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Height incentive against land

The proposed master plan for Patna has been drafted taking cue from states like Gujarat and Andhra Pradesh to acquire land to undertake development work in the future.

If required, the land would be acquired through the implementation of Transferable Development Rights (TDR). Under this scheme, landowners surrendering a certain portion of their plots would be entitled to incentives on floor-area ratio (FAR) or height of buildings.

Sources in the urban development and housing department said the TDR could be useful in the execution of several parts of the proposed master plan, including construction of roads.

A senior official of the urban development and housing department said: “The TDR has proved to be effective than the traditional process of acquiring land for road widening, parks and playgrounds and schools among other civic utilities. Apart from the master plan, the TDR related norms have also been included in Bihar Urban Planning and Development Act, 2012, and in the proposed building bye-laws.”

The cabinet on Friday declared the Patna plan area for the proposed master plan to be spread over 1,167sqkm against the existing 250sqkm.

A senior urban development department official said: “The TDR would be the best tool for the re-development of the existing congested neighbourhoods, as people would see incentives for surrendering land for road-widening and construction of drains among others. It would render similar benefits to develop new areas in the Patna plan area.”¯

Under this scheme, a certificate would be issued to the person surrendering a portion of land for development projects according to the market value. If the person develops a building on the remaining land, he/she is allowed to construct the house with more height in lieu of his TDR value.

The TDR can be also encashed if the owner sells the document to another person or a real-estate developer. While the TDR owner can take cash from the builder, the real-estate developer can reap benefits in the form of more FAR or height of the building with respect to the road width available nearby.

Realtors are all praise for the land management scheme. “The TDR is in practice all across the world and if the state government has the willingness, it can be used here as well as an effective land management scheme in further development of the city. However, it should be executed with utmost transparency,” said Sachin Chandra, state chairman, Bihar chapter, Builders’ Association of India.

The proposed Patna Metropolitan Region would incorporate Bihta, Danapur, Khagaul, Daniyawan, Danaura, Fatuha, Khusraupur, Maner, Masaurhi, Naubatpur, Phulwarisharif, Punpun and Sampatchak blocks.