BMRCL pushes for increase in FAR

City To Witness Vertical Growth
R Jayaprakash | TNN

Bangalore: The city’s skyline is all set for a change. Get ready to embrace skyscrapers and imposing buildings as Bangalore will go the Hong Kong and Singapore way.
The Bangalore Metro Rail Corporation Limited (BMRCL) has written to state government to increase the Floor Area Ratio (FAR) in Bangalore, which is currently between 1.5 and 1.75 to 5 in Metro Rail corridors and stations. The move is to gain optimal returns on the substantial investment by allowing commercial development as Metro Rail will increase the capacity of peak hourpeak direction trip by many folds.
BMRCL sources said: “The Metro Rail could carry 70,000 passengers and this will automatically throw open option for commercial exploitation. The return from investment would be optimal only if the FAR and related regulations permit enhanced property development in the areas around Metro alignment. In view of this, we have written to the government to increase FAR in the areas up to distance of 200 metres from the edge of the platform to at least four to five times. We have received positive response from the government on this front.’’
This will effectively translate to mammoth structures and glass facade buildings kissing the sky. More so, with the property prices booming in the town.
“FARs in commercial regions are higher than in residential areas. Higher FARs result in densification of a city. As cities grow, they have two options — smart growth or urban sprawl. Smart growth is an urban planning and transportation theory that concentrates growth in the centre of a city to avoid urban sprawl and advocates compact, transit-oriented, walkable, bicyclefriendly land use, including mixed-use development with a range of housing choices,’’ sources explained.
Urban sprawl refers to expansion of an urban area with largely uncontrolled new land use of previously less developed areas surrounding a more urban core. Urban sprawl tends to lead to more private vehicle dependency and increase a city’s maintenance costs. The implementation of Bangalore Metro can put a halt to the current trend towards urban sprawl in Bangalore and allow for a greater focus on smart growth, say officials.
What is an FAR?
The Floor Area Ratio (FAR) or Floor Space Index (FSI) is the ratio of the total floor area of buildings on a certain location, which is calculated as per the plot size, road width and location.
For example: For a 60x40 ft site, the area is 2,400 sqft. And assuming that the FAR for this property is 1.5, then the built-up area can be calculated by multiplying 2,400 with 1.5. The built-up area is 3,600 sqft. This does not discount the setback fixed by the zoning regulations.
Now if the FAR is 5 as suggested by the BMRCL for a 60x40 site, multiply 2,400 sqft by 5, which comes to 12,000 sqft.
Will land acquisition fiasco end?
Will the protest against Metro Rail project and the alignment end if the new FAR is implemented? At least BMRCL officials think so. If the government approves the proposal, the objections to land acquisition for Metro Rail would be considerably lessened, say BMRCL sources.
“In Indiranagar, we have identified a massive government building, which is dilapidated. We asked the government to allot it to us. We intend to set up a massive shopping complex there and relocate CMH Road traders. There is only one hurdle that is slowing the project down and that is protest,’’ sources explained. There are over 1,400 objections against the land acquisition and the project. Traders on CMH Road and MKK Road have formed associations to protest the move and are up in arms against BMRC. Earlier, chief minister H D Kumaraswamy met them twice and heard both the BMRC officials and traders. The exercise went in vain.
Rehabilitation packages
BMRC Board has approved two rehabilitation packages. One that compensates the hardships (business losses and cost of shifting) and the other is award of compensation for properties lost partially or completely. The BMRC is expecting the Thomas Committee report on award of compensation.
As a broad guide, the compensation for vacant land will be awarded on par with the market value, which is 1.4 times more than guidance value. Also, structures demolished will be compensated on the lines of PWD norms. Inconvenience allowance, shifting allowance, 10 months rent advance, awarding TDR and FAR are some of the rehabilitation packages worked out in the first category.
Around 642 properties will be acquired and 1,500 families would be relocated. In cases where the damage is more than 50 per cent, the BMRC has moved the government to seek support from BDA to compensate them. Currently, the BMRC has blocked 150 commercial outlets and has requested the state to facilitate allotment of BDA sites on priority.