Unchanged FAR leads to illegal constructions

Lalit Mohan

Tribune News Service

Dharamsala, January 28

The state government has failed to effect changes in the floor area ratio (FAR), which has been leading to the mushrooming of illegal structures.

The ratio in the state as per the town and country planning rules is 1.75. This means that a person cannot raise more than 1.75 per cent of the total floor area. The ratio is similar for lower and plain areas of the state as Una or Nurpur and Indora and high-altitude areas as Shimla, Dharamsala or Manali.

The plain areas are similar to those of Punjab. However, still they are being forced to follow the rules that are made for high altitude or hilly areas. In Punjab, FAR is fixed as per the plot size and nature of land (commercial or residential). In commercial areas and small plots, the ratio is up to 2 or even 3 in adjoining areas of Punjab, it is learnt.

In Himachal, FAR for industries and hotels is 1.5. Hoteliers in Dharamsala now want that the ratio should be increased in the state.

Sanjeev Gandhi, general secretary, Hoteliers Association of Dharamsala, said in countries where earthquakes were frequent, the ratio was 20. The government should concentrate its policy on the structural strength of a building rather than restricting its height, which was making hotel units unviable in areas like McLeodganj, where commercial value of land is high.

The hoteliers said they would meet the Chief Minister and demand that a consultant should be appointed to give a policy regarding FAR in the state. The consultants could be hired from professional institutes as IITs, NIT or private agencies having expertise in the field, he said. The Department of Industries had also recommended to the Town and Country Planning Department that FAR for industries should be increased. However, it has not been increased so far. The Town and Country Planning Department has been opposing the increase in FAR on the plea that the people would not leave open areas in their houses and commercial complexes. Moreover, the high-rising buildings would lead to other problems in the urban areas, they said.

Increase in FAR is necessary as the land is scarce in Himachal. Most of the village common lands have been converted into forest land. To convert their land use, permissions have to come from the special empowered committee of the Union Ministry for Environment and Forests. In case, FAR is increased, it will mean that high-rising buildings can come up in lesser land and in turn more green area will be left.

What is FAR?

Floor area ratio (FAR) is the ratio of a building’s total floor area (gross floor area) to the size of the piece of land upon which it is built. The ratio in the state as per the town and country planning rules is 1.75.

FAR in developed countries 

Country : FAR

Vancouver  : 9

San Francisco : 9

Chicago  : 12

Los Angeles : 13

New York  : 15

Denver   : 17

Tokyo  : 20

Singapore : 12-25