.m.

Minimum Plot Area Extent

Continuous Building Area (CBA) within CMA – 50 sq.m.s

Rest of CMA except CBA – 80 sq.m.

Minimum Plot width/ frontage

CBA within CMA – 4.5m Rest of CMA except CBA – 6m

Minimum Plot width/ frontage

CBA within CMA – 4m Rest of CMA except CBA – 6m

Minimum Road Width

CBA within CMA - nil

Rest of CMA except CBA – 6m

Minimum Road Width

CBA within CMA - 4.8m

Rest of CMA except CBA – 7.2m

Maximum Height

G+1 or S+2 subject to a maximum of 9m for both types

Maximum Height

G+1 or S+2 subject to a maximum of 9m above Ground level for both types

Maximum Plot Coverage

CBA within CMA - 75%

Rest of CMA except CBA – 70%

Maximum Plot Coverage

CBA within CMA - 75%

Rest of CMA except CBA – 70%

Maximum FSI - 1.5 for both types

Maximum FSI - 1.5 for both types

*Subject to other terms and conditions; **Setbacks vary

FOR PREMIUM FSI

Road Width

Premium FSI

(% of normally

allowable FSI)

18m and above

40%

12m – 18m

30%

9m – 12m

20%

(Courtesy: Cushman & Wakefield)

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