The BMC cleared just 633 building proposals from April to September 2011, and without the extraordinary concessions that most builders have misused and profiteered from in the past. Developers have complained that these clearances amount to barely 30% of those cleared in the same period last year.
Civic sources said this is the first time in adecade that the BMC has curbed extraordinary concessions that helped builders construct way beyond the permissible limits.
Official figures available with TOI show that 461 approvals were granted for amended plans submitted by developers, while 172 projects received the preliminary clearance known as intimation of disapproval.
The Andheri-Goregaon-Malad belt had the most number of approved amended plans, 212. However, barely 18 proposals were sanctioned in the H-West Ward— Bandra (W) to Santa Cruz (W)- —where connivance between some powerful local politicians and builders has led to the most building violations.
Civic chief wants 100% premium on add’l areas
The BMC chief wants to restrict additional construction—like flowerbeds, pocket terraces, decks and voids—to just 25% of a building’s total built-up area. These areas are ‘additional’ because they are not part of the portions built with the permitted FSI. The commissioner wants to charge builders a 100% premium for these additional areas, which are usually amalgamated with flats.
BMC clampdown upsets builders, architects
Mumbai: Successive municipal commissioners over the past decade liberally used their discretionary powers to grant property developers extraordinary concessions—unusually large flowerbeds, void areas, lily ponds, car decks, etc.
These areas are not included in the floor space index (FSI), which dictates the amount of area that can be built vis-a-vis a plot’s 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 brains 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 government’s 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 metres. 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 servant’s toilet on every floor have also been cancelled because 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 commissioner’s approval,” said the official.
The BMC’s stringent 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 Kumar’s wrath,” said a builder.
An architect complained that developers with small plots are at a greater disadvantage than those with larger layouts. “Constructing 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 Development Control Regulations to curb the misuse of building spaces. “Ornamental 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 ecofriendly decks, pocket terraces, sit-out areas etc. This tendency needs to be curbed.” (TOI 14.10.11)
Civic sources said this is the first time in adecade that the BMC has curbed extraordinary concessions that helped builders construct way beyond the permissible limits.
Official figures available with TOI show that 461 approvals were granted for amended plans submitted by developers, while 172 projects received the preliminary clearance known as intimation of disapproval.
The Andheri-Goregaon-Malad belt had the most number of approved amended plans, 212. However, barely 18 proposals were sanctioned in the H-West Ward— Bandra (W) to Santa Cruz (W)- —where connivance between some powerful local politicians and builders has led to the most building violations.
Civic chief wants 100% premium on add’l areas
The BMC chief wants to restrict additional construction—like flowerbeds, pocket terraces, decks and voids—to just 25% of a building’s total built-up area. These areas are ‘additional’ because they are not part of the portions built with the permitted FSI. The commissioner wants to charge builders a 100% premium for these additional areas, which are usually amalgamated with flats.
BMC clampdown upsets builders, architects
Mumbai: Successive municipal commissioners over the past decade liberally used their discretionary powers to grant property developers extraordinary concessions—unusually large flowerbeds, void areas, lily ponds, car decks, etc.
These areas are not included in the floor space index (FSI), which dictates the amount of area that can be built vis-a-vis a plot’s 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 brains 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 government’s 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 metres. 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 servant’s toilet on every floor have also been cancelled because 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 commissioner’s approval,” said the official.
The BMC’s stringent 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 Kumar’s wrath,” said a builder.
An architect complained that developers with small plots are at a greater disadvantage than those with larger layouts. “Constructing 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 Development Control Regulations to curb the misuse of building spaces. “Ornamental 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 ecofriendly decks, pocket terraces, sit-out areas etc. This tendency needs to be curbed.” (TOI 14.10.11)