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Ahmedabad Urban Development Authority (AUDA) has approved extending Transit Oriented Zone (TOZ) benefits to 4,604 hectares along ten major city roads. This includes a higher Floor Space Index (FSI) of 4.0 and reduced parking requirements, even in areas where Bus Rapid Transit System (BRTS) corridors are not yet completed. The move aims to encourage dense, vertical development along key transport routes, covering both operational and proposed BRTS stretches. The proposal now awaits state government approval and aligns with the city's Development Plan 2021 and earlier urban planning strategies to integrate land use with transport corridors.
Ahmedabad Urban Development Authority has approved extending TOZ benefits across 4,604 hectares along ten key city roads to promote development along transit corridors. These benefits will allow higher FSI of up to 4.0 and concessions on parking requirements, even in areas where BRTS corridors are not yet physically constructed. AUDA took this decision during its 309th board meeting earlier this week, and the proposal will now be sent to the state government for final clearance. Advertisement
The expansion designates land within a 200-metre buffer on either side of the selected roads as TOZ. This will enable high-rise buildings ranging from 70m to 100m depending on plot size and design, reshaping urban density along these corridors. The ten roads include Bopal-Ghuma, Science City Circle-Sola Bridge, Sola Bridge-Gota Crossroads up to Vasantnagar Township (SG Road), Bopal-Sobo Centre, Iscon Circle via Ujala Circle-Vishala Junction, Subhash Bridge-Airport Road, Visat Circle-Vishwakarma College Road, Zundal-Amba Township, Naroda Patiya via Devi Cinema-Hanspura Ring Road junction, and Sarangpur Gate via Kalupur Gate, Chokha Bazaar, and Civil Hospital up to Airport Road.
According to AUDA, the city's Development Plan 2021, approved in 2014, had initially proposed TOZ along BRTS and Metro Rail corridors to encourage dense, vertical development up to 200 metres on either side. Currently, 82 Local Area Plans fall within the existing TOZ, with project approvals coordinated with the Ahmedabad Municipal Corporation. The recent expansion follows a letter from AMC highlighting that several BRTS routes were extended after the original plan.
The move also relies on the Comprehensive General Development Control Regulations 2017, which allow TOZ benefits to be extended when BRTS or metro routes change. Currently, higher FSI is being granted along the Metro Phase 2 corridor. In Ahmedabad, specific cases include 2,859 hectares along the Science City Circle-Sola Bridge road, where BRTS stations exist but corridors are incomplete, 77 hectares along Bopal-Ghuma road with a fully operational BRTS, and 1,668 hectares along roads where BRTS routes are proposed but corridors are absent.
This expansion reinforces AUDA's ongoing strategy to align urban development with transport networks, promoting vertical growth along mobility corridors. Earlier initiatives have included local area planning, mobility studies, and regulations aimed at encouraging sustainable development while containing urban sprawl. The expanded TOZ framework is expected to influence real estate trends, guiding developers toward more concentrated and transit-aligned growth.
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