REDEVELOPMENT- Chapter1
An Overview
When fundamental need for living in a society supersedes all other needs, redevelopment takes form. Additional amenities like lifts, amenity space, parking, landscape and fungible quotient are affix to this process but an abundant sum of money are the prerequisites to development.
Whether redevelopment or self-redevelopment, the journey is arduous, and it is the PMC or a project managing consultant who will play a pivotal role in helping the tenants sail through.
To initiate this process all members of the society should be united to be on the same page. The interest of all members is of paramount importance, so their consent is imperative to initiate any dialogue on this issue.
Before getting into the redevelopment mode, certain responsibilities have to be fulfilled by the members. The know how’s for any redeveloping society will include All paper work- nomination forms, succession forms, carpet areas worked out (either surveyed or as per occupation plans) to be in place. The main bone of contention of all disputes arising in a society is the existing carpet area calculations. The carpet areas calculated through the occupation plans shall supersede any other means or modes of measurements.
The PMC will begin his expanse of work by doing an extensive study for the property under consideration. From scrutinizing the development plan, comprehending the project economics through a feasibility report and letting the members recognize the value addition they should be getting in return from a developer for the property owned by them.
Once all this achieveda tender document is prepared to incorporate all aspects required for building to be accomplished as per the requirements of the members.
A fair tendering process should be encouraged to shortlist or finalize a builder / developer. Unanimous and collective decision of the members with the help of PMCs is important to opt for an assertive developer. A developer is finalized only after ascertaining his financial capability and experience of works done. This will not only ensure eligibility of a builder but also trust and transparency between the society members.
A timeline needs to be set in, right from finalizing a tender, issuing a notice to concluding on a developer. Plentiful time is needed to obtain requisite NOCs and Municipal Approvals before the construction is on floors. So avoid time escalation on behalf of the society.
Overburdening of demands by members may tax the developer to the extent that he may compromise on certain amenities. Especially in Civil Aviation affected areas there are height restrictions and also higher land rates, due to the proximity to airport. The practicability of any project may be intensely competitive leading to higher approval costs than returns. There may be many conflicts between developer and members. But some middle path has to be chosen amicably, as ultimately a lot of finance will be going into this deal. To sustain a monetary appreciation both parties have to conclude for a win-win situation.
The idea of redevelopment begins with a handing over of society to the builder on conditions agreed on and then handing back the reconstructed building, with better living areas for the tenants and new added members of the society.
It’s a matter of responsibility, hope and trust between the developer, PMC and members that all and many hurdles are overcome to complete a product which will live for the next couple of decades.
Ar. Rashmi Phulkar
(Practicing architect, Vile Parle EAST)
