Hyderabad Needs FSI: No Unlimited FSI Even In Mumbai

Mumbai: While unlimited Floor Space Index (FSI) has been turning Hyderabad in a concrete jungle at a breakneck speed, leading to traffic chaos, Mumbai, the country’s commercial capital, has strict FSI norms for orderly growth of the city. The Maharashtra’s megalopolis has FSI limits ranging from as low as 1.33 to a maximum limit of 5 in some parts of the city.

The city, one of the major metropolitan cities in India, has always been at the forefront of urban development and real estate growth. Experts say strict FSI norms in Mumbai play a crucial role in shaping the city’s skyline and accommodating its ever-growing population

According to the information available, the FSI norms in Mumbai vary depending on the location and use. In general, the FSI ranges from 1.33 in the suburbs to five in some parts of Mumbai. The FSI is higher in commercial and central business districts, reflecting the need for higher density developments in these areas. Additionally, special provisions in Development Control Regulations (DCR) and the Mumbai Metropolitan Region Development Authority (MMRDA) guidelines allow for increased FSI in certain redevelopment projects, transit-oriented developments, and affordable housing projects.

Astha Agarwalla, Associate Professor, Faculty of Management, CEPT University, Ahmedabad, Gujarat, says: “A flexible market-based approach would be the best, where the FSI is decided based on efficient use of land, availability of infrastructure like water supply and sewerage and transport accessibility.”

Though there has been requests for revising the FSI norms in Mumbai, no one has asked for unlimited FSI there as it will turn into a bane for the city. Talking to Bizz Buzz, Prashant Sharma, President, Naredco Maharashtra, said: “While increasing FSI, it is imperative to integrate green building practices to ensure sustainable development and minimize the environmental impact.”

To address Mumbai’s growing urban challenges and to make better use of its limited land resources, a slight revision of the FSI norms is essential. By allowing higher FSI, particularly in commercial zones and along transit corridors, Mumbai can develop vertically, thereby making optimal use of limited land and improving the housing supply, he added.

Moreover, there is a need for streamlining the approval processes and reducing bureaucratic hurdles which can accelerate the pace of development, ensuring that projects are completed in a timely manner.

Further, developers in Mumbai pay one of the highest premiums to municipal corporation and various government authorities. Real estate prices are on the rise and these premiums make buying a home even more unaffordable. These premiums should be reduced so that developers can construct homes that are more affordable for a home buyer, an industry insider say.

There is also a view that higher FSI for affordable housing projects can incentivize developers to contribute to the city’s housing needs, providing more options for the economically weaker sections of society. While slightly increasing FSI for affordable housing projects, the Maharashtra government should make it mandatory for developers to go for green building practices to reduce adverse impact on environment.

What is FSI?

Floor Space Index (FSI) is the ratio of the total built-up area to that of the total area of the land parcel or plot on which it has been built. In some areas, this is also called Floor Area Ratio (FAR). To arrive at this ratio, the total floor space of the building is divided by the size of the plot. For instance, if a building has a built-up space (all floors put together) of 87,120 square feet and the plot on which it has been constructed is one acre (43,560 sft) in size, the FSI works out to two. We get this after dividing 87,120 sft (building size) by 43,560 sft (land size).

FSI limit is essential for a planned and healthy development of a city or an urban area. It also regulates population and construction density.

In India, most major cities like Mumbai, Bengaluru and New Delhi have FSI limits. But sadly, Hyderabad is the only major Indian city that offers unlimited FSI. Consequently, some developers are building 10 lakh sft in one acre of land while it’s ideal to construct one lakh sft on it.