***
WIN-WIN SITUATION
- There are many old buildings in Panaji that lack parking space.
- Under the new rules, builders now taking up redevelopment of old buildings must set aside two floors for parking, which will help decongesting Panaji's limited parking space
- Additional floors can be sold for profit, thus benefitting the builder
****
PANAJI
The builder community in the state are of the opinion that allowing 200 per cent floor-area-ratio (FAR) for redevelopment of old buildings in Panaji is a win-win situation for them as well as current residents of such buildings.
The North Goa Planning and Development Authority (NGPDA) had recently proposed allowing FAR upto 200 per cent for redevelopment of old buildings within Panaji’s city limits, with a rider that the builder makes a provision of two floors for parking.
“There are 40-year-old buildings in Panaji with absolutely no parking space for cars. Such buildings are located in many parts of Panaji like St Inez and Campal. If we allow them 200 per cent FAR for redevelopment plus two floors for parking, then it will benefit the residents of these buildings. Besides, it will also help decongesting Panaji, as parking space will be made available in these buildings,” stated Michael Lobo, chairman, NGPDA.
A builder pointed out that 200 per cent FAR translates to maximum eight floors for a building. But Lobo clarified that two floors for parking are over and above eight floors, which a builder will have to construct if he decides to redevelop an old building.
“The upper ground floor and first floor should have parking. The ground floor can be reserved for commercial activities like shops as well,” informed Lobo.
This means that a builder will have eight floors after reconstruction, some of which will go to the building’s existing residents, while the remaining floors can be sold for profit.
Sahil Adwalpalkar of Adwalpalkar Constructions said, “Allowing 200 per cent FAR for redevelopment of old buildings is a good move, since redevelopment isn’t possible in the current scenario.”
At present, if a builder opts for reconstruction of an old building under the lesser FAR rules, then whatever floors he will construct will have to be given to the building’s existing occupants. In a nutshell, redevelopment of old buildings is a loss-making proposition under the old rules.
Besides, there are numerous old buildings in Panaji dating back to the 1970s that don't have any parking space. And with residents owning two cars per flat, this has resulted in total chaos in the city.
“Definitely, allowing 200 per cent FAR for reconstruction of old buildings is a good move. A number of old buildings in Panaji are stuck because builders are unable to take up reconstruction these under the current scheme of things,” KulaSekhar, designated partner, Milroc, said.
Lobo also clarified that this proposal only includes old residential buildings, and not old heritage buildings. This is to ensure that the heritage of Panaji is protected.
