New FSI rules encourage more buildings
With the Chennai Metropolitan Development Authority deciding to go ahead with the sanction for premium floor space index (FSI) within the city, Chennai is all set for more construction and greater congestion within the municipal limits. The sanction has been given despite a committee of experts categorically rejecting such a proposal. It is significant that the State Government has all along been in favour of a premium FSI within the city – and, finally, that is exactly what the CMDA decided to go ahead with.
The FSI is the ratio of the built up area to the total area of the plot on which the building stands. At present the figure stands at 1.5 for ordinary buildings and 2.5 for multi-storey buildings in the metropolitan area. The Second Master Plan of the city proposed a premium FSI within the city which will allow for an additional 0.5 FSI for special buildings and 1.0 FSI for multi-storey buildings. This additional sanction could be obtained on payment of a fee, the details of which had yet to be finalised.
With the city already facing severe congestion and stress in terms of general infrastructure, road space and water supply, this was considered an undesirable development by those concerned with the quality of life within the city. The CMDA constituted an experts committee which met in January and rejected the proposal for the additional sanction. The main argument behind the rejection was that the city is congested as it is now and the impact of a premium FSI for a particular plot, would felt by all adjacent plots and the street on which the property would come up. The present infrastructure in the city, felt the committee, was wholly inadequate to cater to the requirement of properties enjoying premium FSI. On the other hand, such a policy, the committee felt, could be encouraged in the suburbs (greater madras).
The Government, however, chose not to accept the recommendation of the committee. The Government is of the view that greater space is needed within the city for development and not in the suburbs. The Government is perhaps not aware that such a view is outmoded and completely against present-day city development plans internationally, where decongestion is the buzzword. The recommendation of the committee was consequently ‘returned’ for reconsideration.
That apparently is government speak for a complete volte face. Within a week of its receipt, the CMDA gave the go-ahead for premium FSI within the city. The 23-member authority toed the Government line and gave sanction for this in the area of 1,189 sq km falling under one corporation, 16 municipalities, 20 town panchayats and 214 villages in Chennai, Kancheepuram and Tiruvallur Districts. That it chose to overrule a committee of experts nominated by itself speaks volumes for how the CMDA functions.
This is yet another instance of the ground reality not being taken into consideration and commercial interests prevailing. A higher FSI will mean more vertical development, cutting off sunlight and ventilation, all leading to power-hungry buildings that will be energy inefficient. There will be considerably increased stress on transport infrastructure and civic amenities. But all this appears to have no impact on the way the Government thinks and acts.
|
