The draft development plan (DP) 2034 is completely anti-redevelopment and no developer would want to take up any redevelopment projects because of the high premiums he will have to pay the civic body under the new DP structure — this is the common refrain most developers expressed at a meet organised by the Property Redevelopers Association (PRA) on Thursday.
The draft development plan (DP) 2034 is completely anti-redevelopment and no developer would want to take up any redevelopment projects because of the high premiums he will have to pay the civic body under the new DP structure — this is the common refrain most developers expressed at a meet organised by the Property Redevelopers Association (PRA) on Thursday.
According to developers, the rules mentioned in the new DP will adversely affect the lives of about 4 lakh families residing across 16,000 dilapidated buildings in the city, most of which are in the island city, as the cost of redevelopment projects will go up drastically.
PRA spokesperson Pujit Aggarwal feels the DP goes against the many redevelopment schemes announced by the government, especially those under the 33 (7) development control regulations (DCR) for cessed buildings in the island city and 33 (9), which deals with cluster redevelopment. "For instance, the incentive which was earlier offered on redevelopment projects by amalgamating two or more plots is missing in the draft DP," said Aggarwal.
Developers believe the provisions of open spaces, exorbitant premium charges and constraints on permissible FSI will make redevelopment of cessed properties economically unviable.
Aggarwal said, "Unlike the earlier plan that offered a dynamic FSI, in the draft DP, the authorities have declared a zonal FSI for all plots, whether it is for redevelopment or not. After rehabilitating the tenants, the additional FSI will now be used as TDR to be sold in the open market, but that comes much later, after the completion of a project. Moreover, unlike the earlier plan, areas like staircase, lift, lobby and refuge will be part of the total FSI, which will increase the cost."
Milind Changani, an independent architect and planner, said if the draft DP has its way, affordable homes in the city will continue to be a distant dream, as the premium applicable on a project is exorbitant and it will percolate to the buyers.
Developers feel that a majority of the plots are cessed buildings and small in size, as a result, demands for setback will only stall redevelopment. The association members said they will object the provisions in the draft DP that entail charging of heavy premiums on redevelopment projects.
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