Mutation as the word explains is a tendency to change its shape or form of action to replicate different characters. Mutation corridors are those major city roads that serve as outer ring roads. The benefits of these roads are such that the land use of abutting areas can be changed. The major changes are from residential to commercial or mixed-use. The concept first emerged in Bangalore with the aim to distribute the load from the core city. The entire Outer Ring Road, the Intermediate Ring Road, and the five radials of Hosur Road, Mysore Road, Ballari Road, Bannerghatta Road, and Magadi Road were classified as Mutation Corridors.
The zones are demarcated as micro-markets serving as spaces for high-density development, office spaces, and mixed-use development serving the adjacent neighborhoods. To avail the benefit of a mutation corridor the plot facing should have a minimum frontage of 12 meters. The maximum depth for zone consideration in the case of subdivided layout is two property depths (if they are amalgamated), subject to the condition that entry and exit are provided from the front road only (abutting the Mutation corridor), so that the residential area on the rear side is insulated from the effects of commercial activity. In the case of lands that have no plotted development, a maximum of one property depth (as per the document which existed prior to the approval of the Revised Master Plan)
The corridor also comes up with more ground coverage and FAR making it a hotspot for developers. Due to the high FAR in mutation corridors and the permission to develop any asset class, these areas have emerged as highly developed zones. As the developer has a free hand to develop the owned estate with one or more land use making it an estater’s choice. Also due to high-intensity development, there is a sudden increase in land prices.
Advantages of Mutation Corridor
Listed below are few reasons why mutation corridors are the most preferred location by land buyers:
As the proposed mutant corridor is outside the core city and has an abundance of vacant land aiming to be developed to its full potential. Big corporate and developers consider this as an opportunity due to low investment and higher rental yields. The corporate and employment generation also has a couple effects with residential development promoting the walk to the office concept.
The master plan of Bangalore in 2015 permitted more than one user to be executed on the plot, majorly a combination of residential and retail complex or high-end offices amongst the other options. As the plots are available at cheaper rates and have double returns.
More Built Up and Higher FAR
If the width of the corridor is up to 30 meters or 100 feet, the permissible ground coverage is 55 percent, and the floor area ratio (FAR) is 2.75. If the width exceeds 30 meters, the permissible ground coverage is 50 percent and the maximum FAR is 3.25. Properties within a 100-meter radius from a Metro station will benefit from an additional FAR, of four. It allows developers to build taller and earn more money than any other locations which are invested equally.
As the government focuses on developing social infrastructure along the mutant corridor and arterial and sub-arterial roads which has attracted investors to develop the lands. Also, the high job-generating areas have also attracted more residents into the area making it the most demanded location.
Currently, the Bangalore development authority has proposed the removal of the mutant corridor after a strong appeal by the residents’ group. The development was out of the monitoring and has purely become a game of profit. The developers only thought of developing more and more leaving the existing physical infrastructure behind which could not bear the fast pace. Now rather than allowing the developers directly to change the land use a conversion process has to be carried out. It would cost up to 3 lakh per acre which is not very much but the process of doing it is lengthy with public and government notices issued discouraging the owners to misuse the authority.
As per the modified rules, the abutting road should be a minimum of 24m to get the land use converted and the permissible land for development will be 2.5 times to 3 times the width of the road. Also, some concessions have been given to plot owners with more than 1000 sq. mt. of an area. The activities can be coupled up with offices and similar businesses which would not hinder the residents.