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The draft master plan for Thiruvananthapuram, the capital city of Kerala, introduces an innovative approach called Transit-Oriented Development (TOD) to promote sustainable urban growth and improve the quality of urban life. The plan includes two TOD corridors, namely the old NH-47 and NH bypass, where a flexible floor area ratio (FAR) will be implemented to encourage mixed land use and facilitate efficient transportation.
TOD is a planning model that integrates land use and transportation planning to create well-planned, high-density urban centers with mixed land-use. The aim is to provide citizens with access to open, green, public spaces while ensuring efficient utilization of transportation facilities. The proposed strategy in the master plan involves reassigning the hierarchy for FAR in selected areas, granting higher FAR for mixed-use developments. This strategic change allows the government to optimize FAR usage in the city and utilize planning tools like transferable development rights (TDR) projects.
The two TOD corridors, old NH-47 and NH bypass were chosen based on their unique characteristics and potential. Along the old NH-47 corridor, job centers, commercial hubs, educational institutions, and medical facilities are concentrated. The designated TOD zone for this corridor encompasses 250 meters on either side of the corridor. The NH bypass corridor, on the other hand, is selected due to the presence of IT hubs and Techno Park, which employs a significant number of professionals. The corridor's strategic location and existing infrastructure make it an ideal hotspot for TOD.
The draft master plan highlights various suggested options to support the TOD corridor policy. These include tax incentives, additional fees on higher floor space index (FSI) outside the TOD zone, provision for extra premium FSI within the TOD zone, taxation of unutilized land and housing, and incentives for promoting the agglomeration of smaller plots. To encourage mixed-use buildings within the TOD zone, the plan recommends taxation allowances, relaxation in building rules, categorization of buildings, and threshold FSI through master plans. Additionally, the plan suggests incentives for green building compliance, such as faster clearances, single-window clearances, and reduced government fees for processing clearances.
The presence of notable landmarks and future development projects along the TOD corridors further emphasizes the need for a forward-thinking approach. The NH bypass corridor houses the recently opened Lulu Mall, along with upcoming development projects, which create a potential for high-density residential developments. The international airport, the proposed mobility hub project, and Kochuveli railway station further contribute to the corridor's significance and call for a futuristic vision of TOD in this area.
By implementing the proposed TOD corridors with flexible FAR and accompanying policy measures, Thiruvananthapuram aims to achieve planned, sustainable urban growth, foster walkable communities, and provide its citizens with enhanced urban amenities. The draft master plan serves as a comprehensive blueprint for the city's development, focusing on creating vibrant, livable, and well-connected neighborhoods for the future.
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