FSI INCENTIVES ALSO OFFERED TO EXISTING PROPOSALS

GAJANAN KHERGAMKER outlines when FSI incentives are provided to buildings going in for redevelopment     Floor Space Index incentives are offered not only to fresh proposals but also to the existing proposals. Housing societies of landlords or occupiers may convert their earlier proposals in accordance with the modified regulations, provided the redevelopment scheme is in progress and has not been completed, i.e. where full occupation certificate is not granted.      However, this additional FSI is subject to the submission of a licensed structural engineer's certificate for structural stability, to the effect that the building is designed to take the additional load for constructing additional FSI if granted and certifying the feasibility for structural modifications, i.e. it should be feasible to convert the tenements earlier proposed with 180 sq ft carpet area into tenements of 225 sq ft carpet area.      The higher FSI does not automatically become permissible in cases where construction is already underway as per old plans, unless a provision was made in the plans, foundation, etc., for subsequently increasing the area of rooms or the number of floors, without endangering the structural stability of the buildings.      In order to streamline the cumbersome procedure for granting NOCs for redevelopment, the step of issue of letter of intent, prior to issue of NOC, has been completely eliminated by the government. It is no longer necessary to obtain a letter of intent. Now, the landlord or cooperative housing societies of landlords or occupiers can directly submit their proposal for redevelopment of their old cessed properties in A to G wards of Mumbai, as per the prescribed format, attached along with required documents and information.      After the board receives the complete proposal with documents, it will scrutinise it and an the NOC for redevelopment will be granted after the board is satisfied that all requirements are fulfilled by the applicant and approval has been given in the MBRRB meeting. A scrutiny fee of Rs 5,000 or whatever amount is fixed by the board from time to time will be charged for each proposal.      Once the documents have been received along with the application, and all legal and technical requirements have been completed, the NOC with be issued within three months. If the NOC holder fails to start the redevelopment work within 12 months from the date of issue of NOC, the board reserves the right to cancel the NOC.      Importantly, the NOC holder is expected to complete the construction of the new buildings for the rehabilitation of old occupiers within 30 months from the date of issue of NOC. Just in case he fails to do so, extension to the above time limit may be granted by the board, depending on the merits of the case, on the payment of an extension of fee of Rs 5,000 or an amount as decided by the board.      On granting of the NOC for redevelopment, the NOC holder is bound to carry out repairs to the old cessed buildings at his own risk and cost whenever such repairs are deemed to be necessary as decided by the repair board.      For the free sale buildings, occupation certificates will be given only after all the old occupants, including those who may be staying in the Repair Board's Transit Camps, have been rehoused in the newly reconstructed buildings.  QUICK  BYTES      IMPORTANTLY, THE NOC HOLDER IS EXPECTED TO COMPLETE THE CONSTRUCTION OF THE NEW BUILDINGS FOR THE REHABILITATION OF OLD OCCUPIERS WITHIN 30 MONTHS FROM THE DATE OF ISSUE OF NOC.      THE ADDITIONAL FSI IS SUBJECT TO THE SUBMISSION OF A LICENSED STRUCTURAL ENGINEER'S CERTIFICATE FOR STRUCTURAL STABILITY, TO THE EFFECT THAT THE BUILDING IS DESIGNED TO TAKE THE ADDITIONAL LOAD FOR CONSTRUCTING ADDITIONAL FSI, IF GRANTED.