CHENNAI: The Tamil Nadu government has announced that it will raise the floor space index (FSI) beyond 2 along metro rail corridors, national highways and by-pass roads to encourage transit-oriented development.
FSI rules are implemented to limit the amount of floor area that can be built on a given plot of land. For instance, an FSI of 1 allows one floor of 100 sq ft to be built on a 100 sq ft plot of land, or two floors of 50 sq ft each on that same land. An FSI of 2 allows 2 floors of 100 sq ft on the 100 sq ft of land, or 4 floors of 50 sq ft on that same land.
Finance Minister Palanivel Thiaga Rajan said that along with this, the necessary infrastructural facilities will also be developed for these corridors.
The Comprehensive Mobility Plan has proposed a Floor Space Index (FSI) of 2.5 along all the identified roads and proposed metro corridors and a floor space index of 4 along the Outer Ring Road to boost the development of growth centres outside the municipal limits. Promoting higher FSI along these major mobility centres shall enhance the existing and proposed public transport systems.
As per the Comprehensive Mobility Plan prepared for Chennai Metropolitan Area, 11 transport and metro corridors to realign growth, and redevelop through the integration of land use and transport following the Transit-Oriented Development (TOD) Model. These include Old Mahabalipuram Road (OMR); GST Road –NH32 (Kathipara Junction to Urapakkam); Arcot Road –SH113( Arcot road to Dharkast Road); CTH Road-NH716 (Padi to Thiruniravur); GNT Road-NH16 (Vyasarpadi to Padiyanallur); Outer Ring Road (Vandalur to Minjur Road); Chennai Central to St. Thomas Road (Metro Corridor-1); Chennai Airport (Meenambakkam)-Wimco Nagar Road (Metro Corridor-2); Madhavaram to SIPCOT Road (Metro Corridor-3); CMBT-Light House Road (Metro Corridor-4) and Madhavaram to Sholinganallur Road (Metro Corridor-5).
Cities around the world have been easing these height restrictions or removing them entirely in order to ease the pressure on housing markets. Amsterdam and Tokyo have completely removed height restrictions pertaining to residential buildings. Indian cities such as New Delhi, Chennai, Bengaluru, and Hyderabad continue to have strict height restrictions.
A Shankar, Chief Operating Officer, Strategic Consulting and Valuation, JLL West Asia, says FSI Increase is the most important factor for any transit-oriented development like Metro rail. This FSI increase will make developments move towards metro stations and encourage people to use public transport systems.
"The current benefit on premium FSI cost-benefit is not a sustainable model and hence FSI increase along Metro Influence Area will make it more beneficial due to increased quality space available along the corridor leading to low connectivity issues and last-mile connectivity," he says
However, we need to see whether the increase is .5 or 0.75 more in addition to the prevailing FSI. Also, the additional FSI should not lead to an increase in land prices rather it should make spaces affordable to the citizen," he added.
Former Anna University professor of urban engineering K P Subramanian says Transit Oriented Development around railway stations is a welcome idea. Its contents are high-rise and high-dense developments, mixed land and building use, footpaths, and cycle tracks. It increases the patronage in public transportation and promotes non- motorised transport.
"However, any increase in the FSI should have increased the capacity of basic amenities such as water supply, sewerage system, and stormwater drains, besides the transport facilities. Otherwise, it will adversely affect the quality of life. The Government may also review the impact of the increase in FSI along the MRTS corridor already in place since 2012," he says.
Former Chief Planner of Chennai Metropolitan Development Authority Krishna Kumar says that mere announcement of increasing FSI is not enough.
In Bengaluru also, the FSI was relaxed along Metro corridors but there were no takers. Other parameters including land use policy of the area where additional FSI is being provided should be relaxed to make it feasible.