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.
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