Floor Space Index

Floor space Index is the ratio of the total floor area of buildings on a certain

location to the size of the land of that location, or the limit imposed on such a ratio.

Floor area ratio = (Total covered area on all floors of all buildings on a certain plot)/(Area of

the plot).

Thus, an FSI of 2.0 would indicate that the total floor area of a

building is two times the gross area of the plot on which it is constructed, as

would be found in a multiple-story building. It means that higher the FSI, higher

built up area.

Super built-up is area for the parapet, podium, garden, etc, all of which is charged

at market price and can constitute up to 40% of the area.

Floor Area Ratios are primarily used to measure the intensity of

development on a particular site. When the building area gets divided by the

parcel area, the result obtained is nothing but the FSI. At times the floor space

index is restricted in special zones in order to prevent construction in the

reserved areas. The Floor Space Index tends to vary from city to city.

For example, the FSI of Pune is slightly higher in comparison to those of the tier-

II pr tier-III cities of India.

Apart from this there are various other parameters that go into the

calculation of the FSI like allotted parking space, governing Municipal Corporation

and many others. However in order to keep a check on illegal constructions, an

upper limit on the FSI has been imposed by the State Government.

In the Metropolitan cities, there is a curb on the increase of FSI to

avoid space congestion. Residential as well as commercial properties are allowed

only a permissible FSI. Exceeding which will incur penalties and strict actions from

the Development Authorities of the City.

Terminology

The terms most commonly used for this measurement vary from one country or

region to the next.

In Australia "floor space ratio" (FSR) is used in New South Wales and

"plot ratio" in Western Australia.

In India "floor space index" (FSI) and "floor area ratio" (FAR) are both used.

In the United Kingdom both "plot ratio" and "site ratio" are used,

In Singapore the terms "plot ratio" or "gross plot ratio (GPR)" are more

commonly used.

In the United States and Canada "floor space ratio" (FSR) and "floor area

ratio" (FAR) are both used.

Criticism

1. Abdicating to floor area ratios (market forces) is the opposite of aiming a

community toward something more than the sum of its parts.

2. FAR, a poor predictor of physical form, should not be used when the

objective is to conserve and enhance neighbourhood character. Whereas

traditional design standards (height, lot coverage and setbacks or build-to

lines) enable anyone to make reasonably accurate predictions, recognize

violations, and feel secure in their investment decisions.

3. If FAR is carelessly combined with traditional setbacks, assembled lots have

a considerable advantage over individual lots, which has a negative effect

on fine grained cities and the diversity of ownership.

Transferable Development Rights

Transferable Development Rights : If your land is acquired by Government for road

widening or other public purpose, you can either get monetary compensation or TDR. This

TDR enables you to construct elsewhere in the same city at the same market value the

permissible construction area in that acquired land. This TDR can also be sold to other

developers.

It is a certificate from the Municipal Corporation that the owner of

a property gets where his/her property (either part or whole) is reserved for the

purpose of public utilities such as road, garden, school etc.

The rights/ certificate, which is equivalent to the reserved portion, is

obtained by the owner on surrendering his property to the Municipal

Corporation. These rights/ certificate can then be sold to builders who use it for

additional construction on their property. Currently in Pune, additional

construction of up to 40% of the plot area is allowed through purchase of TDR

and a further 20% is allowed through purchase of slum TDR. Slum TDR is

generated through redevelopment of slums.

What is a TDR?

A TDR seeks to preserve landowners' asset value by moving the right to build a house from a location where development is prohibited (e.g., for environmental reasons) to a location where development is encouraged.

Because the total number of houses ultimately built in the larger region does not go down as a result of simply moving the geographic location of the new homes, there should be enough money available overall to compensate landowners in the restricted area for any decline in their land value, without sacrificing the profits of landowners elsewhere.

The trick is to transfer part of the purchase price for land in a location where development is encouraged to a landowner in a place where development is prohibited.