by Mr. Anuj Puri,
Chairman & Country Head, JLL India
The problem of
illegal buildings in Mumbai - and their impact on the existence of Mumbai's
citizens and organizations, as well as its real estate market - is not a recent
phenomenon.
In fact, it is as old
as the BMC itself. Whether they were the result of corruption & collusion
or / lack of vigilance of, the issue has always persisted in what is India's
financial capital, which is also the country's most space-challenged city.
However, the issue of
illegal buildings started intensifying from 1995 onward. This was when the BMC
introduced a slew of new regulations pertaining to development control, FSI and
TDR.
What followed was a
significant increase in violations such as consumption of excessive FSI,
building being built higher than permitted, flouting of CRZ & air space
regulations, and projects being built without environmental clearances.
Yet another common
violation is the illegal utilization of open spaces that must mandatorily be
maintained around buildings.
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| Anuj Puri, JLL India |
Illegal
Construction..!
Considering that the problem of illegal
construction is rampant throughout Greater Mumbai as well as the
Kalyan-Dombivali belt, Thane and Ulhasnagar, it is impossible to define a focal
point of highest incidence.
What is certain is
that the problem has been more or less been kept under control in Navi Mumbai,
where CIDCO enforced strict norms on such matters. The rest of the city seems
to have been, and continues to be, wide open to the rampant spread of illegal constructions.
The fallout of
illegal buildings or constructions on the city is severe. In the first place,
residents of such buildings face the constant risk of traumatic life disruption
and displacement, as such buildings are liable to be identified and illegal and
consequently demolished without much notice.
Also, since illegal
additional constructions are not part of the original approved building plans,
the entire project is effectively rendered structurally unsound.
Floor Space Index..
Because of huge
shortage of Floor Space Index(FSI)
within Mumbai and its surroundings, illegal constructions are on an
inexorable increase. When development clearances and increased FSI are not
available, areas which are defined by huge demand for built-up spaces and no
supply of new land parcels, illegal buildings are and will always be an
unfortunate but logical consequence.
Also, property prices
in buildings tend to be lower in illegally constructed buildings.
In a city like
Mumbai, where astronomically high property prices represent the greatest rift
between people and homes, this factor plays a significant role in maintaining
demand for any kind of available space.
A building's overall legality can be verified
by the availability of an occupation certificate & original drawings
approved by the BMC.
However, it is beyond
a layperson's capacity to verify whether the offered space lies within the
approved part of a project or is an illegal extension.
Mumbai is not alone
when it comes to the plague of illegal structures - most other Indian cities
have their share of the problem as well. The notable exceptions are cities
where development rules are more flexible and practical, or are enforced with
greater strictness. Some of these cities are New Delhi, Hyderabad, Chandigarh
and Bangalore.
Ahmedabad, which
earlier had major issues with FSI violations, clamped down seriously after the
earthquake in 1991 and completely overhauled its regulation process. As a
result, the incidence of illegal construction in Ahmedabad has reduced
considerably.
About the author
Mr. Anuj Puri is
Chairman & Country Head at JLL India
For media Contact
Arun Chitnis
Head – Corporate
Communications & Media Relations
JLLe India
Level 6, Amar Avinash
Corporate Plaza
Bund Garden Road,
Pune 411001.
Tel: (020) 30930441
Fax: (020) 40196101
Mob: +91 9657129999
Website:
www.joneslanglasalle.co.in
Blog:
www.joneslanglasalleblog.com/realestatecompass
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