Urbanisation in India
Authors Note: Zoning I believe is the godfather of building typologies in the current day and age. If you observe nature, it never remains constant, it is constantly adapting to the circumstances around, it heck we do too! Then why can't our buildings, the nature we envelop ourselves in for the majority of our lives do the same? Why is it so that whether you are in Cairo or Mumbai the nature of buildings are alike? Transferable FSI is one of the ways, but probably not the best way to achieve this. It is a stepping stone for what is to come…
Terminologies
- Floor Space Index ( FSI) refers to the quotient obtained by dividing the total Built- Up Area (BUA) of all floors by the plot area. For example, the FSI of 1 on a 100 sqm plot translates to 100 sqm of BUA.
- Floor Area Ratio (FAR) is similar in concept to the FSI. The FSI value of 1 can be represented as 100 % FAR.
- Base FSI is the basic FSI permitted by the competent authority as a matter of right without any cost.
- TDR certificate/ Development Rights Certificate (DRC) is a certificate issued by the competent authority to an owner or a lessee of the land on surrender of the gross ‘area’ of the land which is required for public purpose. Such ‘area’ of land must be free of cost and free from all encumbrances. The certificate comprises of the details like FSI/FAR credit in square meters of the built-up area to which the owner or lessee is entitled, the place from where it is generated and the rate of that plot as prescribed in the Annual Statement of Rates issued by the Registration Department or other concerned department for the concerned year.
Current Issues in India
According to World Bank data, India’s population has grown at a Compound Annual Growth Rate (CAGR) of 1.2% from 2011 to 2017, and it is projected to reach 1.52 billion by 2030. In the past decade, the urban population in India has grown at an annual rate of 2.4%. It is estimated that by 2030, around 42% of India’s population will be living in urban areas, compared to 31% in 2011.
Cities like Mumbai have implemented a concept of blanket Floor Space Index (FSI), which applies the same FSI throughout the city, resulting in uniform and monotonous development.
In Malabar Hills, Mumbai, the implementation of this approach has led to the loss of the natural terrain of the hills. Instead, stepped terraces and low-rise housing could have been utilized to enhance the beauty of the hills. It is important to protect our cities from irreversible damage. Similarly, in coastal areas of Mumbai, there is no visual connection to indicate proximity to the sea.
However, I am not suggesting that high-rises are unnecessary. By modifying laws to allow for a variable FSI, we can control the location of dense high-rises as well as dense road networks, transportation, and other resources. Certain areas can be preserved in their natural state.
An intriguing concept that enables this approach is the Transfer of Development Rights (TDR) mechanism, which was pioneered by New York City. This mechanism allows for the transfer of unused development rights from one zone to another under certain circumstances. It is used for preserving heritage, open space, and compensating property owners for potential loss in revenue from their property.
International Examples
In the city of São Paulo, Brazil, an instrument called Certificados de Potencial Adicional de Construção (Certificate of Additional Construction) has been implemented. This allows developers to sell their rights to build additional construction in order to raise funds for infrastructure projects.
Brazil has also used TDR for environmental protection, heritage conservation, and social housing. This approach has created natural flood protection, saving the government the cost of building infrastructure that would otherwise be required.
Benefits
In India, the process of road widening and constructing public buildings used to be lengthy and expensive. Now, public consultations are held with landowners, who give up a percentage of their land to the local government in exchange for better roads, water supply, and other amenities. This often leads to an increase in land value, benefiting the landowners.
References
- Kinetic Cities (Rahul Mehrotra)
- TDR(Niti Ayogya)
