Unlike Hyd, No Unlimited FSI In Kolkata

In a densely populated city like Kolkata where there is acute space shortage, builders and developers would always prefer to go vertical. In some far-flung areas where space is not a problem, that way, one gets to see horizontal expansions, like independent bungalows, row-houses and so on - Soumendu Chatterjee, Regional Director, Anarock Properties Consultants

Kolkata: To ensure the safety and security of the citizens and the structural integrity of the building, the Kolkata Municipal Corporation (KMC) has devised a comprehensive set of regulations that need to be complied with by all buildings. This elaborate set of guidelines contains protocols and regulations regarding building permits, height restrictions, zoning regulations, floor area, boundary walls and basements. Unlike Hyderabad where unlimited floor space index (FSI) ratio is leading to traffic congestions, Kolkata has in place well-defined FSI caps. The FSI ratio in the City of Joy ranges from a low of 1.2 to 3.

For Kolkata, FSI or floor area ratio (FAR) rules are a key part of building regulations and play a significant role in shaping the city’s skyline.

However, projects being developed within one kilometer of any metro line/route/ corridor will have the eligibility to have a 20 per cent higher floor area as compared to the floor area that was allowed previously. It applies to green building (either metro corridor or green buildings). In a densely populated city like Kolkata where there is acute space shortage, builders and developers would always prefer to go vertical. In some far-flung areas where space is not a problem, that way, one gets to see horizontal expansions, like independent bungalows, row-houses and so on, said Soumendu Chatterjee, Regional Director, Anarock Properties Consultants.

Chatterjee said that FAR or FSI is not that an issue in Kolkata. Market grapevines had it that the government might consider amending metro corridor or green building clause to metro and green building. If that happens it will be win-win for all, said Chatterjee.

The Kolkata Municipal Corporation (KMC) has a number of FAR rules that developers and property owners must follow:

FAR distribution rules: Ensure that facilities are constructed in a systematic manner

FAR calculator: Helps property owners and developers calculate the maximum floor area they can build

Building height: The KMC has specific building height regulations

FAR for different types of buildings: The KMC has different FARs for different types of buildings, such as assembly, institutional, and mercantile buildings.

Incentivized scheme for landowners: The KMC has an incentivized scheme where landowners who donate a portion of their land to the civic body receive additional FAR during construction.

The KMC has also relaxed some rules, such as those concerning mandatory open space, to help owners of insecure buildings settle disputes with their tenants.

In general, the Floor Space Index (FSI) in Kolkata is between 1.5 and 3, depending on the type of building. FSI is a fundamental part of the city’s building regulations and is used to ensure that constructions meet specific standards. FSI is a crucial factor and is used to determine the maximum floor area that can be built on a plot of land. For example, if a plot of land is 1,000 sq ft and the FAR is 1.5, then the total floor area of the building can be 1,500 sq ft.

Experts say KMC has set strict FAR guidelines to ensure sustainable development, prevent overcrowding, and maintain adequate space for residents. FAR violations can result in statutory and criminal actions for the developer, and the authorities may issue a demolition order. Homebuyers should request to see the completion certificate before purchasing a house in a project, they added.

Recently, Kolkata civic body has made certain changes to FAR norms to allow the property owners to add an extra floor. This means that they will now get 3,000 sq ft extra space for construction, which is equivalent to the construction of an additional floor.

Apartments facing roads with width ranging between 15-24 m can apply for added floor area ratio to the tune of 15 per cent. In the case of road width exceeding 24 m, this can go up to 20 per cent. For the city’s civic authorities, construction of additional floor space brings in more revenue because developers have to pay additional charges to take advantage of the change in rules. Until the amendment arrived, only projects within 500 metres of a metro corridor could build additional floor space.

In a densely populated city such as Kolkata, additional floor area is always welcome. However, only projects on large plots will be able to reap the benefits of this change given the additional requirements of open space and parking slots.

Further, parts of Kasba, Kalikapur, Madurdaha and Patuli along the EM Bypass still have vacant land that might find more takers now because of the opportunity to create large real estate projects there. The closed factory sheds along BT Road and Diamond Harbour Road are also seen as potential realty gold.

But one has to keep in mind that the size of a plot needs to be 20 cottahs (one-third of an acre) or more for the higher FAR to kick in. Smaller plots might not be able to increase floor area because the new building rules require them to keep a sizeable amount of space open to sky. Only large plots can practically go for vertical expansion after complying with the stipulation of open space. People building standalone houses or small apartment blocks won’t benefit from the amendment, unlike large housing complexes, said an architect.

Floor space index rules

The floor space index (FSI) of a building is obtained by dividing the total area of all the floors by the area of the plot on which the building stands, including the area of waterbodies housed by the plot, if any. The maximum FSI permitted by the regulations set by KMC in different cases are like this: