While BMC has estimated more than Rs. 10 lakh crore from the premium on FSI in the new development in the city by 2034 as per new DP, civic officials feel that the figures seems inflated as new DCR for 2034 are against the redevelopment, and BMC will not get such Revenue.
While BMC has estimated more than Rs. 10 lakh crore from the premium on FSI in the new development in the city by 2034 as per new DP, civic officials feel that the figures seems inflated as new DCR for 2034 are against the redevelopment, and BMC will not get such Revenue.
The beneficiaries of the old and dilapidated cessed buildings, MHADA buildings and the slums will get lesser space in the new redeveloped buildings as per the new Development Control Regulations (DCR) 2034. This condition will go against the State Government's policy of affordable housing, feels experts.
Civic officials claimed that if the redevelopment of the old buildings is choked, the projection made by the civic administration about the money they are expecting as a part of revenue will certainly not come. This will hamper the civic body's functioning in long run. "When uniform law of Goods and Services Tax will be implemented in place of existing Octroi, the civic body is set to lose the flow of Rs 15 crore cash income each day. In this situation, if the policies are not conducive to attract even the premium on FSI, administration will have to face severe cash crunch resulting in compromising several services which are provided for free today", said a senior civic official.
Rais Shaikh, Samajwadi party leader has written a letter to the civic chief seeking the explanation of the inflated figure. "This report mentions that the revenue is based on the exhaustion of full permissible FSI as calculated for the draft DP 2034. It is important to know the revenue accrual from redevelopment of cessed structures in this estimates of Rs. 10,86,853 crore. However, the project estimates out of redevelopment of old and dilapidated cessed building does not seems to be reflecting in the figures", Shaikh has written in his letter seeking details of projected revenues from the redevelopment schemes which will have direct impact on the lives of the people.
Problem of old and dilapidated tenanted Cessed buildings in Mumbai is very acute as more and more buildings will become dangerous and will be unfit for habitation resulting in need of immediate redevelopment. It's a challenge for the State Government and civic authority and all the parties concern to come on one platform and make it feasible to redevelop these buildings.
Most of these buildings have a very high density of tenements, very narrow access road, zero open spaces and were not designed for seismic load. Though the Regulation 33(7) was there since 1991 but failed to encourage redevelopment scheme until it was modified as DCR 33 (7), which came into force on 25th January, 1999 offering incentive FSI to be used 'in situ' on the same plot.
Experts feel that ultimately the burden is borne by the people and not the government. While on one hand government is earning revenue, the poor people waiting for the redevelopment will get smaller share, as no builder will make a loss making project. Industry has insisted that the thrust should be on creating more and more affordable houses not only for poor people but also for the low income group and also the middle income group citizens too.
National Real Estate Development Council along with Practising Engineers Architects Town Planners Association (PEATA) have submitted their suggestions and objections to the Municipal Commissioner requesting to correct the mistakes or the confusi
Sunil Mantri, President of NAREDCO says that association welcomes the new DP – DCR as it will provide more housing in limited available land in Mumbai. "Apart from the fact that liberal FSI regime will create more housing stock in the city, it will also earn revenue for the civic coffers. This fund, in turn can be channelised for the city's infrastructure", said Mantri.
However, Mantri expressed his fears about the development of the old cessed buildings, MHADA buildings and the slums. There is confusion around the area what the beneficiaries will get. Earlier, in redevelopment of old buildings the beneficiaries got carpet area of 300 Sq.Ft and in the Slum Rehabilitation Schemes, they got 269 Sq. Ft. Now the new DCR states that the developer has to give the same area inclusive of all the components.
Which means that the beneficiaries will get the area including the loading of corridors, lift, staircases, flower bed area etc., which was other wise FSI free. This will leave actual usuable or carpet area much more reduced.
Why will any tenant enter into such agreement and why would builder take up such project where he will not earn anything extra", explained Mantri adding that if BMC wants to earn this projected revenue the state and the BMC would need to have a re-look at the policy once again.
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