In September 2019, the Haryana Shahari Vikas Pradhikaran (HSVP), formerly known as the Haryana Urban Development Authority (HUDA), decided to increase the floor area ratio (FAR) in Gurgaon, Haryana. This decision was welcomed by the owners of plots in the region. The decision was made after the department received several suggestions from citizens of Haryana, which were carefully considered by the Department of Town & Country Planning (DTP). These changes have been implemented in both Private Colonies and Haryana Urban Development Authority (HUDA) Sectors, and have been included in the Haryana Building By Laws. As a result of these changes, there is now greater scope for development and construction in Gurgaon, which is expected to have a positive impact on the real estate industry in the region.
Following the revision of the 2016 Haryana Building By Laws, plot owners were granted the opportunity to acquire additional floor area ratio (FAR) by paying a fee approved by the government. In September 2019, this purchasable FAR was further increased in Gurgaon, Haryana. It is important to note that before delving into the FAR increase in Gurgaon, it is necessary to have a clear understanding of what FAR is.
What is FAR?
Floor area ratio (FAR) is a metric used in urban planning and real estate development to determine the maximum amount of built-up area that can be constructed on a given plot of land. This ratio is calculated by dividing the total covered area of all floors (also known as the plinth area) by the area of the plot itself. The resulting quotient is then multiplied by 100 to express the ratio as a percentage. Essentially, FAR determines how much floor area can be constructed on a plot of land, taking into account its size and dimensions. This ratio is a critical factor in real estate development and can have a significant impact on property values and development potential in a given area.
FAR = Total covered area of all floors x 100/ Plot area
New Increased FAR in Gurgaon, Haryana
To better understand the calculations involved in the new floor area ratio (FAR) system, let us consider the example of a 200 square yard plot in Gurgaon. To convert this to square meters, we multiply it by 0.836, resulting in a plot area of 167 square meters.
For this size of plot in Gurgaon, the maximum free FAR is 145 and the maximum purchasable FAR is 119. When combined, the new total FAR becomes 264.
The formula for calculating FAR is: Total area of all floors = (FAR * Plot Area) / 100. Therefore, the total area of all floors for a 200 square yard (167 square meter) plot in Gurgaon would be (264 * 167) / 100 = 441.46 square meters, or 4751.84 square feet.
As per the Gurgaon By Laws, if you plan to use the entire FAR of your plot, you can construct a maximum of four floors. Therefore, the coverage area per floor would be 4751.84 / 4 = 1188 square feet. These calculations are crucial in determining the maximum allowable construction on a given plot of land in Gurgaon, and play a key role in real estate development in the region.
Below table has been created in accordance with the new changes of FAR in Haryana.
|Plot Size in Sqm||Ground Coverage%||Normal FAR||Purchasable FAR||Total|
|501 and above||60||100||140||240|
HSVP/HUDA Clarifies Some More Points
There are several important points to consider regarding the increase in FAR in Gurgaon, as per the new regulations by HUDA:
The increase in FAR will not affect the number of dwelling units permitted on residential plots.
Plot owners will have the option to purchase additional FAR for already constructed or under construction properties. It is important to note that HSVP/HUDA will not mandate the purchase of the maximum allowable purchasable FAR. However, the option for partial purchasable FAR will not be available for fresh sanction of plans or for construction after demolishing an existing structure.
Zoning plans and architectural controls in licensed colonies will be revised to accommodate the new FAR regulations.
If the allottee purchases additional FAR, no further composition of zoning violations beyond the maximum permissible covered area and FAR will be allowed. However, the existing composition policy shall continue in cases where additional FAR is not being purchased. If there is an existing building on a plot where extra area has already been compounded as per policy, the same will be counted in the maximum permissible ground coverage and FAR being allowed as purchasable FAR. No additional cost will be charged for the already compounded area.
It is important to note that achieving complete FAR may be challenging without changing the ground coverage on plots. Therefore, the department has been requested to explore possible solutions to help plot owners achieve complete FAR.