Toughcons Nirman Pvt Ltd., has been appointed as PMC in six societies in Sai Baba Nagar of Borivali West. These six societies have come together and opted for redevelopment under the 33(9) Cluster Redevelopment Scheme of DCPR 2034. Toughcons group & Uk Designs are also appointed in 2 societies of Four Bungalows who also have joined hands for redevelopment under the cluster scheme.
In Sai Baba Nagar, these societies were not getting any offers due to the overconsumption of FSI. These societies had already consumed 1.65 times their plot area due to layout development. However their PMC, Toughcons Nirman Pvt Ltd. explained to the society members to join hands together with neighbouring societies so that they can good offers. Now the society members are getting 40 per cent additional area thus from one bhk their flats will become 2 bhk flats. Members having smaller flats of approx. 200 sq.ft will get one bhk flat of 400 sq.ft.
The projects under normal redevelopment policy as per road width are becoming unviable for developers in suburb Mumbai due to withdrawal of Premium discounts by Govt and since few months increase in input cost as follows:
1. Up to 30 per cent increase in raw material cost for construction
2. Increase in Labour cost for construction.
3. Additional Development CESS
4. Increase in CFO scrutiny fees
5. Increase in Scrutiny Fees
6. Discount on stamp duty taken back and on the contrary 1 per cent increased in stamp duty for the purchase of property
7. Increase in Ready Reckoner Rate
Due to the increase in input costs, projects are getting unviable for developers on any road width. Therefore developers are opting for other redevelopment schemes where the FSI permissible is more.
Therefore Developers are opting for alternative schemes such as PAP clubbing under 33(11), Public Parking Lot under 33(18), and Full Commercial Building under 33(19). But out of all alternative schemes, the most favourable scheme for Societies and Developers is Cluster Redevelopment Scheme under 33(9).
Dilapidated neighbouring buildings come together for redevelopment under 33(9) of Cluster Redevelopment Scheme CDS. The maximum permissible FSI under 33(9) is 4.0 plus fungible FSI. However, there is sharing of FSI for MHADA which depends on the FSI consumed by the society and the Ready Reckoner Rate. Incentive FSI for the developer also depends on the same.
Cluster Redevelopment Scheme is now allowed on narrower road widths of a minimum of 12 meters road but it should be arterial road within 500 meters from 18 meters or greater road width. In Suburb Mumbai, the minimum plot size shall be 6,000 sq.mtrs and the building age should be minimum of 30 years.
The move around cluster-based redevelopment, instead of individual buildings, is a sustainable solution, economically, socially, environmentally and culturally.
Through the Cluster Redevelopment project, a developer can plan amenities such as sports facilities, recreational parks, community halls, and places of worship to provide Society members and home buyers with a more holistic and complete lifestyle.
The major roadblock to cluster redevelopment is neighbouring societies coming forward and joining hands together. We always think that the Wagah border is between India and Pakistan but we as society members have created many such Wagah Borders within our own society boundaries itself. Hence these societies’ members instead of making it the Wagah border should think their societies’ boundaries as the Berlin Wall and break them for the betterment of themselves.
All societies later or sooner have to come together for bigger homes, better infrastructure, better amenities, better lifestyles and the only viable option for Developers in Suburb Mumbai.
Nayan Dedhia, the writer is Managing Director of Toughcons Nirman Pvt Ltd., which is PMC for the Sai Baba Nagar & Four Bungalows Project which will be developed under the Cluster Redevelopment Scheme.
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