Relaxed FSI norms could change the skyline of Chennai with more vertical villages
Vertical villages or vertical high rises are now the most demanding real estate structures that are rapidly increasing in Chennai. Here you will get to know how relaxed FSI norms can change the skyline of Chennai. Stick to learning more.
Introduction
Vertical high rises or vertical villages are now widespread and quite efficient places and have a thriving market in the world. This whole vertical village concept is rapidly catching up in India too. One of the most valid reasons is the heavy migrant influx from rural areas to cities and towns. Vertical villages are considered the better means of living. According to a survey by the United Nations Population Division projects, the total percentage of urban popularity will be 64% by 2050. And there will be no such horizontal place to relocate all people. The only way out is the vertical villages to provide a best way of living for all. Another important reason behind the expansion of vertical villages is the extensive demand. As the market is proliferating, the price of land is also increasing. But all from rural or even urban areas can not afford land that is a must-have for constructing new residences.
As Chennai is experiencing massive population growth and migration growth, the demand for residences is always upscale. People are hunting for a better lifestyle within their budget. Keeping this factor in mind, the Chennai Metropolitan Development Authority, also known as CMDA, has decided to increase the FSI (floor space index) of buildings. As the decision is made officially, old apartments, residential complexes, and the housing board will soon gear up their redevelopment process. This whole process will quickly change the potential skyline of Chennai.
Before learning more about the FSI or the floor space index (FSI) of buildings, in this context, we will talk about the FSI, and later you can undertake what is all about the change in the skyline.
Here you go!
What is FSI or the floor space index (FSI) of buildings?
The floor space index, is also known as the floor area ratio, is a critical measurement in any construction. The term is also known as site ratio or plot ratio. It signifies the maximum permittable area on a piece of land for construction. The whole concept of the floor space index or floor area ratio is considered the city planning regulations and the building-to-land ratio. The National Building Code completely regulates it.
Only a small difference exists between the floor area ratio and floor space index. The floor area ratio is a ratio; on the other hand, the floor space index is an index. Always, index numbers are expressed by values as a percentage of a single base figure. For example, a floor area ratio of 1.2 is converted to a floor space index of 120%.
- Formula to calculate FSI or FAR
The total area of every floor and the total area of the land are must-have elements to gauge the floor space index or floor area ratio.
FAR = Total Floor Area of all the Floors of the Building/Plot area
FSI = Total Floor Area of all the Floors of the Building/Plot area x 100
- Premium FSI
Premium FSI is not always needed but comes into action when the floor space index is lower in the locality, but people want to increase the limit. Increasing the limit from the allowed FSI is known as premium FSI. To get a premium FSI, extra charges are mandatory to the local governing body. This additional charge is called a premium FSI fund. But there is a condition in the case of premium FSI. It will be applicable only if the adjacent road is a minimum of 30 feet wide. Otherwise, there will be no increased floor space index. If the road is 30 to 40 feet wide, the premium FSI will be 20% more than the standard one. In the case of a 40 to 60 feet road, it will be 30%, and if the road is over 60 feet, then the increased value will be 40% more than the standard value of the floor space index.
- Purpose of FSI
Zoning is a method of urban planning done with the help of municipality regulations. The municipality divides land into areas called zones. The floor space index or the floor area ratio is used in zoning to limit urban density. The whole zoning and floor space index directly limit the building density. But in a broader sense, these limits the number of people, and the number of people means a building can hold how many people at a time.
Although there is variation in every country in the case of FSI, in India, both FSI and FAR are used. The allowed index is different from state to state.
How relaxed are FSI norms changing the skyline of Chennai?
In Chennai, the maximum FSI for high-rise construction is 3.25. Also, it is expected to go to 4.865 when there is a premium FSI of 50 percent. It will cost more t builders. The Chennai metropolitan development authority will provide a free FSI increase between 6 and 8.
The proposed FSI will be implemented in a few localities like Anna Salai, Rajiv Gandhi Salai, Outer Ring Road, EVR Periyar Salai, Chennai Kolkata Highway, Thiruvallur highway, etc. Also, the norm of FSI will extend up to 500 m from the high road. This way, the whole concept will pave the way for constructing more vertical developments. The redevelopment of older lands and buildings will also be quick. It will result in more space for people to get a better idea of living.
As Chennai is experiencing more demand for real estate properties, the need is urgent, and that is going to change soon. When Government applies these relaxed FSI norms in real estate, it will increase thirty-three percent of the built-up area.
There is another benefit of Vertical villages, especially in cities like Chennai. As the population increases, resources are getting depleted. At this moment, sustainability is a serious issue. Only high-rise buildings can be the option for this issue. When there is a high rise, it will be more accessible to common facilities like hospitals, education, recreation, etc. It will also include other benefits like rainwater harvesting, wastewater reuse, solar energy system reuse, etc. There will be more lung space too. End users and residents will get better ventilation, proper lighting, more open space, landscaping, a multilevel car parking system, etc. Every time, there will be a massive list of benefits when the norms of FSI are applied.
The FSI benefits are a better option for multi-storey building complaint plots. In the case of low-rise buildings, the FSI and the premium FSI will be 0.8. and in the case of multi-storey buildings, the FSI will be 1.375. Also, there are rules for old constructions. If the high-rise buildings are constructed before 2009, then the FSI will increase much higher at 2.375. In that case, the owner of that particular multi-storey building can redevelop efficiently. Redevelopment is when a real estate construction steps to redesign and reconstruct the existing building after measuring the ground plot. With the increased floor space index or floor area ratio, the same plot or building can quickly grow the number of apartments. Any owner can gain more extra square feet.
From another view, the FSI rules have been simplified. Now the benefit of simplified FSI is that it encourages self-compliance. It can get rid of different minimum plot requirements. Along with that, it also removes the plot frontage requirement and plot coverage. When there is a reduced plot size, it will be beneficial for middle-class economic people who hunt for affordable housing. Affordable housing indicates a residential unit with 40 square meters in the Chennai Metropolitan area. It will change to 60 square meters in the other parts of Tamil Nadu. According to the revised guidelines and norms of the floor space index, there is a slight increase in road width, ranging between 30% and 50%.
It will be easier for many people who can not afford luxurious buildings.
Bottom Line
So, here is the detailed information regarding the changes in the skyline in Chennai, which is dependent on the floor space index or floor area ratio. There are a few benefits of these relaxed norms of floor space index. Old buildings can efficiently redevelop the whole construction, and there will be more spaces for better living options for many people and migrants from other locations. With the new and relaxed FSI norms, there will be easy access to gaining more profit from developers and owners of real estate properties. The Government is also starting to support people with better infrastructure like wider roads, water supply systems, drainage systems, sewage treatment, proper power supply, etc. All of these factors will help people to live correctly within budget. Hope you have learned all the details regarding this aspect.
Frequently Asked Questions (FAQs)
- How is the floor space index calculated?
The floor space index is measured with the help of the formula mentioned below.
FSI = Total Floor Area of all Floors of the Building / Plot area.
For example, FSI 2.5 = Total floor area / 1000 Total floor area = 2.5 x 1000.
You can build up to 2,500 sq. ft.
- Why is FSI important?
The FSI maintains the ratio of open space to built space. It holds the skyline line of the city. An average F.S.I value makes sure a good outcome for the project. Retaining a balance between sustained, planned growth and expansion is crucial.
- Why should FSI be maintained?
FSI is a vital aspect of maintaining the construction in an area and confirms that sufficient thought is given to factors like security, ventilation, and other norms. It also helps the administration ensure areas do not get overcrowded, thereby putting pressure on local resources.
- What are FSI and carpet areas?
FSI, or the floor space index, is the proportion of the built-up area allowed on a given plot. On the other hand, carpet area is the net usable floor area and the area covered by internal partition walls in a housing unit, excluding the area covered by external walls, service shafts, balconies or verandas, open terraces, and common areas. The common area includes a play area, lift, corridor, gymnasium, and swimming pool.
- What is the built-up area?
The built-up area is the general area of a housing unit, comprising the carpet area and the thickness of the inner walls and outer walls, along with the area of the balcony.
- What is an occupancy certificate or OC?
The occupancy certificate, also known as the Completion Certificate, makes sure that the construction of the Block/Project conforms to the approved Plans and the local regulations or laws. This OC will be issued by the local governing body or governing authority.
- What factors does FSI depend on?
The FSI value depends on factors like the size of the plot, the location, the width of the adjacent road, availability of power, sewer lines, water, and also the type of building.
- Is Car Parking Included in FSI?
No, the car parking area is not included in the floor space index. Car parking is a common area, which is why it is excluded from the FSI.
- What is the difference between TDR and FSI?
FSI stands for Floor Space Index. On the other hand, TDR stands for Transfer of Development Rights. TDR can be acquired from the owner in the form of a certificate.
