September 3, 2024: The Noida Authority has proposed changes to the Noida Building Regulations and Master Plan of 2031, which could lead to taller buildings and a higher Floor Area Ratio (FAR) for different plot categories, such as industrial, mixed land-use, institutional and integrated township projects. These changes aim to increase revenue and support the growing urban population by encouraging vertical expansion across the city.
If these amendments are approved, plot owners and developers will be able to construct additional floors, providing more built-up space to meet urban development needs. The authority has opened a 15-day window for public objections and suggestions on the proposed amendments. The collected feedback will be forwarded to the state government, which will make the final decision.
The Floor Area Ratio (FAR) is calculated by dividing the total covered area (plinth area) of all floors by the plot area. FAR determines how many floors can be added to a structure (vertical expansion) and how much of the plot can be built upon (horizontal expansion). The proposed amendments include significant changes, such as increasing FAR for residential, commercial and industrial plots.
In new industrial sectors along the Noida-Greater Noida Expressway, including sectors 145, 156, 157, 158, 159, 162, and 166, the authority has proposed a general FAR of 2.5, with an additional purchasable FAR of one. There will be no height restrictions in these sectors, allowing for larger-scale projects and developments. In existing industrial sectors, the amendments suggest an additional purchasable FAR of one, raising the total allowable FAR to 2.5 for industrial plots on roads at least 24 meters wide, compared to the previous FAR of 1.5.
For smaller plots (up to 1,000 sq m), the purchasable FAR will increase from 0.5 to one, with the height limit rising from 18 m to 24 m. For plots larger than 1,000 sq m but smaller than 12,000 sq m, the general FAR will increase from 1.3 to 1.5, with the purchasable FAR rising from 0.7 to one. However, height restrictions will remain unchanged.
The proposed general FAR for flatted factories is set at 1.5, up from 1.4, with the purchasable FAR increasing from 0.6 to one, and no height restrictions. IT/ITES plots on roads less than 24 meters wide will have a purchasable FAR of 0.5, also with no height restrictions. For IT/ITES plots on roads wider than 24 meter, the existing regulations will remain unchanged, with a current FAR of 2.5 and no option for purchasable FAR or height limitations.
For industrial plots of 25 acre or more, mixed-use will be allowed, with industrial activities required to occupy at least 75% of the permissible FAR. The amendments also permit 12% of the FAR for dormitories (group housing) and field hostels, 8% for commercial use, and 5% for facilities—changes that were previously not allowed.
The proposed increase in FAR will enable plot owners to build more floors and establish additional industrial units, unlike earlier regulations that restricted a single plot to one industrial unit. Additionally, the cost of industrial plots and those for integrated townships will now be based on the FAR, with allotment rates set by the financial department.
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