FSI in Chennai: A Comprehensive Guide to Regulations and Calculations

Responsible usage of space can help maintain sustainable growth in a heavily populated metro city like Chennai. The Tamil Nadu government is constantly modifying the regulations to ensure better planning. For example, the revised regulations in Chennai fixed the maximum permissible FSI and stated that buildings should be divided into high-rise and low-rise ones accordingly. This has been done to regulate the city’s skyline and regulate unsafe developments. 

In this blog, we will take a detailed look into how the FSI in Chennai with its nuanced factors is helping foster Chennai's sustainable future.

The Tamil Nadu government is constantly modifying the regulations to ensure better planning. For example, the revised FSI in Chennai states that buildings should be divided into high-rise and low-rise ones and fixed the maximum permissible FSI accordingly. This has been done to regulate the city's skyline and regulate unsafe developments. In addition to this, there are a lot of other factors like the type of construction and the purpose behind the growth that determines the FSI index. Today, we will take a detailed look into how the FSI in Chennai is helping in the sustainable development of Chennai.

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FSI in Chennai

FSI (Floor Space Index) or the FAR (Floor Area Ratio) is a numerical value that denotes the total amount of buildable floor area (including all floors) in any plot of land. Regulated and developed unitedly by the National Building Code of India and the Development Control Regulation Department of each area, the FSI ensures planned development. Currently, the maximum permissible limit of the FSI index is 2.

Advantages of FSI rules in Chennai

• The ratio of open space to build space in the city is maintained.
• It helps retain the line skyline of the city.
• Having an average FSI value means the project is developing well.
• It helps maintain an equilibrium between development and sustained growth.

Is There Any Challenge to the FSI Index?

Many experts believe that although FSI helps in sustainable development, it has no solution on how to accommodate the ever-increasing population in Chennai. That is why it is recommended to go with the average FSI and then work around it to cater to various requirements.

How to Calculate FSI in Chennai

As specified by the Tamil Nadu Combined Building Rules, 2019, the maximum floor space that can be used for the building will depend on the following factors:

• The type of building (Residential, Commercial, etc.)
• All related details of the construction like the number of floors and the purpose of the building (medical, educational etc.)
• Height of the building, i.e. whether it is a High-rise or Low-rise building (Low-rise buildings must have a height lesser than 18.30 metres)

The FSI Calculation in Chennai is defined as the quotient of the total floor area of the building (barring a few exempted regions) to the entire scope of the plot. 

Exemptions Made While Computing FSI

• The terrace space above the topmost level, Staircase rooms, lift rooms and tunnels in addition to the architectural elements, raised tanks (given the height from the floor <1.5 metres) and WC (with a floor size not surpassing ten sq.m) (with a floor area not exceeding ten sq.m)
• Staircases, elevator rooms, and passageways on the stilt parking level or higher floor parking.
• Staircase and lift rooms and corridor to it on the basement level/basement floor parking
• The total amount of space devoted to parking in the basement
• Stilt parking floor space with two sides open. In circumstances when the upper level or floors above a stilt parking floor is planned for parking.
• The ground floor or stilt parking level of high-rise buildings and non-high-rise buildings each include a servants' or driver's room/water closet.
• Watchman booth
• Caretaker room on ground floor/stilt parking lot
• Ventilation ducts and other structures under open sky zones
• If the structure is erected on stilts and the stilt level is designed to be utilised for parking reasons, it should not be enclosed. In any other case, it will be eligible under FSI requirements.

FSI Calculation Formula in Chennai

FSI in Chennai is calculated using this simple formula:

FSI index= Floor space covered by all floors/ Total area of the land plot

For example, assuming you have a land plot of 8000 sq. ft. and the FSI of a residential building is 1.5, then the total buildable space in the property is 8000*1.5= 12,000 sq. ft. Based on the number of floors, the area per floor will be divided accordingly.

FSI for Commercial Buildings in Chennai

The maximum permissible FSI for commercial buildings has been increased to 2 from 1.5 in 2018.

FSI for Residential Buildings in Chennai

For residential buildings, too, the maximum permissible limit of FSI is 2.

Premium FSI Chennai

Now that we know about the FSI limits, there are some deviations, too, irrespective of location and type of building. According to the regulation, builders can apply for an extension in the permissible FSI provided the abutting road of the land is a minimum of 30 feet or more. The builder is liable to pay a premium fee to the government for this purpose.

Note that the premium FSI fee is equivalent to the above-mentioned proportionate land price, as determined by the Registration Department's guideline value. Furthermore, before obtaining planning clearance, the applicant must pay the premium FSI charge in one flat payment to the Chennai Metropolitan Development Authority (CDMA).

The applicant can have complete control over the property in order to develop it. Keeping an undivided parcel of land, on the other hand, will exclude you from receiving a premium FSI. Before obtaining planning permission, the applicants must express their willingness to use the bonus FSI when submitting their planning permission application, as well as offer assurance that they will pay the premium FSI charge at the rates shown above.

Latest about new FSI rules in Chennai 2024

As per all sources, the most recent change was done in 2019 for residential buildings in Chennai. As a result, the maximum permissible limit of FSI for residential buildings has been increased to 2 from 1.5.

There's no official word on the new FSI rules for 2024 in Chennai. People are thinking that the FSI for commercial buildings might go up in certain parts of the city. The idea is to help the economy grow and bring in more businesses. Someone has already given the proposal to the government to raise the FSI ratio to 6.5. The decision of the government is still awaited.

FSI in Chennai has been able to strike a balance between infrastructure development and sustained growth. Although it does not provide a straightforward solution for accommodating the ever-increasing population in the city, the government is working towards more inclusive rules and regulations in the real estate sector to counter this problem. For more such queries regarding FSI, you can contact NoBroker real estate experts for help and guidance.

Frequently Asked Questions

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