FAR EXTENSION RESIDENTS HESITANT

Many of the societies are undergoing Retrofitting, Repairs and Extensions in their buildings in Dwarka. A large number of cooperative housing societies have welcomed DDA's nod allowing higher floor-area ratio (FAR) for existing group housing societies. The increased FAR - from 150 to 200 - applies only to new construction. The FAR scheme of the government allows Delhi’s cooperative group housing societies (CGHS) to carry out construction in occupied housing societies. Many group housing societies in Dwarka have carried out construction activities. Though the majority are happy, there are some members who are against this saying that it is giving rise to corruption. They argue that since the FAR construction which runs for years spreads lethal dust pollution, noise pollution, and air pollution in housing complexes, hundreds or thousands of children, men, women – including senior citizens – who live in these houses have been suffering for the past few years. Although a number of departments and officials are involved in corruption and MC members mainly collude with the corrupt officials of Delhi Development Authority (DDA), Registrar Cooperative Societies (RCS) office of Delhi Government, Delhi Fire Service (DFS) and others to get completion certificates. 

Sanjeev Kumar Sultana, Civil Engineer, President- Apoorva CGHS Limited Sector-5 explains 

what is FAR, Floor Area Ratio while others gives their views on drawbacks and advantages 

of FAR extension-

FAR: FLOOR AREA RATIO- It is the measurement of a buildings floor area in relation to the size of the plot. Earlier it was 1.33 and the same has been increased to 2.00. FAR=Total area of the buildings/Area of the Plot. It should be noted that a builder/architect has designed the layout in such a manner which takes care of sunlight, air ventilation, sewers, drinking water, lifts, vehicular movement, car parking and MBBL etc. Builder tries to make use of every inch available to him in the plot. It is also known to everyone that in the year 2000 when our Societies were constructed very few members were having cars. Now most of the members are having two or three cars hence it is one of the major factors in FAR extension. Accordingly the MBBL norms are revised. FAR Extension: The FAR extension can be carried out in two ways. First one increases the number of floors of a Building. This is only possible if the builder has considered the same for future planning. Second is the construction of additional rooms in the open area available. For both the cases the latest Master Building Bye Laws (MBBL) to be followed. Since the FAR has been increased from 1.33 to 2.00, theoretically you will think that there is sufficient space for going for FAR extension by adding additional rooms and toilets etc. But practically it's not technically feasible. In few Societies the building is in such a manner that space is available for additional room between the two rooms. Hence in that case, there is no extension in the horizontal direction. Some examples are Dhauladhar Apartment, Shakti Apartment and Supriya Apartment. But in these societies also other mandatory norms need to be followed otherwise you will not be getting a fire NOC. 

For FAR- 

Concentrate on the following essential parameters:

1. The minimum open space required around all the buildings/blocks should be 6 meters on all sides. You cannot park your cars in this open area. The minimum open space in the front side is 9 meters. 2. The minimum clear open space (height) of 4.5 meters is required for the fire tender. 3. Turning radius of minimum 9 meters is required for turning off the fire tender. 4. Minimum 50% of the open area is required for greenery. 5. 2 ECS (Equivalent Car Space- Car parking) are required for every 100 square meters of built up area. 6. If you go for additional room then you need to add more parking due to increase in the built up area. 7. As per LG order dated 06.02.2012 (Subject: Effects of increase in FAR in existing CGHS), you cannot add additional load to the existing structure. Green and parks of the Societies should not be compromised. The Architects/Builders/Few MC representatives would like to use these opportunities for their financial benefits and will advise you to go for FAR extension. Few of them would advise you to club the Structural Audit & FAR extension. Few members for their individual requirement will advise the other members that the cost of the flat will go up. But you need to see the following for the FAR extension:

A handful of contractors are working on several projects in societies in Dwarka i..e. SP Repcon, Khan Brothers, Tapan Nayak, Sanatan, P Kumar, BDS etc. Experience of Dwarkaites with them is ranging from ‘Okay to Pathetic’.

For decades ‘Builder Mafia’ spoiled the lives of lakhs of citizens in NCR before the government got strict on builder mafia and RERA etc. came into force. Now it’s a new Mafia - ‘High-Rise Building Repair and Retrofitting Mafia’. This business also runs in Lakhs of Crores of Rupees in NCR only. Some of the contractors work decently and honestly but some play all tactics to win contracts and then start harassing societies to extract more money. If work is delayed, members mount pressure on MC and at times MCs feel helpless. Contractors delay the work or stop the work in between to instill fear. This has become a racket where only contractors are enjoying themselves. I request you to share your experience with your contractor, Architect, structure engineer, if he was full-filling his commitments in terms of deadline, quality and overall work management. Let’s share what type of trap they throw to make extra money and how to protect the hard-earned money of our residents. If we share our experience and the issues being created by these contractors then at least other societies will be saved from falling into their trap and such contractors can be avoided. 

Jay Kumar Sharma, DJA Apartment.

The only possible solution for MCs is to rope in Civil Engineers living in their or neighboring societies so that the attempt of any exploitation could be foiled. I am myself is Civil Engineer , had professional experience of 44 years in Private & Government both but structural consultant and Contractors are not manageble in Dwarka particularly. So this is a good idea to have ratings of these from societies where they have worked / or working.

Akhelesh Kumar, President, Satyam Society, Sector 18A

We have a lot of parking  problems . All flats are 3+1 BHK. There is no space for FAR. Even then some residents are forcing us to go for FAR giving false hope of appreciation in value of flat by one crore. FAR has become a SCAM. There is so much torture during construction which can take from 3 to 5 years.

Subhash Goyal,  President, Panchsheel Apartments, Sector 10, Dwarka 

Technical feasibility. Check the following: 

1. Is there sufficient car parking as per MBBL. 

2. Car parking per 100 square meters of built up area. 

3. Have you got 6 meters open space all around the buildings. No cars should be parked in the open space. 

4. Minimum 50% of the open space should be there for greenery. 

5. 9 Meters turning radius at the turning points in the Society is required. 6. 4.5 Meters open height for movement of the fire tender. If the balcony is at the first floor then the open space will be measured from the edge of the balcony at first floor.

Based upon the above a committee of civil engineers, an architect if available in the Society can be made for carrying out the technical feasibility for further going for individual consents. You must also be aware that when the inspecting officials come for inspection of fire- fighting facilities then you need to remove cars from the open spaces. It is a pure indicator that you cannot go ahead for FAR extension since you don’t have sufficient ECS (Car parking) as per required norms hence you need to park the cars in the open area. It is also a fact that there are many court cases in the CGHS where FAR extension is in progress. Many files for fire NOC are pending in Fire Department due to non- compliance of MBBL norms. In view of the above it is suggested that we should not compromise on the MBBL norms at all. Moreover most of us are either senior citizens or going to be senior citizens, hence our safety is most important aspect of a balanced life.

The previous MC in our society FAR approved with only 30 members approval. We have 96 three BHK and 24 two BHK flats in our Society. Initially, only two BHK owners were interested but one clever member along with an architect made few others on board. A group was formed and was found that there is Parking issue. The issue was discussed in AGM and FAR was dropped for good. 

But in the next AGM again they included this point and made a committee. There were Civil Engineers in the committee including me and two of the were interested in FAR. A detailed report enclosing all circulars and orders were submitted but only two of us signed. Later on another group was formed and we found irregularities in the expenses. A letter signed by 45 members was submitted to the President to provide with relevant documents but it was never given. . A copy was also sent to the RCS. RCS also called us in their office and a notice to the MC was issued. The treasurer sold off his flat and resigned  President too followed him also and left the society.

A new MC was elected in 2021 and I became the President of the Society. We have explained the details of FAR to all the members and shared that it's not feasible. We are going to drop this point again but we plan to have individual meters for electricity and water.

Sanjeev Kumar

When Noida towers can be brought down as per SC judgment, what stops any court to bring down extra construction in the name of FAR, if they do not have completion certificate, even if there are few NOC's obtained by the builder fraudulently. Ultimately it will be termed as illegal construction. Logically; the society members themselves should be sensible and not push for FAR if they can already see parking problems etc.

Elliot Fernandes, St. Ann's CGHS, Sector7