Bhopal Master Plan 2047 Draft Opens Door To Taller Buildings, FAR Up To 4 On Wider Roads

The proposed Bhopal Development Plan 2047 has introduced provisions for vertical development, dictating permissible building height and Floor Area Ratio (FAR) based on plot size and road width. The draft outlines separate rules for buildings under 45 meters and those exceeding this height. However, experts have highlighted gaps in the plan's implementation, including the practical application of the Sponge City concept, mechanisms for groundwater recharge and flood management, and the need for clear procedures and responsibilities for citizens.

High-rise buildings above 45 meters will have a base FAR of 1.50, with the maximum FAR increasing according to road width. Larger plots and wider roads are necessary for taller structures. The draft also sets a minimum open area of 30 meters for high-rise buildings, wider side and rear setbacks, and mandates stilt parking with at least 50% of the building's MOS area using green materials.

Minimum plot areas and maximum FARs vary based on road width, while FAR provisions for buildings between 12.5 and 45 meters range from 1.75 to 2.50 depending on road width. The plan also proposes an overall FAR of 1.0:0.75 for plots above 288 sq meters in general residential zones. However, experts question the implementation framework, noting the lack of clarity on mechanisms for TOD, TDR, sponge city, regenerative city, demand for vertical development, mixed land use, parking management, the proposed transport network, and real-time data requirements for the Digital Twin.