By Accommodation Times News Service
Mumbai Metropolitan Regional Development Authority has release it Draft Regional Plan 2016-2036 which has been made public for necessary objections and suggestion. MMRDA was established for the planning, development and coordination of development of Mumbai Metro Region. It is the apex body for the major infrastructure development of the city. At present nine urban local agencies and development bodies are under MMRDA including area Kalyan-Dombivali, Ulhasnagar, Bhiwandi-Nijampur, Panvel, Uran, Kulgaon-Badlapur, Vasai-Virar and Mira-Bhayandar.
Making way for even more Real Estate Developments in Mumbai‘s satellite towns and cities has proposed to double the area permissible for construction in these regions and to encourage such activity near the metro stations and the lands. To proper cater the utilization of the lands the nodal agency of development has divided the MMR Region into 7 zones.
- FSI increased for buildings close to train stations
The move to give additional FSI near railway stations is aimed at maximising the use of public transport and dissuading people from owning private vehicles.
The proposal, named Station Area Development Scheme (SADS), has been included in MMRDA’s draft regional plan 2016-2036, which has been made available for the public’s suggestions and objections.
According to the draft proposal, a maximum FSI of 1 will be permissible within 500 metres of the existing stations. The additional FSI would be subject to the payment of a premium, calculated at 30 per cent of the land rate. Of the total premium amount, 50 per cent would be the state government’s share and the remaining 50 per cent would go to MMRDA. “The concept is based on a transit-oriented development model where additional FSI is one of the components. By giving additional FSI to residential and commercial structures, we can promote the use of public transport and dissuade people from owning vehicles. The macro effect of giving additional FSI near railway stations also helps in managing traffic in the surrounding areas,” said a senior MMRDA official. The proposal also states that construction would be restricted within a radius of 100 metres from the railway stations. Plus, plans for service roads heading towards the railway stations would have to be made in such a way that these roads measure around 12 metres each on both sides, starting from the median. The height limit for each particular structure, moreover, has been increased from 13.5 metres to 15 metres.
- FSI?boost for satellite cities, towns
In the draft, the MMRDA proposes to hike the base Floor Space Index (FSI) in the MMR to 0.4 to 0.6 depending on the size of the plot from the current 0.2 to 0.4. FSI refers to the ratio of the total built-up area to the gross plot area.
To curb unauthorised construction, the development authority has also proposed to bring down the minimum plot area eligible for development in the MMR by a fourth to 500 sqm from the current 2,000 sqm, a senior urban planner with the MMRDA said.
“We had earlier thought that if smaller land owners come together and pool in their land for development, there can be more planned growth. Accordingly, the minimum plot area was kept as 2,000 sqm. But we realised that only big landlords and large developers were benefiting because of this, while the smaller land owners would construct without permission leading to haphazard growth. So, we have proposed to rectify this,” the official said.
- Development Along the Highways
No development abutting EW, NH, SH or other roads shall be permitted without obtaining the NOC for access to such development from National Highway Authority of India or Highway Authority under the Bombay Highways Act, 1955. The development shall have to be separated from such highway by a parallel service road at least 12.00 m.wide. Essential highway amenities and services namely, petrol pump, service station including emergency repair services, restaurants, parking lots, motels, police check-post, toll station,
Octroi post shall be permitted on the EW, SH and other roads. However no direct access to such amenities shall be permitted from the EW or SH. Access shall be provided with proper lay-by as per the guidelines specified by the Indian Road Congress and the Highway Authority under the Bombay Highways Act, 1955. The land under the setback shall be planted with tress at the rate of 15 trees per 1000 sq. m. excluding service roads.
- Special Provisions
The draft proposes to allot up to 100 per cent additional FSI for educational and medical buildings, special buildings of the government, public authorities or registered charitable trusts, and three or more starred category hotels approved by the state tourism department.
The MMRDA has also proposed to continue granting a higher FSI of 1 for development within 200 metres from the boundaries of gaothans at a 30 per cent premium, and up to 100 per cent more construction area for integrated townships under the state’s special townships scheme.