ANCILLARY OR FUNGIBLE FSI: BY-ER. AVINASH KULKARNI

Saturday Brain Storming Thought (255) 28/12/2024

ANCILLARY OR FUNGIBLE FSI

Ancillary or Fungible FSI is the additional FSI over and above the basic permissible FSI (including basic FSI, premium FSI and TDR loading) that the developer can opt for by paying a premium

Residential Development

Ancillary FSI – upto 60% of permissible FSI

Non-residential Development

Ancillary FSI – upto 80% of permissible FSI

Rate of the premium ranges between 10% to 15% of ASR land rates depending upon the type of city/area

Ancillary FSI benefit to Developer

Ancillary FSI index benefits developers by providing them with greater flexibility in land use, allowing them to optimise the available space in a project

Impact of Ancillary FSI on the Environment

The use of Ancillary FSI can have positive and negative impacts on the environment

It can promote efficient land use and reduce the need for additional land acquisition, thereby reducing the impact on natural habitats

If Ancillary FSI is not used responsibly, it can also lead to overbuilding and increased pressure on natural resources

Ancillary FSI concept in India

Ancillary or Fungible FSI concept was first introduced in Mumbai in 2012, and has since been adopted by several other cities and states across the country

Regulations governing the use of Ancillary FSI

The exact rules and regulations may differ from one location to another, but they typically cover aspects such as the transfer of FSI, the calculation of FSI and the penalties for misuse

Can Ancillary FSI be sold or purchased?

Ancillary or Fungible FSI cannot be sold or purchased

It can only be transferred from one area of a project to another, provided the local government has approved its use

Ancillary Area

Common areas such as lift lobbies, staircases, flower beds, watchman cabin, servants quarters, garage store rooms, pump rooms, covered parking etc are considered as Ancillary areas

FSI consumed in these areas is known as Ancillary FSI

Examples of Ancillary Area

An ancillary area of a building is an area that supports the functions of the primary areas

Ancillary area is not part of the primary purpose of the building, but is required in order that the the primary purpose can function

1) Plant rooms

2) Cleaners rooms

3) ICT rooms

4) Building services rooms

5) Storage rooms

6) Circulation spaces

In Shared buildings an Ancillary area might support more thannone occupant ie a shared kitchen, meeting spaces, utility areas and so on

In an office setting ancillary spaces are communal, unassigned spaces that can include areas like cafes, lounges, outdoor spaces, private enclaves and other collaborative spaces

Ancillary components in construction

An Ancillary element is an item that has been attached to apart of the building (in our case external wall) that is not a component of the wall or required to complete the wall

Rise of Ancillary Spaces

In recent years, ancillary spaces have seen a dramatic rise in workplace environments around the world

1) With rise in mobile technology, people can work anywhere, anytime, taking their electronic devices with them

2) Technology allowing companies to shrink employees personal workspaces

Ancillary Land

Ancillary Land, in relation to a building, means any land intended to be occupied and enjoyed together with the building

Cost of Ancillary FSI

15% For Pune and Thane Municipal Corporation

10% For Nagpur, Nashik Corporation and others

Factors considered by Government to decide FSI

1) Current population of city

2) Population growth

3) Infrastructure

If infrastructure is low then FSI is low, otherwise there shall be load on current infrastructure like transport, water supply, electricity supply etc

If the FSI increases the population density also increases which means maximum accomodation in minimum space ie Vertical development and low FSI means horizontal development

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