TDR: Govt dithering over reducing floor area ratio level

The State government may have recently published the draft rules for implementing a new Transferable Development Rights (TDR) scheme in Bengaluru. But it appears to be dillydallying on reducing the existing Floor Area Ratio (FAR) level, which is the key to the effective implementation of the scheme.

An 18-member expert committee, constituted by the government to revise the old TDR scheme, had among others recommended reduction of the existing permissible FAR in Bengaluru from 2.35 to 2 in order to create a demand for TDR in the market. 

The committee was of the view that the existing permissible FAR is on the higher side and hence, the TDR is not in demand for people who want to construct high-rise buildings.

The FAR level can be reduced by amending the Comprehensive Development Plan (CDP) or master plan, but the BDA has so far not taken any measure to reduce the FAR as recommended by the committee. And the change in FAR is unlikely to happen till the BDA finalises the new CDP-2031. The BDA should have prepared the new CDP by August 2015, but it is still in the process of preparing the draft. As per the existing CDP of 2015, a maximum FAR of 3.25 is permitted. The ratio of floor area to plot area is FAR. 

It specifies the maximum number of area of floors that can be built on a given area of land. FAR is determined based on the width of the road that the plot is facing and also the size of the plot. 

TDR is a scheme for awarding certain amount of additional built-up area in lieu of the area relinquished or surrendered by the landowner.

Under the proposed new TDR scheme, the draft of which was published recently by the State Urban Development Department inviting public objections and suggestions, the landlosers will get two times the guidance value of the land acquired as TDR. 

However, the landlosers will have an option to either take the TDR or seek monitory compensation under the proposed scheme. The TDR scheme is aimed at acquiring private properties for taking up infrastructure projects like road-widening.

Besides reducing the FAR level, the expert committee had recommended to the government to introduce what is called “premium FAR” up to 1 (that can be used over and above the permissible FAR limit), which can be purchased from the BDA.
 Source of revenueThis, the committee felt, will not only create a demand for TDR but will become a source of revenue to the BDA.The panel had also recommended allowing additional FAR up to 1 for those who purchase TDR from the market (from individual TDR holders).

When contacted, BDA Town Planning Member Chowde Gowda said the BDA was planning to incorporate changes to the FAR level as recommended by the expert committee in the new CDP-2031. 

The BDA needs another five to six months to prepare the new CDP and submit it to the government, he added.