Gujarat mulls changes in zoning system

Move aimed at increasing FSI on Sarkhej-Gandhinagar and Naroda-Narol highways.

In a move, which is likely to have an impact on Ahmedabad's realty, the Gujarat government is working on a two-pronged strategy for rapidly developing the Sarkhej-Gandhinagar and the Naroda-Narol highway areas in the city.

The government is considering changes in the zoning system besides raising the FSI to make way for construction of world-class complexes along these two highways. Currently, Ahmedabad is divided into three zones "" R-1, R-2 and R-3 "" which have a permissible FSI of 1.8, 1.2 and 0.8 respectively.

Sources in the state urban development ministry said Ahmedabad was the only city in the country which had different zones in the same areas. However, there are historical factors responsible for this. Ahmedabad suffered maximum damage after Kutch when a massive earthquake rocked the state in 2001. Scores of buildings were destroyed and many residents lost their lives.

With a view to controlling increased construction in one particular area, the zoning system of R-1, R-2 and R-3 was put in place. Besides, zoning was incorporated when the model General Development Control Regulation (GDCR) was formed for redesigning the towns after earthquake. However, with the operationalisation of Sardar Patel ring road, the area saw an influx of realty schemes, which subsequently created shortage of space.

The Sarkhej Gandhinagar highway has two types of zoning "" R-1 and R-2. Under R-1, the FSI is 1.8, which allows high-rise buildings. On the other side of the highway only low-rise building is permitted.

This uneven development has also led to manifold increase in the prices of properties. The only way to bring parity in the development of the area is to bring both the sides of the highway under R-1 zoning and allow construction up to 80 metres.

State government officials also agree that there is an urgent need to revisit the Ahmedabad development plan, which was prepared in 1981. There is no space for apartments and builders' lobby is also strongly demanding the removal of zoning system.

Builders feel that currently 150 sft construction is allowed in 1,000 sft area under R-3. But, demand is much higher in areas falling under R-3 and therefore, these areas should be given more FSI.