MUMBAI: A state government regulation will now allow builders in the city to construct more flats without a proportionate increase in the open space in the building.The state government, in the Development Control regulations which decide the use of land, has asked the BMC to calculate the development potential of a plot on the gross area even though 15% is reserved for open space, for which the legal term is recreational ground (RG). Earlier, the development potential was calculated after deducting the area reserved for RG.
“After the change in regulations, the open space will remain the same, but the number of flats will increase (as the development potential will grow),” said an architect. The new rule would be applicable to plots measuring more than 2,125 sq m.
According to the earlier regulations of 1967 and 1991, the BMC would calculate development potential of any plot having more than a 2,125 sq mt area after deducting 15% of the area as RG. For instance, if someone having a plot measuring 2,500 sq mt approached the BMC, the civic authorities would deduct 375 sq mt (15%) for RG, the compulsory open area for use of residents, and calculate the floor space index or FSI potential only on 2,125 sq mt plot. If the FSI is 1, the builder can construct 4,250 sq mt vertically on the plot without having to pay any premium to the BMC. But with the new regulation, a builder will now be entitled to a construction potential of 5,000 sq mt vertically. This means the builder who could have constructed 70 flats of 645 sq ft each on the plot can now construct 83 flats of the same size.
BMC chief drawing up transition plan
The government has asked civic chief Ajoy Mehta to frame a transition policy in which he is expected to explain how to utilize additional construction rights generated. “If the building is ready, people are staying but the builder (has) failed to obtain an occupation certificate for some reason, the policy needs to specify who will benefit from additional construction rights. Residents could utilise it to build amenities for themselves,” an architect said.
In case of redevelopment, the benefit is expected to go to the housing society, giving them bargaining power. Architect Shirish Sukhatme said, “Developers will rush to get benefit of newly-generated potential. The rgovernment has asked BMC chief to frame a policy, which will delay its implementation. This will also create confusion.”