BMC clampdown upsets builders and architects

BMC clampdown upsets builders and architects

TNN

MUMBAI: Official figures available with TOI show that in the first six months of this fiscal, the BMC granted 461 approvals for amended plans submitted by developers, while it gave 172 projects the preliminary clearance known as intimation of disapproval. The Andheri-Goregaon-Malad belt had the most number of approved amended plans, 212. But barely 18 proposals were sanctioned in the H-West Warda, Bandra (W) to Santa Cruz (W), where connivance between some powerful local politicians and builders has led to the most building violations.

Successive civic chiefs over the past decade liberally used their discretionary powers to grant extraordinary concessions,unusually large flowerbeds, void areas, lily ponds, car decks etc. These areas are not included in the FSI, which dictates the amount of area that can be built vis-a-vis a plotas size. These concessions allowed developers to build 50% to 80% above the permitted built-up area. The FSI-free spaces were sold at market rates to buyers, who were encouraged by builders to illegally amalgamate the spaces with their apartments.

As an example, industry sources said an under-construction residential tower in Colaba, which was sanctioned unheard-of concessions a few years ago, would fetch its developer an additional Rs 500 crore in profits. Sources said the brain behind this scam was a former BMC officer, whose services were retained by the corporation even after he retired.

Present BMC commissioner Subodh Kumar stopped granting these arbitrary concessions after taking over in January. His proposal to cancel the discretionary powers completely and charge developers a hefty premium for building FSI-free areas is awaiting the state as approval.

A BMC official said building proposals are now approved without extravagant elevation features. Flowerbeds, for example, are not allowed to protrude beyond 1.2 m. Earlier, commissioners permitted protrusions beyond 3m, which were later misused by flat owners. Void areas, which were sometimes as large as 1.5-4m, are now not approved at all. Buyers would illegally fill voids and extend their apartments. Provisions for a servantsa toilet on every floor have also been cancelled as flat owners merged them with living areas. This facility is now permitted only at mid-landings of staircases. Swimming pools and lily ponds are no longer sanctioned inside flats. They can be provided only on the terrace or at ground level if open to the sky. "Building plans are now strictly scrutinized at the zonal level before being submitted for the commissioneras nod," said the official.

The BMCas clampdown has upset builders and architects, who complain that the construction industry has come to a virtual standstill. They said proposals have been held up ever since Kumar started rejecting concessions. "Kumar has warned officers from the building proposals department not to put up files which seek concessions. The junior officials are afraid and are rejecting proposals on flimsy grounds, lest they invite Kumaras wrath," said a builder.

An architect complained developers with small plots are at a greater disadvantage than those with larger layouts. asConstructing a building on a small plot will become unfeasible if concessions are not granted," he said.

In August, the civic chief submitted a proposal to change the DC Regulations to curb misuse of building spaces. asOrnamental features such as niches, ducts, voids, lily ponds, car decks and refuge areas are granted free of FSI without premium. In some cases, car decks alone are equivalent to the flat area, which is eminently misusable," said his report to the government. "Projections more than 1.2m have been sought and sanctioned with creative nomenclature such as eco-friendly decks, pocket terraces, sit-out areas etc. This tendency needs to be curbed."