The floor area ratio (F.A.R.) is the principal
bulk regulation controlling the size of buildings. F.A.R. is the ratio of total
building floor area to the area of the plot. For example, if a plot measures 25 cents (approx. 10886 sq.ft) and the F.A.R. permissible for that
area is 2, then a maximum of 21772 sq.ft of space will be permitted to
construct in all floors of the building put together.
Town Planning Schemes
mandates different F.A.R. values for different areas. The F.A.R. value, when
multiplied with the Plot area gives us the maximum floor area that can be
constructed for a building in the plot. This is subject to satisfying other
conditions such as Parking, setbacks, access width etc. Various tools are
used by for regulating or guiding the development of our urban areas. The
primary objective of using such tools is the optimal utilisation of precious
land considering its use, reuse, misuse, disuse and abuse. Among various
development regulations adopted, Floor Area Ratio (F.A.R.) is one of the most
important one, which regulates the bulk of the built space.
Higher the F.A.R. value,
more will be floor area within the same plot, and higher the pressure on land for infrastructure. Carrying capacity and development priorities assigned by
the plan to each locality are the major factors which decide F.A.R. that can be
permitted in an area.
F.A.R. values mainly
determine the density or intensity of development of an area. Hence different
F.A.R. values are prescribed for different locations in development
plans.
In brief; the permissible
F.A.R. values are decided in relation to different inter-related aspects such
as adequacy of water supply, sewerage system, solid waste disposal,road
capacity,land availability, harmony with surrounding developments and other
facilities, amenities and services. In other words, F.A.R. is a very
crucial regulation which decides the intensity of development in an area and
hence highest care is required in fixing its maximum allowable limit in different
are as. It is high time for us to think about the Implications of F.A.R. on the
development of our developing cities like Kochi.
Why F.A.R. is used? Like
any structure, the city has the ability to take a safe load, beyond which the
stress and strain will increase and reach the breaking point. It is this safe
load factor, which in other words we call the F.A.R.
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