Losing Sky on streets

With SRA, MHADA and other redevelopment projects occupying real estate industry space today, we are poised to see lot more sky covered up and, lifestyle changes coming in recent future in metros like Mumbai.

FSI Game

The reason we need these rehabilitation or redevelopment schemes is two pronged – uncontrolled urban migration where no one cares for encroachment and illegal possession on government lands and, regular influx of rural to urban migration for primarily work/ job reasons wanting to find residence Legal way. Funny part is, people trying to find residence Legal way have to pay whereas people residing Illegal way, don’t have to. Slum (having unhygienic living conditions with low social habitats) creation I believe is bigger problem than Slum rehabilitation.

All these schemes generate an FSI in bargain for the developer in exchange. These FSIs go anywhere from 5 – 11. That means every square foot land will have up to 11 square feet construction causing Thousands of people staying in a small plot hence, in high rises like 35 to 50 story buildings. Typically, these buildings are so near to each other that you lose not only earth but also sky from ground or, streets.

Unlike a few countries, we don’t have any social housing and, migrant management with full systematic control. These are left on market forces with aid of cross subsidy or FSI grant that actually is inefficient because of huge taxation that takes away approximately 33% of the cost in terms of various taxes, duties and charges. In cities like Mumbai this gets enhanced because of FSI grant is being charged at enormous rate because of which the financial feasibility of a rehabilitation project demands these huge FSI available for sales. Economic feasibility is another big concern.

Urban issues in full blow

Water, Electricity, MTS, Lifestyle amenities sizes, maintenance, circular economy (re development of these buildings), disposals (sewage, organic/city), child growth (nature) etc. etc.

Question mark is not on the towering structures, it is the livability, serviceability and functionality that demands the kind of care and money which is prohibitive. The issues multiply because of poorly designed electro mechanical functionality, communication, community spaces etc.. Due to this the urban social issues remain unanswered or, has been enhancing such as – nature disconnect for child growth, difficult social exchange or communication, resolution of conflicts, formation of good neighborhood and senior citizen care.

The schemes of SRA and Redevelopment has been created with objective of Improving Physical (living – hygiene), social and economic condition of habitants. With all unresolved issues discussed herein, these objectives are far from being met with.

Is Green only way

Citi waste management, sewage as pollutant, potable water availability and distribution, surplus grey water disposal, heat island effect, Air quality due to dense traffic, increase in number of appliances increasing energy consumption, higher construction material wastage, higher construction material consumption etc etc. The list goes on.

I was wondering if environmental clearance should be made compulsory to all developments consuming 5 or more FSI irrespective of area of construction. We will have to accept there is a cost related to high rise construction, functionality and use. Also, whether the residents understand the governance and living cost limitations. One needs to be conscious about increase in resource utilization per capita for housing also.

We have to be serious about our commitment towards sustainability, environment and subsequent climate change. I strongly believe what is not Green is Not Affordable for any class of income group.