Mumbai civic body issues circular to cap FSI, which can affect redevelopment projects
FSI is the ratio of the total built-up area to the size of the plot. It indicates how high a developer can build on a plot.mumbai Updated: Jan 16, 2018 10:55 IST
In a setback for redevelopment projects in the suburbs, the Brihanmumbai Municipal Corporation (BMC) has made it mandatory to enforce a cap on the floor space index (FSI) based on the state government’s proposed modifications to the development control regulations (DCR) 1991.
FSI is the ratio of the total built-up area to the size of the plot. It indicates how high a developer can build on a plot.
The state’s recent notification on January 8 put a cap on maximum permissible FSI in the city and suburbs, including Transferred Development Rights and additional FSI on premium, in the range of 2 to 2.5. However, projects under cluster development, cessed building redevelopment and special projects such as the Dharavi revamp will be exempted from this order.
Earlier, projects handing over a part of their plot as setback for widening of roads were granted a compensatory FSI over and above the FSI of 2-2.5, which they were entitled to. However, a circular issued by the BMC on January 10 states that the compensatory FSI will be calculated within the cap. Industry experts said this move will limit the benefits (mainly affect the saleable component) that almost 40% of redevelopment projects would yield in the suburbs.
With an FSI of 2 in the suburbs on a nine-metre road width, an over and above setback benefit can take the overall count to 2.2 or 2.3, depending on the quantum of the setback. In some cases, the FSI would go beyond 2.5.
The circular states that “it is mandatory to enforce the stringent provisions of the existing as well as proposed amendments.” It also states that all proposals that were granted approvals earlier would have to be revoked.
Vilas Nagalkar, a member of the Practising Engineers, Architects and Town Planners (PEATA), said the body, along with other associations, will now meet the municipal commissioner over the issue. Nagalkar said, “The state government’s notification is on basic FSI, no changes have been proposed for additional FSI. The BMC’s circular will prove disastrous for redevelopment projects in the suburbs that have already got sanctions for additional FSI.”
Nagalkar also said the BMC’s decision can affect close to 40% redevelopment projects in the suburbs. A senior civic official, however, said, “The norms will affect only projects where a setback is applicable, not all redevelopment projects.”
Last week, the state government issued a notification for modification to the regulation 32 of the DCR for granting the hitherto restricted 0.5 FSI in the island city by paying a premium. The notification also put a cap on permissible FSI allowed in the city and the suburbs and made it uniform across linking it to road width. So, maximum usable FSI for projects (barring cluster redevelopment or cessed properties etc) across in the city and the suburbs now stands in the range of 2 to 2.50.