Denting the argument that higher FSI will help reduce housing cost, SP Shorey director of urban management resource group of Andhra Pradesh said that this may not always be the case.
Denting the argument that higher floor space index (FSI) will help reduce housing cost, SP Shorey director of urban management resource group of Andhra Pradesh said that this may not always be the case. "The real estate players in the state are demanding higher floor space index (FSI). However, higher FSI does not always result in drop in housing costs as the construction and land costs go up as an end result," said Shorey.
He cited a Chennai Metropolitan Development Authority Study at a seminar on 'Important Issues in Urban Planning Pertaining to Revised Development Plan' organised by Gujarat Institute of Civil Engineers and Architect.
He said that higher FSI will not benefit either the customer or the builder, except in those cases where the party in question has a land bank.
Referring to the study, Shorey said that an increase in Floor/Area Ratio (FAR) effected by the authorities from 1.50 to 2.00 ( 33.33%) would lead to an increase in land value from Rs270 per square feet to Rs370 per square feet, i.e. an increase of 37%. The builders will use only that much FSI that can be sold, Shorey said.
He said that in Hyderabad there is no FSI or FAR in use since 2006 yet only a few builders are going for tall buildings with an FSI of more than three.
"Higher FSI will mean higher density in the city area which will require augmentation of drainage and water distribution and other civic amenities," he said. "Moreover, higher density can also be created using lower FSI."
He said that committed bureaucracy, devoted non-government organisations, activist judiciary, vigilant press and concerned and aware citizens are needed as a support system to create better cities.
"Only a few people and organisations raise objection when any change is made in purpose of use in master plan," he said. Shorey advocated wider footpaths and optimum use of public
transport.
"Those cities that do not build wider footpaths should not be allocated money from JNNURM and other urban infrastructure schemes," he said.
He praised Ahmedabad for maintaining and developing the walled city area. He also said that Mumbai and Ahmedabad have higher level of civic engagement. "In the new development plan for the city, more multiple use zones should be created with higher density coupled with higher FSI to overcome development control issues", he said
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