by Mr.
Santhosh Kumar, Jones Lang LaSalle India
The Delhi Government
has relaxed norms for construction of additional floors in residential flats
having multiple ownerships, aiming to weed out corruption & help people get
their building plans sanctioned without hassles. As per a new directive, people
having right over third floor will no longer require to obtain a no-objection
certificate (NOC) from the other floor owners for the construction of a third
floor.
Not As Simple As It
Seems..!
Municipal
corporations will have to examine structural safety & compliance of
building bye-laws while giving approval for construction of the third floor.
They will need to look into aspects like structural safety, fire safety, non -
obstruction of passages and air & sunshine for neighbours and neighbouring
buildings before approving any building plans.
Also, adequate
parking norms will need to be followed to get clearance. As a matter of fact,
there are quite a few complications that need to be resolved to be able to
effectively implement the order.
As of now, the three
(3) owners of ground, first and second floors share one-third land rights. If
an additional floor is to be constructed, then the other floor-owners have to
forfeit their land right - which will go down from 33 % to 25 %.
Moreover, if it is
possible to build within the 300 FAR ( )
in any house up from 200, the other floor-owners will claim 33 % right
on the extra 100, while the second floor owners would claim it as theirs.
In other words, there
will certainly be legal issues that need to be addressed.
It also seems evident
that there will be a need to increase existing infrastructure due to this move,
since it will have to cater to increased population. Water, electricity and all
other necessary supply systems would have to be massively ramped up in order to
cater to increased demand.
In short - this
directive, if not complemented along with other necessary changes in the
existing laws, and if not implemented with the right intent and spirit, will do
no significant good in reality.
On The
Positive Side...
 |
| Santhosh Kumar, JLL India |
That said, this move
will not essentially result in any major influx of new population to put the
existing facilities under stress. Rather, it would primarily mean creation of
more housing opportunities for the currently residing population.
This means that no
significant additional changes will need to be made to existing colonies.
Currently in Delhi,
property prices are exorbitantly high and thus are out of reach of middle-class
end consumer. This move will help to put a check on the already sky-high
prices.
As housing options
will, to a certain extent, become more affordable, the Working class population
will be able to address their dream of owning a home in Delhi more
realistically.
With the acute
scarcity of land in Delhi, there is very limited scope of horizontal expansion
- and thus, vertical growth remains a viable option. The move to allow building
of an additional floor will increase usable FAR resulting in more efficient
utilization of Land.
Also, since we have
already seen many such constructions taking place even in the absence of a
corresponding documented policy, formal guidelines will give legitimacy to all
such constructions, make the process smoother & help do away with involved corrupt practices.
As far as the right
way to go about this is concerned, I will advocate the implementation of this
move with all necessary changes in bye-laws.
Merely abolishing
NOCs as an appeasement strategy is not recommended. To be able to implement
this action with a view to the desired results, all involved complications and
challenges also need to be proactively addressed.
About the author..
Mr.
Santhosh Kumar is CEO (Operations) at Jones Lang LaSalle India
For Media Contact
Mr. Arun Chitnis
Head – Corporate
Communications & Media Relations
Jones Lang Lasalle
India,
Level 6, Amar Avinash
Corporate Plaza,
Bund Garden Road,
Pune - 411001.
Tel: (020) 30930441
Fax: (020) 40196101
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Website:
www.joneslanglasalle.co.in
Blog:
www.joneslanglasalleblog.com/realestatecompass
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