Understanding Floor Space Index (FSI) and Premium FSI in Tamil Nadu/Chennai: Regulations, Calculations, and Benefits

The Tamil Nadu Government has notified the new Development and Building Rules, in 2019. It is applicable for the whole of Tamil Nadu. Its known as Tamilnadu Combined Development and Building Rules, 2019.

Introduction

Floor Space Index (FSI) is a crucial factor in regulating construction activities in urban areas, governing the maximum permissible construction area on a given plot of land. In Tamil Nadu, the FSI regulations are defined by the Tamil Nadu Combined Development and Building Rules, 2019. . After the enactment of these Rules, FSI norms are the same for the whole of Tamil Nadu

These rules categorize buildings as High Rise and Non-High Rise, with specific FSI limits and exemptions. Understanding FSI and its implications is essential for both property developers and buyers. This article provides insights into the calculation of FSI, exemptions, the influence of achievable FSI on property value, Premium FSI and the benefits of increased FSI in Chennai.

Calculation of Constructable Area:

The FSI determines the maximum floor area that can be constructed on a given plot. In Tamil Nadu, for non-high-rise buildings with a height up to 18.30 meters, the maximum FSI allowed is 2. This means that the total plinth area one can construct is twice the area of the plot. For instance, if the plot area is 2400 square feet, the total plinth area of all floors that can be constructed is up to 4800 square feet. However, achieving the allowed FSI may not always be possible due to factors such as road width, and setback space requirements.

The Definition of FSI:

FSI is a regulatory tool used by the government to control and manage construction activities. In the Tamil Nadu Combined Development and Building Rules, FSI is defined as the quotient obtained by dividing the total covered area on all floors, excluding exempted areas, by the plot area, which includes the exclusive passage. The formula to calculate FSI is as follows:

FSI = Total covered area on all floors / Plot area

Exemptions from FSI norms:

Certain areas are exempted from FSI calculations as per the rules. These include spaces such as staircase rooms, lift rooms, passages to them, architectural features, elevated tanks, and specific WC areas. Additionally, exemptions apply to parking floors, servants’ or drivers’ facilities, watchman booths, and caretaker rooms. These exemptions aim to streamline FSI computations and accommodate necessary amenities without impacting the overall FSI value.

Premium FSI:

Premium FSI is an additional floor space index that can be obtained by paying a premium fee to the government. It encourages vertical growth in metropolitan areas like Chennai, where land scarcity is a significant concern. Premium FSI is determined based on the road width parameter, and higher FSI values can be granted upon payment of the corresponding premium charges.

Rates applicable for computation of Premium FSI charges are as follows:

The charges for Premium FSI are collected at a rate of 50% of the guideline value for the additional FSI area beyond the normally permissible limit for non-high-rise buildings. For high-rise buildings, the charges are collected at a rate of 40% of the guideline value for the excess FSI area. In cases where a site has multiple survey numbers, the maximum guideline value is taken into consideration.

Premium FSI near Metro Lines:

The Tamil Nadu government has announced a 50% discount on premium Floor Space Index (FSI) charges for properties located within 500 meters of the Metro Line projects. The discount was introduced through an amendment to the Tamil Nadu Combined Development and Building Rules. The Comprehensive Mobility Plan proposes an FSI of 2.5 along all the proposed metro corridors. The second phase of the metro rail project will connect various areas of the city, including suburbs in the south and north. Real estate developers welcome the decision, as it is expected to boost real estate activity, reduce project costs, and increase new office space availability and residential projects along the metro corridor. However, experts emphasize the need for proper infrastructure development to support the increased FSI and ensure the quality of life and environmental conditions are not adversely affected.

Benefits of Increased FSI:

Increasing the FSI not only allows for the construction of new buildings with larger floor areas but also facilitates the redevelopment of existing properties. This higher FSI has led to a surge in redevelopment activities, benefiting both property owners and developers. Redeveloping properties constructed under previous FSI norms enables optimal utilization of available space, resulting in improved living standards and increased profitability for stakeholders.

Achievable FSI Affects the Value of the Property:

The achievable FSI on a property can significantly impact its market value. Properties with wider abutting roads and proper shapes offer the potential to achieve higher FSI, thereby allowing the construction of more floor area. Such properties command higher prices due to their greater income potential. Conversely, properties with narrow roads or limited frontage may face limitations in achieving the full FSI, which can impact the profitability and value of the land.

Conclusion:

Understanding Floor Space Index (FSI) is crucial for individuals involved in property development and investment in Chennai. The FSI regulations outlined in the Tamil Nadu Combined Development and Building Rules, 2019, play a vital role in determining the maximum constructable area and influencing property values. By considering the exemptions, premium FSI options, and the benefits associated with increased FSI, stakeholders can make informed decisions and navigate the evolving landscape of urban development in Chennai.

Also Read: Setback Spaces: Understanding the Norms for Building Plan Approval in Tamil Nadu