Poised for a vertical take-off
The skyline of the island city is all set to change with permissible floor space index of 4 and more — there is no vertical limit if tenants need to be accommodated — as taller towers will replace dilapidated buildings and chawls, reports Ketaki Ghoge.india Updated: Feb 01, 2009 01:01 IST
The skyline of the island city is all set to change with permissible floor space index (FSI) of 4 and more — there is no vertical limit if tenants need to be accommodated — as taller towers will replace dilapidated buildings and chawls.
The makeover of the old city is in its final phase.
The Urban Development Department (UDD) has finalised the cluster redevelopment policy following a series of public hearings with city planners and builders over its draft notification issued last year.
“We have put together the amendment to Development Control Rule 33(9) and it has been sent to the Chief Minister for approval,” said Principal Secretary T.C. Benjamin. “The cluster redevelopment policy will be finalised after this.”
Global metros such as Hong Kong, Shanghai and Singapore have been successful in urban renewal through the cluster development approach.
In the city, the current FSI of 1.33 will be replaced by 4 or more for redevelopment of cessed buildings, private buildings built before 1969, government buildings and even slums — not more than 25 per cent of the entire project — in an integrated manner along with basic amenities like roads, water supply and even open spaces.
FSI is an indicator of how high a developer can build on a plot.
An FSI of 4, which is proposed for these large schemes, means the total constructed area of a building is four times the area of the plot.
The projects will be developed jointly with cooperative housing societies of residents, government agencies and developers.
The area required for redevelopment is 4,000 square metres or about an acre but there is no upper limit for the cluster.
It means proposals like redevelopment of 10 acres of Pimplewadi in Girgaon or even 200 acres of C Ward as proposed by the Redevelopment of Mumbai Forum may get cleared.
Private developers will get incentive FSI — saleable component of the project — in the range of 50 per cent to 75 per cent of the FSI required for rehabilitating existing tenants.
If FSI of more than 4 is granted, then it will be shared in the ratio of 1:5 between government agencies and developers.
Officials say this is essential because infrastructure as well as mandatory quota for open space has to be kept within the cluster.
The UDD has also proposed the setting up of a high-powered committee led by Municipal Commissioner Jairaj Phatak to clear such cluster proposals, its borders and infrastructure development within the clusters, and to resolve disputes between occupants and the developer.
The other members of the committee include the Mumbai Metropolitan Region Development Authority Commissioner, the Deputy Director of Town Planning, the Joint Commissioner of Police (Traffic) and the Mumbai Reconstruction and Repair Board chief.
The landlord or the owner of the building has been offered only 5 per cent of the incentive FSI as premium and this may deter many owners from opting for the scheme.