The concern has been raised by developers and CREDAI after uncertainty emerged over the interpretation of Tamil Nadu’s Transit-Oriented Development policy.

Industry representatives say the lack of a clear and uniform rule is affecting planning applications for large development sites located along Metro corridors.

What Does the Existing Rule Provide?

In August 2022, the Tamil Nadu government amended the Tamil Nadu Combined Development and Building Rules, 2019, to encourage higher-density development near public transport corridors.

Under Section 30(5) in Tamil Nadu Combined Development and Building Rules, 2019,

Transit Oriented Development areas. – (i) In order to encourage Transit sensitive activities and to allow identifications in any mass rapid transit system in the state, the Govt. may prescribe such regulations, including premium FSI at concession rates as may be necessary from time to time.

(ii)In case of Metro Rail Corridors, Existing and Proposed properties located within a distance of 500m measured from the centre line of the corridor, Premium FSI shall be charged at 50 % of the normal Premium FSI rate.

Premium FSI allows developers to construct additional floor area beyond the normally permitted FSI by paying a prescribed charge to the planning authority.

The concession of 50% on the normal premium FSI rate, was introduced to encourage Transit-Oriented Development, improve access to mass transport and reduce dependence on private vehicles.

How Is the 500-Metre Distance Calculated?

The notification states that the distance must be measured from the centre line of the Metro Rail corridor, rather than only from a Metro station.

A property must therefore be assessed based on its distance from the alignment of the eligible Metro corridor.

Where Does the Confusion Arise?

The main issue concerns large plots where only a portion of the property falls within the prescribed 500-metre distance.

For example, one section of a project site may be located within 500 metres of the Metro corridor, while the remaining land, entrance or road frontage may fall outside the boundary.

The existing notification does not clearly explain whether:

• The Premium FSI concession should apply to the entire project site;
• It should apply only to the portion falling within 500 metres; or
• The project should be denied the benefit when its entrance or road access is outside the eligible zone.

This lack of clarity has reportedly resulted in different interpretations while processing planning-permission applications.

Developers claim that some applications receive the concession only for the portion of land within 500 metres, while others may be denied the benefit because the access or frontage is outside the zone. This uncertainty is reportedly causing repeated queries and planning-permission delays

What Are CREDAI and Developers Asking CMDA?

CREDAI and Chennai developers have asked CMDA to issue a formal clarification stating how partially covered properties should be treated.

CREDAI Chennai reportedly wants CMDA to confirm that:

• Different CMDA officials should not interpret the same rule differently.
• If the 500-metre boundary touches any part of the project site, the entire project should qualify for the Premium FSI concession.
• The concession should not be denied merely because the project’s road frontage, entrance or access road lies outside the 500-metre zone.
• The clarification should apply uniformly to pending, revised and future planning applications.

Developers have also sought confirmation that eligibility should not be rejected merely because the site entrance, frontage or access road falls outside the prescribed distance.

A uniform clarification, they argue, would prevent inconsistent decisions, reduce repeated queries and avoid delays in obtaining planning permission.

Why the Clarification Matters

Premium FSI charges can form a significant part of a project’s development cost. Whether the 50% concession applies to the whole property or only a part of it can therefore materially affect the financial feasibility and design of a project.

A clear rule is also important because Chennai Metro Phase II and other proposed corridors pass through several areas with large residential, commercial and mixed-use development sites.

Developers may hesitate to plan higher-density projects near these corridors if eligibility for the concession remains uncertain.

CMDA Clarification Awaited

The 2022 rule clearly grants reduced Premium FSI charges to eligible properties within 500 metres of Metro corridors. However, it does not expressly address properties that cross the 500-metre boundary.

Until CMDA issues a written clarification, such projects may continue to be assessed on a case-by-case basis.

A clear and consistent interpretation would help developers understand their eligibility while ensuring that the original objective of promoting planned, transit-oriented growth around Chennai’s Metro network is properly implemented.

Note to buyers, investors, and developers: To assess the available FSI for a land parcel, you can use the FSI Calculator, one of the many such valuable services offered by Verified Real Estate . This tool evaluates plot details and estimates the permissible construction potential, enabling more informed planning prior to development.

Tamil Nadu has officially amended the Tamil Nadu Combined Development and Building Rules, 2019, introducing Rule 62-A – In-Building Solutions (IBS) for Telecommunication.

This is not a recommendation. It is now a mandatory planning requirement for large developments.

The objective is simple:
✔ Reduce indoor call drops
✔ Enable seamless high-speed internet
✔ Ensure 5G readiness
✔ Improve infrastructure planning
✔ Enhance long-term property value

For buyers and investors, this is a structural shift in how large buildings are designed.

What Exactly Has Changed?

1️⃣ Buildings Above 750 Sq.m – Dedicated Telecom Room Mandatory

All buildings exceeding 750 square metres must provide a dedicated telecom room.

This room must:

• Be flood-safe
• Be protected from dust, fumes and moisture
• Have sufficient floor load capacity
• Be vibration-free

Telecom infrastructure can no longer be an afterthought squeezed into leftover space.

2️⃣ Buildings Above 2,000 Sq.m – Certified Telecom Service Plan Required

For buildings exceeding 2,000 square metres, the owner or promoter must:

• Submit a detailed In-Building Solution (IBS) service plan
• Get it certified by a qualified telecom networking consultant
• Provide an undertaking that infrastructure will be accessible to all telecom service providers

This prevents monopolisation and ensures competitive connectivity.

Layout Projects Also Covered

The amendment does not stop with apartments and commercial towers.

For plotted layouts:

• Empty ducts (minimum 0.15m diameter) must be provided along road edges
• Telecom lines must be shown as part of utility infrastructure

This reduces repeated road cutting and chaotic cable laying.

Why This Matters for Buyers

Poor indoor signal has always been a hidden problem in large buildings — especially high-rise towers and IT parks.

Now, signal quality becomes part of statutory planning.

According to industry representatives of the Builders Association of India, the rule will:

• Improve indoor mobile performance
• Enable 5G-ready infrastructure
• Support better layout planning
• Increase project credibility and resale value

From a due-diligence perspective, this is significant.

What Verified Real Estate Advises

Before buying in a large project, ask:

• Is Rule 62-A telecom infrastructure provided?
• Is there a dedicated telecom room?
• For projects above 2,000 sq.m, is there a certified IBS plan?
• Has the undertaking for multi-operator access been submitted?

Telecom infrastructure is now a compliance issue — not just a convenience factor.

At Verified.RealEstate, we recommend verifying:

• Approved building plans
• Utility integration details
• Infrastructure compliance under Tamil Nadu building rules

Connectivity is becoming a core infrastructure layer — just like water, drainage, and electricity.

The Bigger Picture

This move aligns Tamil Nadu with modern urban infrastructure standards.

As cities densify and 5G expands, buildings without structured telecom infrastructure will struggle with:

• Signal dead zones
• Repeated retrofitting costs
• Tenant dissatisfaction

Rule 62-A future-proofs new developments.

Strong signal is no longer a luxury. It is now a design mandate.