The Hindu Business Line : Mixed reactions to master plan

The Second Master Plan for Chennai has attracted mixed reactions from the developers and civil society organisations, one welcoming and the other condemning the proposals under the Development Control Rules - particularly those providing for a larger built-up area in a plot by providing for a bigger Floor Space Index and taller buildings.

Developers say encouraging vertical growth through multi-storeyed buildings and high rises will make for more open space around the buildings and concentrating the population density helps to more efficiently deliver services.

But NGOs fear this will only put more stress on the city's infrastructure, beleaguered as it is.

VERTICAL GROWTH

According to Mr Prakash Challa, President, Confederation of Real Estate Developers Association of India (CREDAI), the decision to allow vertical growth is a major relief - height restrictions have been lifted on 100-ft roads, multi-storeyed buildings permitted on 12 and 15 m roads, permitting more dwelling units and in special buildings on 10 m roads helps increase supply and open areas in the plot.

The authorities have provided for the `densification' of the city which will pave the way for more efficient use of physical infrastructure and service delivery.

The concept of a premium FSI and the permission to purchase the additional FSI are a novel concept as also the transferable development rights. But the details of the policy need to be announced before the builders can really assess how viable the concept is going to be, he said.

The real opportunity is on the outskirts of the city, where the Chennai Master Plan has allowed construction of multi-storeyed buildings across categories - residential and commercial. Earlier only IT companies were permitted high-rise buildings.

SPACE RESERVATION

However, the provision of earmarking 10 per cent space for economically weaker sections of the society in projects of more than one hectare is unwarranted. It is too big a ratio and not viable at current land prices. It is the Government's responsibility to provide living space at subsidised prices for the economically weaker sections and supporting through concessions the low income group. Even if space is earmarked for them they still would not be able to afford it as the costs are not likely to be significantly lower - the structural cost would be the same though some specifications would come down.

Vertical growth enables more open spaces in the plot, thus enhancing ventilation and natural lighting.

According to Mr T. Chitty Babu, Chairman and Managing Director, Akshaya Homes, that the master plan has been announced represents development and progress. The removal of height restrictions on 100 ft roads, allowing multi-storeyed buildings - more than four floors - on 40 and 50 ft roads will help bring down congestion in each floor with developers constructing two dwelling units a floor instead of four. This provides for flexibility in design and improves lighting and ventilation.

Additional FSI has not simply been given away, he points out.

Only hospitals and small dwellings of 450 sq.ft have been permitted additional FSI of 0.25 over the prevailing 1.5-2.5. To the others what is available is the `premium FSI' which will mean an expenditure - developers can `buy' 0.5 to 1 FSI but that will have to wait for the price that is going to be set.

CONCERNS

The Citizen Consumer and Civic Action Group, which has spearheaded the fight against unplanned constructions and those deviating against approved plans, has strongly criticised the proposal to increase the FSI. The State Government has also shirked its responsibility of providing affordable housing to its citizens, says the NGO.

Except for a token gesture of increasing FSI for small houses - up to 480 sq.ft - there has been no effort by the authorities to make housing affordable for the poor. No provision has been made to identify land for the poor and vulnerable sections of the society.

The plan allows multi-storeyed buildings in more roads 12-15 m width and is ambiguous on buildings that now violate regulations. Under the circumstances this would only benefit the builders' lobby.

Also, increasing density of development would only adversely hit the ground water resources and physical infrastructure such as power and roads, which are inadequate even now, the group has said.

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