G.O.Ms.No.163, Guidelines for Premium FSI, 2009 (go163)
The Housing and Urban Development (UD I) Department issued G.O.Ms.No.163 dated 09.09.2009 to approve Premium FSI guidelines and amend the Development Regulations forming part of the Second Master Plan for Chennai Metropolitan Area, 2026. It substitutes Regulation No.36, links Premium FSI to road width, sets payment and eligibility conditions, and excludes specified water bodies and the Red Hills catchment area.
What the government changed
The Housing and Urban Development (UD I) Department approved guidelines for granting Premium FSI in the Chennai Metropolitan Area. G.O.Ms.No.163 dated 09.09.2009 also varies the Second Master Plan for Chennai Metropolitan Area, 2026 by substituting Regulation No.36 of its Development Regulations.
The substituted regulation permits the Chennai Metropolitan Development Authority to allow Premium FSI above the normally allowable FSI, subject to a maximum of 1 and the applicable road width. Premium FSI may be allowed in specific areas as notified, subject to the approved guidelines and payment of the prescribed charge.
Premium FSI based on road width
The Premium FSI percentages are:
- Roads measuring 18 metres and above: 40% of normally allowable FSI.
- Roads measuring 12 metres to below 18 metres: 30% of normally allowable FSI.
- Roads measuring 9 metres to below 12 metres: 20% of normally allowable FSI.
The guidelines apply within the Chennai Metropolitan Area, but exclude the Red Hills catchment area restricted for development and water body areas maintained by the Chennai Metropolitan Water Supply and Sewerage Board for drinking water purposes.
Charge and payment requirements
The Premium FSI benefit is related to the proportionate land extent. The document gives the following examples:
- Where the normally permissible FSI is 1.50, each additional square metre obtained through Premium FSI corresponds to 0.66 square metre of proportionate land.
- Where the normally permissible FSI ranges from 2.0 to 2.50, each additional square metre corresponds to between 0.50 and 0.40 square metre of proportionate land respectively.
The Premium FSI Charge is equivalent to the cost of that proportionate land, calculated using the Guideline Value of the Registration Department. The applicant must pay the charge in one lump sum to the Chennai Metropolitan Development Authority before receiving planning permission.
Who is affected
Applicants and developers seeking additional floor area through Premium FSI must:
- Have absolute rights over the property proposed for development.
- Not rely on retained undivided shares of land, which are not recognised for awarding Premium FSI.
- State their willingness to use Premium FSI when filing the planning permission application.
- Undertake to pay the Premium FSI Charge before obtaining planning permission.
Amounts collected must be remitted to a separately allotted Government account and used for area infrastructure development as directed by the Government.
This summary is generated from the source document to help you find what is relevant. The PDF above is authoritative. For advice on your own property, use LandLens One or speak to a qualified professional.
Common questions
How much Premium FSI can I obtain based on the road width?
The allowed amount is 40% of normally allowable FSI for roads of 18 metres and above, 30% for roads from 12 metres to below 18 metres, and 20% for roads from 9 metres to below 12 metres.
Does Premium FSI apply everywhere in the Chennai Metropolitan Area?
No. The guidelines exclude the Red Hills catchment area restricted for development and water body areas maintained by the Chennai Metropolitan Water Supply and Sewerage Board for drinking water purposes.
When must the Premium FSI Charge be paid?
The applicant must pay the charge in one lump sum to the Chennai Metropolitan Development Authority before receiving planning permission.
Can an applicant retain an undivided share of land and still claim Premium FSI?
No. The applicant must have absolute rights over the property, and retention of an undivided share of land is not recognised for awarding Premium FSI.
