The Hindu Business Line : Thrust on basics

Development Control Rules
No height restrictions for multi-storeyed buildings on roads of more than 100 ft width.
Multi-storeyed buildings allowed anywhere in the Chennai Metropolitan Area.
Premium FSI of one for multi-storeyed buildings and 0.5 for others.
Multi-storeyed buildings allowed on 40, 50 and 60 ft roads.
Special buildings allowed on 30 ft roads.
Additional FSI of 0.25 for hospitals.
Buildings with six dwelling units (four earlier) categorised as ordinary buildings.

The second master plan for Chennai looks beyond just constructi

— S. Thanthoni

Pushing for vertical growth.

R. Balaji

The Second Master Plan for Chennai seeks to address the demands that a rapidly growing population places on natural resources, infrastructure and basic needs, says Ms Susan Mathew, Vice-Chairperson, Chennai Metropolitan Development Authority.

Outlining the objectives of the provisions in the Second Master Plan for Chennai Metropolitan Area 2026, she said the plan provides the framework and strategies for planned development up to 2026 — when the population is expected to nearly double to 1.26 crore.

It aims to outline a strategy for providing the citizens adequate housing, the basic amenities, including water supply, sanitation, and the physical infrastructure such as transport, power and social infrastructure including education and healthcare facilities, apart from measures for economic development and employment generation.

Housing demand will increase to about 62,000 dwelling units a year up from about 38,000 now. The development control rules have been appropriately altered to provide for an increased supply of built-up space without overdoing it, she emphasised. The master plan is more than about the Floor Space Index (FSI), the ratio of built-up area allowed in a given area of plot — a number derived by dividing the covered area by the plot area. The plan looks at a comprehensive range of factors that will help to make Chennai a modern city by international standards.

Supporting the needy

Ms Mathew pointed out that the increased FSI is allowed only in the case of housing for the low-income group and the economically weaker sections — this would mean houses not exceeding 480 sq.ft, which are eligible for 0.25 FSI more than the prevailing norms, which ranged around 1.5 to 2.5. Also, developers putting up projects of more than one hectare area will have to earmark for the economically weaker section a minimum of 10 per cent of the development on site or within 2 km of the project.

Only in limited areas, the MRTS (Mass Rapid Transport System) influence areas, where the carrying capacity allows it, an additional FSI has been allowed. Otherwise, height restrictions have been lifted, making it possible for more dwelling units to come up in special buildings, developers can construct six dwelling units instead of the four allowed earlier.

While the plan does not define the economically weaker section or the lower income group, the norms would be those followed by the Tamil Nadu Slum Clearance Board and the Tamil Nadu Housing Board, which have set up projects for various segments of the society, Ms Mathew said.

Buying FSI

Where developers have been allowed additional FSI — and only a provision has been created in principle and the details are being worked out — is in the ‘premium FSI’ that is under consideration. Developers will be allowed additional FSI of 0.5 in the case of non multi-storeyed buildings and 1 for multi-storeyed buildings if they pay for it. They can buy the additional FSI from the Chennai Metropolitan Development Authority. But here a decision is yet to be taken on how much the additional FSI is going to cost, the basis of the pricing and where the additional FSI would be permitted.

Additional FSI cannot be considered in congested areas, is the sentiment of the CMDA officials.

The concept is under study, she said. Bangalore had allowed premium FSI but subsequently withdrew it; the concept is still in vogue in Kerala where a nominal fee of around Rs 1,000 a sq.ft is collected. The authorities concerned are looking at pricing options for Chennai. But as of now it is only an enabling provision and the details are being worked out.

Another provision is that of transfer of development rights — here again additional FSI is allowed to offset the loss of land area that is acquired for a public cause such as for road widening. Then the developer can use the equivalent FSI on the same plot or sell it to another builder to compensate for the loss. Here again, the authorities are studying the implications and a decision has to be taken on which areas of the city the FSI can be utilised — definitely not in congested areas, she said.

Beyond FSI

While the Development Control Rules have attracted the attention of the public, the plan document looks beyond just construction — employment generation, for instance, she said.

The zoning of city for earmarking specific areas for specific uses has allocated more for industrial use. Industrial growth has been rapid in Chennai and the area earmarked for industrial use is 10.56 per cent against 7.5 per cent under the first plan.

Significant initiatives have also been taken up under the plan for transport and traffic management. Some new projects, elevated expressways, bus priority corridors, fly-overs and pedestrian pathways and the MRTS expansion have been integrated in the plan; committees have been constituted for coordinated development of multimodal transport and to enable the MRTS and the proposed metro rail complement each other, she said.

A detailed study and proposal have been submitted to the Government on traffic and transportation for the Chennai Metropolitan Area and the infrastructure plan, Ms Mathew said.

Coordinating committees have been constituted to involve the Railways and the city administration for planning work on the next phase of the MRTS extension from Velachery to St Thomas Mount, she said.

The plan also provides for expanding infrastructure and delivery of services over the long term and addresses a range of environmental concerns including water conservation and pollution.

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