State pushes for cluster redevpt of old buildings ……..Clara Lewis I TNN
In a bid to push for cluster redevelopment, the state government is making difficult the redevelopment of individual old and dilapidated buildings under the Development Control Rule (DCR) 33 (7).
In a directive issued to the municipal corporation, the state has increased the mandatory open space from 15 sq ft to a minimum of 35 sq ft around a building when it is taken up under this clause.
It has also increased the size of individual tenements from the present 225 sq ft to 300 sq ft. For a ground plus six storey building, the minimum front and marginal open space now required will be 35 sq ft. For a ground plus seven storey building, the requirement of front and marginal open space will be 60 ft.
After the civic Improvements Committee accepts it, the BMC will invite objections and suggestions on the directive from the public. Following a formal hearing, it will become a part of the DCR.
It is a clear indication that the state government is disinclined towards the redevelopment of individual buildings. Several buildings in the B and C ward are on plots admeasuring 1,800 to 2,000 sq ft. Even redevelopment of a building on a standard 5,500 sq ft plot will be difficult without concessions in open spaces, said civic officials.
The concessions in open spaces are granted by the municipal commissioner at his discretion. Redevelopment, fear civic officials, will come to a halt. The minimum plot size for cluster redevelopment is 40,000 sq ft or one acre. This would mean bringing together the landlords and tenants of a minimum of 10 buildings.
Creating a consensus amongst so many people is an uphill task, said officials.
Town planner and architect, P K Das, however, says it is a welcome move. The present 15 sq ft of open space is very oppressive and dangerous. It leaves only 30 sq ft between two buildings and prevents the entry of fire engines in case of a fire. It also affects light and ventilation. There cannot be a compromise on open space, he said.
Das said the move could be indirectly seen as favouring cluster redevelopment. Planning can be done better with bigger layouts. However, small plots and big layouts must go hand in hand. The issue is not about competition between small plots and big layouts. Redevelopment must benefit all. The mechanics can be evolved through participatory planning, he added.
The move is also seen as the government favouring bid builders as against small players who have the capacity to reconstruct only one building at a time. The new modification also has an additional development cess of Rs 7,000 per sq mt. The BMC at present charges a development charge of Rs 250 for redevelopment under 33 (7), said officials.
Das said the government must ensure that the details are worked out and not left to the developer leading to displacements.