Is high-rise living for you?

The skyline of urban India is changing as builders across the country launch residential skyscrapers. RAKESH RAI looks at the advantages of living in such buildings and the price you pay for doing so.

 When you lie flat on your back, the only way to look is up. So is the case with builders it seems. At a time when demand for property is tepid and cash is hard to come by, developers are looking at new ways to lure buyers. Building high-rise apartments seems to be the latest gambit to differentiate their projects from those of others.
    This trend is not confined to Mumbai, which has traditionally been the city of high-rise constructions. City after city has seen the launch of high-rise residential projects in the past year. These are not the usual 15-20-floor buildings that most cities are used to, but many have more than 30 floors, with some going up to 100 floors (see table). So while the Lodha Group is building the tallest residential tower in the world (117 storeys) in Mumbai, Supertech is selling the 'tallest tower in North India' with 60 floors. Urbana is showing how 'Kolkata will look different' from the 45th floor.
    High living also comes at a high price. All these projects are being sold at a premium compared with other residential projects in the same areas. "After the slowdown ended, we found that many buyers were looking for premium properties. The problem is that like affordable projects, most premium projects are also similar. So we thought of building an iconic premium property," says RK Arora, chairman and managing director, Supertech.
    The emergence of these residential skyscrapers is not an unexpected trend. According to experts, as cities gear up to cope with the increasing population, the tall building may well become the new normal, not by choice, but by default. "No large city, which has a growing population to accommodate, can afford not to go tall," says Niranjan Hiranandani, managing director of the Hiranandani Group. "Till some years ago, there were hardly any residential buildings taller than 5 or 10 floors in places like Delhi or Gujarat. Now, there are projects with 50-70 storeyes. It's because high rises are the need of the hour," adds architect Hafeez Contractor, who has designed some of India's tallest edifices.
    These tall buildings have also become a lifestyle statement in cities like Mumbai. "Mukesh Ambani is one of the richest persons in the world and can afford to buy acres of land in Mumbai. Yet, he chose to go vertical, not horizontal, while building his house. So it is also a matter of choice for many," says Hiranandani.
    Living in a high-rise structure has its advantages. First, of course, is the exclusivity attached to the project. Since it takes much more money and time to construct a high rise, it is unlikely that another similar building will come up in the neighbourhood. "An important factor for people buying in these projects is the iconic status of the project, which cannot be easily replicated," claims Arora. This is what prompted 25-year-old Akhil Kadyan to book a house on the 28th floor of a property, which is being called north India's tallest tower. "Many of my colleagues have apprehensions about staying in a very tall building, but I have travelled abroad extensively and know the experience. There is a status attached to the address. You just need to mention the name of the building and people will know where you stay," he says.
    There are other aspects of high rises that attract buyers. For instance,there's a better view and a cleaner environment. "An important advantage of staying in a high rise, especially in a city like Mumbai, is that we have absolutely zero noise pollution and the air is much cleaner," says Abdul Khatri, a 45-year-old businessman, who stays in a 29-storey apartment in Mumbai. In fact, buyers like Bhoumik Vora did not mind paying a premium for staying in a high rise in Tardeo. "We paid about 30% premium compared with other properties in the same location, but the view and cleaner air have compensated for it," he says.
    For others, the amenities offered within a much smaller area are the lure. "Our building has all the facilities, like a gymnasium and swimming pool. There is also the security factor because of a controlled entrance. So I didn't mind paying a 20% premium for these," says 38-year-old Sunil Nair, who stays in a 20-storey building in Mumbai.
HOW SAFE ARE THESE BUILDINGS?
As skyscrapers take svelte new shapes to create appealing living quarters and replace the bland, boxy high-rises, many potential buyers are wondering if living in a high rise is actually for them. The safety aspect is the uppermost concern, as is evident from the results of a survey conducted by economictimes.comearlier this month (see page 6). An overwhelming 70% of the respondents were concerned about what would happen in case of a natural calamity. What if the area is hit by an earthquake or fire engulfs the building? Will the evacuation be difficult? Such concerns are understandable, especially in cities that have traditionally grown horizontally. To address some of the worries of buyers, we spoke to renowned architect Hafeez Contractor (see interview). Contractor has designed many of the skyscrapers that are under construction across the country.
    As far as earthquakes are concerned, India is divided into five zones based on risk (see map). Most tall buildings that are under construction fall in zones 1 to 3 and are being designed to withstand quakes. "Noida, for example, falls in seismic zone 4. According to the building codes, the edifice should withstand earthquakes of up to 5 on the Richter scale. However, we have gone a step further and this building will be able to withstand earthquakes of up to 7.5," says Arora of Supertech.
    Similarly, there are provisions for handling situations requiring mass evacuations. The evacuation can take place from the ground level as well as from the top because most tall buildings have a helipad on the top floor. Though,

Bhoumick and Roshini Vora,
30 years (both) | Mumbai
He paid a 30% premium to stay in a high rise (26th floor) in Tardeo. The sea view was an important factor. However, he pays three times the maintenance charge compared with what he paid before shifting to the new apartment. The advantage has been a higher price appreciation compared to other properties in the area.

ADVANTAGES OF LIVING IN A HIGH RISE
Snob value: Skyscrapers are hard to build, so chances of another one coming up are lower. The exclusivity also helps in price appreciation.
>> Lower temperature: Temperature drops by about 3°C per 1,000 ft. The Lodha Group claims that the temperature at the top of the 117-storeyed World One will be 4.5°C lower than the ground temperature.
Lesser noise: A difference of 30 floors can reduce the noise level by 30%.
Cleaner air: Concentration of vehicle pollutants and carbon dioxide reduces with the increase in altitude.
>> Better view and visibility: In clear atmospheric conditions, you can watch up to a distance of 50 km from the top of a 650-ft high building.
More open spaces: High-rise buildings leave more open public spaces, which means more greenery and parks.
Controlled entrances in high-rise buildings reduce the incidence of crime.
...AND THE DISADVANTAGES
>> Higher construction cost: The average construction cost per square foot is 20-25% higher if the building has more than 12 floors.
Floor rise charges: Most developers charge a premium for a better view over the base price of the project on higher floors.
Lesser usable area: Skyscrapers have to support greater building weight. As more parts of the building are devoted to holding it up, they encroach upon the space for living in.
Higher energy cost: Depending on the climate of the region, use of glass can add to the energy cost of the building.
Higher maintenance charges: Most tall towers have at least two banks of lifts. Stricter fire safety norms also add to the cost.
Costlier renovation: It is more expensive to carry out major alterations and renovations in a high rise.
More claimants of land: In case a new building has to be built on the same piece of land, the number of claimants will be higher.
Longer construction time: As skyscrapers take longer to build, you will have to wait more than you would for a normal project to take possession.
>> Higher insurance premium:
The fire insurance premium for a high rise is more than that for a low-rise building.

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BUILDING BLOCKS for developers

 

Civic Body Plans To Tighten The Screws On Builders While Granting Them Concessions

Nauzer K Bharucha | TNN

    The Brihanmumbai Municipal Corporation (BMC) plans to make things difficult for developers who procure building concessions and then misuse the space by selling it to flat buyers. Although a policy is yet to be finalized, municipal commissioner Subodh Kumar has already started clearing projects by putting restrictions that clamp down on these violations.
The areas which are generally misused are flower beds, canopies and car decks. Today, most builders blatantly sell the flower bed area although it is not included in the floor space index (FSI) of the building. Flat buyers then illegally amalgamate the flower bed area into the room in order to make the living space larger. TOI has learnt that it may soon become mandatory to construct a 70-cm-high RCC wall at the edge of the room to demarcate it from the flower bed area.
Although rules restrict a flower bed area to be not more than 1.2 m to 1.5 m in size, some builders have extended it up to 3 m. "If things go as planned, architects will have to leave a void between the room and the flower bed so that the two are not merged," said sources.
The worse case violations, said sources, are some of the residential towers coming up in the Parel area. Open terraces, 3,000 to 4,000 sq ft each, are sold as part of the apartment although terrace spaces are free of FSI.
    Incidentally, Kumar on Friday recalled a project file pertaining to the construction of a 22-storey residential building in Borivli. The building plan showed a car deck on each floor. But as the deck was adjoining the apartment, it was clear that the builder would sell it to the purchaser who would then make this area part of the flat. The architect has now been told to redesign the building in such a way that the deck area is away from the apartment.
    Civic officials have also been ordered to inspect every building which has been permitted to build car decks on each floor. Last year, TOI had exposed how builders were selling the car deck areas and showing them as part of the apartment. "These builders get plans approved for 1,500 sq ft flats, but the car deck itself is another 2,000 sq ft. The builder then sells the flat showing an area of 3,500 sq ft. Such proposals will be cleared provided there is a common passage or staircase between the car deck and the
apartment," said civic sources.
    Another common violation is the misuse of canopy, which is located at the entrance of the building. The owner of the apartment situated just above the canopy is sold the empty space (top of the canopy), which could be as large as 5.5 m. To prevent its misuse, the canopy, which is again free of FSI, will have to be constructed one metre below the apartment.
    Kumar has also made it clear that concessions in open spaces surrounding a building will be granted only if there is genuine hardship faced by the developer or if the plot is narrow. Moreover, he will soon make it mandatory for builders to take into account the hardship faced by those residing on the neighbouring plot in case their light and ventilation are affected.
    Kumar will also insist that architects/builders reveal the full FSI and TDR that they can utilise while seeking concessions, especially in open spaces. "This way, permission to treat open space deficiencies can be ascertained by the BMC at the initial stage itself," said sources.
    Meanwhile, reacting to complaints that building proposals are stuck since Kumar took over as the civic chief, his office clarified that 80 files were cleared in the past one week, but another 59 proposals were sent back for want of additional information from the project architects.

Flower Beds VIOLATION | Not included in the FSI of the building, it is illegally amalgamated into the room to make the living space larger
    SOLUTION | A 70-cm-high RCC wall at the edge of the room will prevent its misuse

CHECKS & BALANCES
Canopies VIOLATION | Owner of the flat situated just above the extension is sold the space which could extend up to 5.5 m
    SOLUTION | Constructing it at least one metre below the apartment

Car Decks
VIOLATION | Builder sells it to the purchaser who eventually makes this area part of the flat
    SOLUTION | There has to be a common passage or staircase between the car deck and the apartment

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M U M BA I 2 0 5 2

FUTURE CITY: TALLER, WIDER AND FASTER

Concept Plan Calls For More FSI, Devpt Of Townships In Panvel, Pen, Etc & Land Reclamation To Meet Mumbai's Needs

 Twenty years from now, Mumbai Metropolitan Region (MMR) will need 4.35 million housing units, and consume 15,372 million litres (more than four times the current requirement) of water every day in order to meet the demands of its growing population. The only way the government can decongest the city and improve the quality of life for its citizens is to develop planned urban conglomerates in Vasai-Virar, Thane, Kalyan, Navi Mumbai Panvel and Pen, increase FSI, and reclaim land. These were just some of the many findings of a concept plan for MMR, presented in a seminar at the Sahyadri guest house on Friday. It was prepared by a Singapore-based consultant for the state government and Bombay First—a development advisory body.
    By 2032, Mumbai will need six business hubs like Nariman Point and Bandra Kurla Complex. The state has to double the existing road and train network. Some of the major road and rail corridors proposed in the plan included the Alibaug-Virar corridor, a coastal road around the island of Mumbai, two trans-harbour links, and a creek bridge between Kanjurmarg and Koparkhairane.
    The study projected that property prices in Navi Mumbai and Thane will rise faster than other parts of the MMR, with the exception of South Mumbai. To maximize available, the concept plan suggested that the government increase FSI to 15 in key business hubs. Reclamation of land was also a priority. But Djoko Prihanto of the Singapore company Surbana Urban Planning Group, stressed on the need for infrastructure to keep up with the high FSI in business areas.
    Mumbai's population density—which is 40,000 people per sq km—has to be brought down to 23,000 people. To meet this target, the government will require an additional 1,300 sq km of land by 2032. Similarly, the study showed that the average living space per person should increase to at least 86 sq ft from the current average of 43- 64sq ft.
    The study suggested that congestion tax be introduced to tackle the problem of vehicular pollution. If no adequate measures are taken, air and water pollution levels will rise from 4.6% to 12.5% by 2052. The plan also called for setting up of wind and tidal power generation plants, developing a reservoir in Thane creek, and constructing a water storage barrage at Mahim bay.
POSSIBLE SOLUTIONS
Increase FSI in the island city to 5. In Navi Mumbai and Uran FSI should be 3 and in Kalyan, Panvel Vasai and Virar FSI should be 2
Introduce four to five major coastal or trans-harbour roads and rail corridors
Create a parking policy, ban road-side parking and make restrict movement of cars in highly congested areas. Introduce congestion tax for car owners, whereby motorists will have to pay to enter central business districts like BKC, Nariman Point, etc
Create artificial islands in the eastern water front as mini-cities
Develop ferry services on eastern and western water fronts
Create more green lungs and parks

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