Proposal on DCRs for TODs in HyderabadGirish K. S., Local Director - Strategic Consulting, JLL

connectkaro.org

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Broad Guidelines for Brownfield TODs

• 300 m to 800 m from the outer boundary of the Transit Point to be designated as TOD

Influence Zone. Final boundaries of the influence zone to be marked in the new Master Plan.

This distance range will provide flexibility to the Competent Authority to delineate the

Influence Zone depending upon the ground realities.

• Each identified & notified TOD to have a separate Detailed TOD Influence Zone Plan,

prepared and approved by the Competent Authority as per the provision in HMDA Act 2008.

• The entire influence zone to be categorized under ‘Mixed Use Zone’ with high density

development with special DCRs.

• Permitted Uses: High-density commercial/ retail / hospitality and residential development

with Transit Station and all transport infrastructure like shared parking, bus stations, etc.

• Development type within the influence zone can be either redevelopment / infill or

greenfield depending on the ground realities and existing development types, in order to

yield cohesive results.

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Salient Features of the DCRs for TODs

Building Density

• Building density controlled through height

of the building as there is no FAR/FSI

cap in Hyderabad

• Minimum height of the building is 40 m

• Less than 40 m height buildings

permitted only if the proposed building is

as per the following:o Approved Detailed TOD influence zone

plan

o Comply with stipulated setback and

parking

o Not achievable due to multiplex

regulations

Parking

• Commercial and civic uses -

maximum 45% of the built-up

area

• Hotels, Commercial Offices,

Clinics, Restaurants & F&B

Outlets, Daycare Facilities,

Departmental Stores, Dry

Cleaners, Hospitals & Clinics,

Neighborhood Oriented

Retail, Serviced Apartments,

Hostels & Group Housings -

maximum of 30% of built-up

area

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Salient Features of the DCRs for TODs

Special Provisions for Setbacks

• Front Setback - 7 m irrespective of height of the

building. Paved & merged with the pedestrian level

• Other sides setbacks - as per Building Rules - 2012,

issued in GO Ms. No. 68 MA

• Uniform building line, no fences/ boundary walls

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Salient Features of the DCRs for TODs

Central Green Spaces Integrating

Spaces within the TOD

Seamless Pavements without Boundary Walls

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Salient Features of the DCRs for TODs

Urban Design Controls and Setback Provisions

• Minimum of 2.4 m wide obstruction free

Pedestrian Zone along the Plot Boundaries

• Mandatory paved area of 2 m width in side

setback -- without compound / boundary wall

• Sky walks to connect transit stations with buildings

- not less than 2.5 m width

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Salient Features of the DCRs for TODs

Concept of Skywalks interconnecting Buildings and Transit Stations

Selection Guidelines and Pilot Location

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Selection Parameters for

TODs

• Availability of land parcels

• Mix of work centers and

residential areas

• Integration with various

public transport modes

• Plan of authority / transit

station to develop TOD

• Connectivity to road

network

Evaluation considered all

potential TODs in

consultation with key

stakeholders. Final list

comprises of about 19

proposed TODs and 22

Future TODs

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Concept Plan for Pilot Implementation

Delineation of the TOD Influence Zone for Balanagar TOD

300 m

Radius

500 m

Radius

800 m

Radius

Proposed

Location of the

Metro Station

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Concept Plan for Pilot Implementation

The central green serves a buffer

space between the residential and

the commercial zone. This space

would also encourage informal

retail activities and cultural events

The metro station would have

its designated landing points

which would be connected to

the green spine. The skywalks

would be connected at the

station level

The front setback for all

the buildings would be 7

meters, This will be a

pedestrian movement

space and a buffer green

space.

The connectors between

buildings can also have

informal retail activities.

The skywalk is a seamless connector between the

various commercial structures. The third floor of the

commercial buildings will have around 25% of its floor

area which will be for public use.

Design Concepts and DCR

Compliance

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Concept Plan for Pilot Implementation

Concept Master Plan for the TOD Influence Zone for Balanagar TOD

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Concept Plan for Pilot Implementation

Conceptual Built Form for the TOD Influence Zone for Balanagar TOD

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• Reduced parking norms

• Resultant savings in construction cost

• Front setback of 7 m - reduced setback to allow larger footprint

• More height (40m and above) -higher utilization of FAR

Incentives for TOD Implementation

• Incentives for amalgamation

• Reduced Impact Fee in TOD Influence Zone as compared to other areas

Impact feeSetback and

Height

ParkingConsolidation

Financing Options for TOD Implementation

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Vacant Land Tax

Transport Cess

Incremental Height Charges

Increase Parking Charges

New Development

Cess