The new Development Plan (DP) spanning 2007-2027 for Pune's old city area has laid out a blueprint for a spiraling growth for the next few decades.
It has paved the way for more roads, constructions and allocation of additional Floor Space Index (FSI). Expecting proliferation of high-rise buildings, the DP has proposed that high-rise rules of the Brihanmumbai Municipal Corporation be applicable to the Pune city.
City Improvement Committee (CIC) chairman Chetan Tupe said, “Pune, which earlier grew in the shadow of Mumbai, now has a strong and diversified economic structure, which centres around the auto industry, agro-based industry, education and the emerging and growing IT sector. For further economic growth of Pune, substantial augmentation and improvement of urban infrastructure and social infrastructure is imperative and the DP meets these requirements.” Tupe made a detailed presentation of the DP to elected members of the Pune Municipal Corporation (PMC).
The DP is applicable to the old city area comprising 17 Peths and surrounding areas spanning over 147.85 sq km. The DP proposes 921 reservations covering 1,080.79 hectare area for amenities like health, education, recreation, etc. The 1987 DP had 587 reservations for amenities.
“This is the first DP prepared by elected members. In 1966, a state-appointed special officer prepared the DP and, in 1987, the state government took over the process from the PMC as the DP was delayed. The civic administration and the CIC have taken every possible effort to make the DP comprehensive and environment-friendly,” said Tupe, during the General Body (GB) meeting.
Tupe cited urban development minister Kamal Nath and advocated liberalising restrictions on FSI in the city and insisted upon the need to push for high-rises to tackle rising prices and scarcity of land. The DP cites a growing mismatch between demand and supply of housing to seek vertical limits. As of now, the PMC allows 1 FSI in the old city areas, including Peth areas, which is stretched to 1.5 or even 2 by purchasing Transfer of Development Rights (TDR).
TDR is a compensation granted to a property owner whose land is acquired by the PMC to develop a civic amenity. Instead of money, the PMC grants an FSI certificate to the land owner. The land owner is allowed to use this FSI on his property or can sell the same to a builder.
The FSI is the ratio of total floor area of a building to the size of the plot which indicates the maximum construction allowed on a plot.
In paid FSI concept, the builder or developer can directly purchase the FSI from the civic body.
Additional FSI will be given to fitness centres in housing societies. Developers constructing hostels for women in the city will get additional FSI with premium rates. Additional FSI will be given to developers who construct colony for conservancy staff — any conservancy staff member who has completed 15 years of service in the PMC will be eligible for a flat in the colony. Special houses for rent have been proposed in the DP. 2.5 FSI is allocated for development of flood-affected houses, as well as for MHADA housing projects. The state government has approved a scheme which grants additional 2.5 FSI for housing societies for backward classes. The DP has proposed this additional FSI for housing societies for other communities, but by paying premium rates. Premium rates will not be applicable for backward class societies. This scheme is only for small houses. The DP has also made a provision of housing on small plots measuring 500-2,700 sq ft.
The DP has proposed cluster development for old buildings in the mid-city area. This will be applicable to properties that have minimum 1,000 sq m area and roads on both sides of the property. The property should be 30 years old. Seventy-metre-high buildings have also been proposed in these areas. Lessee will get a minimum of 25 sq m place or the area which they hold in the existing building. Cluster development in dense population area will get 2.5 FSI, while in scattered population the FSI will be 3.
To encourage property owners to hand over reserved land to the PMC for amenity development, the DP has proposed a smooth TDR process. Once the title search is completed, the owner will get 20% TDR, while the remaining TDR will be given within 180 days after the owner applies for it. If the land owner gives the land to the PMC within a year after the DP is submitted to the state government for approval, he will receive 50% additional TDR. If he delays the process to four to five years, he will get only 10% TDR.
The DP has proposed 50 km metro rail alignments. Four FSI is proposed along the 500 metre metro corridors. No plot will be allowed to be kept vacant in this corridor and open plots will charged with 5% cess. If developers construct parking lots and hand it over to the PMC near the metro station, railway station and government offices, they will get additional FSI.
The Development Control rules have proposed that the high-rise rules of the Brihanmumbai Municipal Corporation be applicable in Pune. With permission to use 4 FSI, Pune could soon have building with height of 150 metre. The DP has maintained the technical committee for highrise buildings.
If a housing society wants to redevelop, but has exhausted its TDR, they will get .33 per cent FSI with ready reckoner rate of open plot. This will pave the way for redevelopment of old properties in midcity areas. The DP has proposed convenience shopping. All hotels in the city are eligible for additional FSI if they pay premium. The district court will get additional FSI like other government buildings in the city.
Development Around Shaniwarwada
No development is allowed around Shaniwarwada since it is a declared national monument. If the owner of a property in 100 metre area surrounding Shaniwarwada hands over the property to the PMC, he will get double FSI and the lessee in these properties will be rehabilitated in economically weaker sections and
slum rehabilitation authority schemes.
Constructions over 300 sq m area will have to install rainwater harvesting and solar energy equipments. Buildings with more than 80 tenements will have to make compulsory provisions for sewage treatment plant and provision of using recycled water for flushing, gardening and other non-drinking purposes. In open space over 400 sq m, 15% construction will be allowed in maximum 10% plinth area.
Traffic And Transport
The DP has proposed 96 km new roads and widening of 321 km roads. Cycle tracks have been made compulsory for 18-metre-wide and 30-metre-wide roads. The DP has earmarked high capacity mass transit road and three tunnel roads in the mid-city to provide relief from traffic congestion. The reservation for the PMPML depots will be not be used for any other purpose.
The DP has proposed parking on private plots. “Parking could be developed in private plots measuring 500 sq m in dense population area and 1,000 sq metre in scattered population area. These parking plots will have minimum nine-metre-wide road for entrance. According to the new provisions in the DP, parking could be developed on any floor of the building. This parking will not be measured in the total height of the building. However, the parking plot in the building should have one metre grills and it should be open parking, i.e. visible from outside.
DP has made provisions for ‘River Front Development’ to protect biodiversity along the riverside. However, the DP has permitted 4% construction in a plot of minimum 2,000 sq m. The earlier limit was 4,000 sq m. The owner of the plot reserved for an amenity can develop 15% on the total plot. The DP said that 42% land is used for residential purposes in the city and 12 sq m open space is available for every citizen.
Health, Sanitation And Garbage
Hospitals using additional FSI for construction will have to deposit 30% of their annual income to the PMC every year. The PMC will use these funds for treatment of the urban poor. 1,500 sq ft plot is required for construction of public toilets and private property owners who construct toilets and hand it over to the PMC will receive three times the TDR. If hospitals, dispensaries and maternity homes are constructed as per the appendix R 7, the developer should hand over 20% built up to the PMC. DC rules are framed for permitting garbage processing plants at crematoriums and burial grounds.
If an education institution reserves 10% seats for the economically weaker section students, the PMC will provide additional FSI of 1.5 charging premium rates. School will have to keep 40% of land for playgrounds. However, this is not applicable to educational institutions that have applied for building permission before 2008. Education institutes providing distance education are exempted from this rule.
Reservations earmarked for
Stadiums that are 60% open and multi-purpose grounds
Old age homes
Film city and open air amphitheatre
Science centre and planetarium
Business hub at Hadapsar
PMPML bus terminus
Rehabilitation and deaddiction centres
Youth guidance centres
Youth training centres
Metro rail alignment
Route 1 – Agriculture College – Nigdi – Pune – Mumbai Road — 16 km elevated
Route 2 – Agriculture College – Warje – Jangli Maharaj Road – Karve Road — 8.7 km elevated
Route 3 – Agriculture College – Swargate – Katraj – Shivaji Road — 7 km elevated and 5 km underground Route 4 – Agriculture College – Wagholi – Bund Garden Road — 16 km elevated
Route 5 – Agriculture College – Hinjewadi – Aundh — 7.5 km elevated
Route 6 – Agriculture college – Hadapsar via Mhatre bridge — 16 km elevated