FREQUENTLY ASKED QUESTIONS
Floor Space Index (FSI)
Development Regulation (DR)
FSI stands for Floor Space Index also known as Floor Area Ratio (FAR). FSI means the ratio between the area of a covered floor (Built up Area) to the area of that plot (land) on which a building stand. This numeric value indicates the total amount of area (on all floors) you can build upon a plot.
There is no central government influence when it comes to FSI, as planning permission authorities AKA development authorities such us (DTCP – TN, CMDA – CHENNAI, BDA – Bengaluru, MMRDA – Mumbai, DDA – New Delhi) decides the FSI. Because of this phenomenon each state & city have similar yet different Floor Space index.
Although FSI typically means the entire slabbed area depending up on states/cities development regulation (DR) stilt area, staircase area, OTS area, sunshades, conduits, cantilever extension or included/not included in FSI.
Although FSI/DR or common through our state/city certain area know us influenced zones will have strict/relaxed FSI/DR norms. Ex. CMRL Influenced zone, MRTS Influenced zone, Airport Authority of INDIA Influenced zone.
Although FSI/DR or common through our state/city certain projects (Major/Most) projects would have opted for premium FSI based on site conditions/building type.
Although FSI is strictly controlled by development authorities they do offer certain amount of deviations to forgive deviations happened to due to site conditions/human error. The percentage depends upon the development authorities.
As of OCTOBER 30, 2018 Floor Space Index of Tamil Nadu is 1:2.
A development authority is a government organization under state government. Development authorities are responsible for dictating development regulation and its enforcement?
Let keep is simple for you. A DR is set of regulation dictated by the development authority such us setback, definition of terms in their jurisdiction, regulations of a particular development, laws to abide by in the given jurisdictions, policies and enforcement of the particular development authority and so on.
Undivided Land Share (UDS)
Capet Area
Undivided Land Share UDS – UDS is the partition of land allocated to property owner in the development. A homeowner must ensure that the sum of all UDS sub divisions amounts to the total land area of the development.
UDS Percentage largely dependent on FSI utilized in the development. UDS can be largely compromised if the developer did not stick to the permitted plan. This would not affect a homeowner technically in terms of UDS as long their UDS is split as per their Sealable area. This malpractice can however affect the homeowner if the development is subjected to enforcement penalties or if the development is subjected to a forced demolishment.
A homeowner must ensure that the sum of all UDS subdivisions amounts to the total land area of the development.
Like mentioned earlier UDS Dependents of FSI & Building Type subjected to strict adherence to permitted plan.
If you insist lets help jump in to conclusions:
The Following Judgments were drawn based on Existing Developments, FSI, Building Types.
Ordinary Building – 6 to 12 Meters
42 – 50 Percentage (This information might wary if is a building is constructed for independent user/ if minimal FSI is Utilized)
Special Building/Non MSB 12 – 24 Meter
46 – 54 Percentage (This Information may wary for commercial Developments
High Rise/MSB – Above 6 Floors
20 – 28 Percentage
Previously Carpet area had variety of explanations state/state, city/city. In general, as per engineering terms usable area inside walls where one can spread a carpet has been known us a carpet area.
This leaves us with an interesting question. What about cantilever projections like Balcony/Service Areas which are not inside 4 walls & What about the internal wall area?
The Answer to this question was previously complicated. It Depended upon State/City/Development Authorities/Developers & Customer Understanding. Cantilever projection & internal walls were part of & not part of carpet area.
This phenomenon led to lot of confusion especially for home buyers from other states. Realtors & Developers largely benefited by this confusion. This Confusion allowed them to easily manipulate the home buyer. To Solve this mysterious Puzzle, Real Estate Regulator authority INDIA. RERA back in 2016 came up with a clear definition for carpet area and called it as RERA Carpet Area.
Carpet area is the area that can be used to spread a carpet inside the house. It is the net usable area of the apartment. It includes the thickness of the internal wall but excludes balcony or terrace. Technically, the distance between inner walls is carpet area as per Real Estate Regulator Authority India.
LET'S BURST SOME MYTH'S - SHALL WE!
Facing
Facing Ergonomics
Absolutely Yes!
Facing is calculated based on the direction of the property. Facing certainly has scientific & practical benefits.
Advantage
Scientific – If your plot/villa is facing east direction, you will get maximum sunshine throughout the day. This will keep your house well-lit scientifically this would keep the occupants active & healthy.
Practical – Street lights will predominantly on the opposite side of your property. This would mean you will get more light during night as well. Since the streetlights or on the opposite side, transformers and powerful electric lines would also be on the opposite side of your property.
Disadvantage
Scientific – NA
Practical – NA
Advantage
Scientific – if your plot/villa is facing west direction, you may not get as much sun light as you would wish. On the flip side you could feel pleasant sunlight during the evening. Evening sunlight helps fight skin diseases.
Practical – West facing offer beautiful views and fells less heat during the day. Since the streetlights are placed on western side right in front of your property the light does not travel inside your house and your eyes would fell less stressful while sleeping.
Surprisingly, people who prefer privacy over sun light would enjoy west facing houses as west facing houses draw less attention by the people who travel in the street and from the neighbors. Any west facing lover would immediately come up with this point.
Disadvantage
Scientific – NA
Practical – Street lights or predominantly placed in western side to ensure easy light travel. Hence transformers and powerful electric lines would pass your side of the street.
Who to remediate – Its not harm buying a west facing plot, kindly ensure no deviations is Front Set back (FSB).
Advantage
Scientific – NA
Practical – NA
Disadvantage
Scientific – NA
Practical – NA
North facing is most requested facing as it a neutral facing offers no disadvantages.
Advantage
Scientific – South facing houses enjoys southing breeze and evening sun light. This would keep the occupants less humid and delightful in the evening. Scientifically east and south facing enjoy most benefits.
Practical – NA
Disadvantage
Scientific – NA
Practical – NA
Plant neem trees in the front of the plot, ensure the trees or visible from elevation windows. Plan your garden on the southern side of the property do not plan garden on the northern side it would add zero cooling values.
Do remember while planning first floor you will not be able to provide east facing entrance without damaging the practicality of the floor access, so provide staircases on the south side and not north side. This will ensure upper floors can enjoy breeze and not humidity.
Ensure enough setback is provided at the front at least 1.5 Meters. Avoid balcony in the elevation, provide decks instead however.
If you wish to plant trees in front, plant it away from the view of the windows. Plan your garden on the norther side of your property, plan your staircases on the southern side of your property – Do not do the other way round.
Please be informed, practically you can provide west, south & north facings without affecting the practicality of the development, however it is highly recommended to provide north facing entrance for your upper floor houses. West facing can be offer if no options which rarely would be the case for west facing plots.
Although North facing is at high demand it offers no scientific values or challenges. You must approach the design of your house very carefully to gain scientific values.
Plan your entrance in the ground floor via north. Plan your upper floors entrances through eastern side however challenging it may be.
Plan your Living Room facing east side – Highly recommended.
Provide Low Sill Windows in the living room
Plan your balcony facing north and ensure that is extended as cantilever not decking to invite breeze. Based on current development regulation (DR) you might have to sacrifice some built up space however it would mean a lot in terms of benefits.
South Facing – You are awesome, you just bagged a lot of benefits at once. You can now gain the benefit of east facing, west facing & south facing all at ones if you are smart. To begin with, do not be frugal with window sizes. Low sill windows are highly recommended on the east side. With low sill windows you can lit your entire house. Low sill windows on the western side would add no value however hinder privacy.
Plan your garden on the eastern side & let your living windows face the east side by doing so you can ensure natural sunlight and garden view on the living room.
Plan your balcony on the southern side meaning on the elevation, highly recommended this would ensure you enjoy evening sun light.
Plan your Bedrooms on the western side. This would keep your bedroom filled with breeze.
The above arrangement will keep you breezefull, well light with peace.
