Re: [mpisgmedia] [Fwd: Re: FSI and TDR]

That's right, The addition to the existing right if FSI is the ADR... then this ADR could be transferred when it is called TDR. I remember you covering the Dharavi case.

Prasad


On Sun, 04 Sep 2005 Nidhi Jamwal wrote :
>
>Thanks a lot Mr Shetty for a detailed reply.
>
>ADR is in addition to increased FSI and TDR?
>I had done a story on Dharavi about a year ago and this is what I had
>found out.
>
>"Dharavi Redevelopment Project is cleared under the slum rehabilitation
>scheme (SRS) of Slum Rehabilitation Authority (SRA) Maharashtra
>government. But since Dharavi is known as a ?difficult? area some
>modifications have been made in the law. For instance, under the SRS, for
>every one sq ft of land developed for rehabilitation, the builder gets
>0.75 sq ft for free sale, if the scheme is within Mumbai city. This free
>sale component increases to one sq ft if the development takes place in
>suburbs. But in case of Dharavi, for every one sq ft of area developed for
>rehabilitation (multi-storey buildings), the builder will get 1.33 sq ft
>area for free sale. Free sale component will cross-subsidise the
>rehabilitation component. The floor space index (FSI) has also been
>increased from 2.5 to 4. In a nutshell, builder will develop multi-storey
>buildings where the slum dwellers would be shifted. The rest of the land
>will be sold at free market rate."
>
>So the free sale component here is ADR?
>
>Nidhi
>
> > Just some updates from Mumbai:
> >
> > In Mumbai, development started getting controlled through FSI since 1964
>and TDR was used since the begining of 1990s... Both adopted from the US
>planning processes.
> >
> > FSI: Floor Space Index is the ratio between the built up area allowed
>and plot area available. So as geeta explains, if FSI is 1 then on a
>plot of 100 sqmts, one can build 100 sqmts of built up area and with
>setbacks and openspaces, the building can be higher than one floor.
>Simply it means that higher the FSI, higher built up area is
>possible...or more simply: higher floors. In Mumbai, the Island city has
>an FSI of 1.33, the suburbs have an FSI of 1 and other distant suburbs
>have an FSI of 0.7.
> >
> > TDR: Transfer of Development Rights is the Right to develop over one
>plot that can be transferred over another plot. For example, the island
>city of Mumbai has an FSI of 1.33 and for some reasons, the owner is not
>allowed to consume the whole FSI on his/her plot, then the remaining FSI
>can be used on another plot (ofcourse there are several conditions).
>This remaining FSI can also be sold in the open market.
> >
> > In case of Mumbai, TDRs were used initially to compensate plot owners
>whose development right was ristricted due to some public programmes
>like widening of roads etc. Later this was used for compensating owners
>of Heritage buildings who could not develop their lands. More recenntly
>they have been used in case of Slum Redevlopments where additional
>development rights could not be consumed on a plot due to over density
>reasons. There is also talks about using TDR for redevelopment of old
>buildings. Another detail about TDR is that it can be only used in the
>same or nothern ward of the generating plot... Hence you could see
>sudden additions to suburban buildings that have high property value.
> >
> > The more severe of these things and the one that have created a mess in
>the city is the ADR: Additional development Right. These are given to
>rehabilitate slums or redevelop old buildings with an intention that
> from the profit that gets generated of the additional right, the
> > redevelopment/rehabilitation work can be undertaken.
> >
> > Prasad Shetty.
> > Mumbai
> >
> >
> > On Sat, 03 Sep 2005 Gita Dewan Verma wrote :
> >>Nidhi, sorry, was out.
> >>
> >>FAR and FSI are same in principle, respectively % and
> >>ratio of built space to plot area (eg, FAR 100 is same
> >>as FSI 1 and means total built space on plot can be
> >>same as plot area). Together with ground coverage
> >>FAR/FSI guide 'form' (eg 100 FAR with 25% GC means 4
> >>storied building, with 50% 2 storied, etc). The upper
> >>limits are related to density and designed
> >>infrastructure capacity.
> >>
> >>I think it was in mid-90s that Mumbai made policy to
> >>allowing higher FSI than normally permissible as
> >>'incentive' to builders (many, including myself,
> >>consider this patently inappropriate). TDR (Transfer
> >>of Development Rights) was a further contrivance that
> >>basically means the 'incentive' can be availed
> >>elsewhere (if not feasible on-site).
> >>
> >>Enhanced-FSI / TDR are becoming routine even as there
> >>is no evidence to prove that they have met their
> >>intended objective (of solving the slum problem) at
> >>all, forget efficiently.
> >>
> >>can someone from mumbai or SPA please correct errors /
> >>up-date above?
> >>
> >>btw, i dont think the query is 'stupid'. i consider
> >>the routine chanting of FSI-TDR serious paradigm-drift
> >>and think it is important to keep questioning its
> >>techno-legal premise basis.
> >>
> >>rgds, gita
> >>
> >>--- Nidhi Jamwal <[email protected]> wrote:
> >>
> >> > i need to understand a very very basic thing (which
> >> > might sound stupid as
> >> > well).. if someone could help..
> >> >
> >> > what is floor space index (FSI) and transfer of
> >> > development rights (TDRs)?
> >> > i am at present in mumbai and keep hearing and
> >> > reading these terms in
> >> > newspapers.... to me FSI is comething like a
> >> > goldmine which each
> >> > politicians builder etc wants to strike.. state
> >> > government is being very
> >> > liberal in increasing FSI, especially in the name of
> >> > housing the poor...
> >> > if u want to rebuild chawals and dilapidated
> >> > buildings, increase FSI..
> >> > want to rehabilitate slumswallahs, increase FSI..
> >> > how does one calculate
> >> > it? Is it different from different areas? what is
> >> > the logic in its
> >> > calculations and what can happen in a city like
> >> > Mumbai if FSI merrily goes
> >> > on increasing at whims and fancies of politicians?
> >> > like what happends if
> >> > FSI is increased from 1.5 to 2.5? or more? lastly
> >> > what is this TDR?
> >> >
> >> > i know i might be sounding stupid, but then journos
> >> > are known for their
> >> > ignorance and incompetence..:)
> >> >
> >> > nidhi
> >> >
> >>
> >>
> >>
> >>
> >>____________________________________________________
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> >>
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> >
> >
> > Prasad Shetty
> > Residence: 501, Marigold, Opposite Shakti Motors, New Link Road, Malad (W),
> > Mumbai 400 064 INDIA
> > Phone: +91-9820912744_______________________________________________
>mpisgmedia mailing list
> > [email protected]
> > http://mail.architexturez.net/mailman/listinfo/mpisgmedia
> >
>
>
>Nidhi Jamwal
>Correspondent
>DOWN TO EARTH
>705, Panorama Tower
>Prathamesh Complex
>Veera Desai Road
>Andheri (West)
>Mumbai 400058
>India
>Mobile: +91-9867213234
>Email: [email protected], [email protected]
>Website: www.downtoearth.org.in
> www.cseindia.org
>
>
>
>
>Nidhi Jamwal
>Correspondent
>DOWN TO EARTH
>705, Panorama Tower
>Prathamesh Complex
>Veera Desai Road
>Andheri (West)
>Mumbai 400058
>India
>Mobile: +91-9867213234
>Email: [email protected], [email protected]
>Website: www.downtoearth.org.in
> www.cseindia.org
>
>_______________________________________________
>mpisgmedia mailing list
>[email protected]
>http://mail.architexturez.net/mailman/listinfo/mpisgmedia


Prasad Shetty
Residence: 501, Marigold, Opposite Shakti Motors, New Link Road, Malad (W),
Mumbai 400 064 INDIA
Phone: +91-9820912744
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