Mhada lottery winner gives up costliest ₹5.8 cr flat over Vaastu

Mumbai:

The winner of the costliest flat in Mhada’s history of lottery sales has returned a flat worth Rs 5.8 crore to the housing board. Vinod Shirke, a Shiv Sena shakha pramukh from Agripada, said he found the Vaastu (layout) faulty. But a society member said two brothers who owned the house were fighting a legal battle. “One of them is saying the apartment was sold to Mhada without his knowledge,” a committee member said.


Shirke, a small-time entrepreneur, had struck gold when he won two 2 BHK apartments in Dhavalgiri Building, Nana Chowk, at the December 2018 lottery. These were among the costliest flats sold by the agency. One house on the fifth floor was priced Rs 5.8 crore and the other on the third floor Rs 4.99 crore. Another flat in Dhavalgiri was sold for Rs 5.1 crore to another buyer in the lottery.

“I got both my new houses checked my childhood friend, Tejas Talaskar, an astrologer. He advised me to surrender both as he found the Vaastu flawed. I am keeping the smaller one as the basic elements of sun, moon, doors and windows are satisfactory. The house should be liveable with few modifications,” Shirke said.

The Rs 4.99 crore house that Shirke holds is also under litigation as the society has questioned Mhada’s ownership over all three flats. It accused the board of not having paid maintenance dues amounting to Rs 75 lakh.

“Mhada furnished some documents in court but the crucial registration papers were missing. Moreover, they have yet to pay us the outstanding maintenance dues since October 2013, when they claim to have acquired the flats. It amounts to Rs 75-80 lakh. Until they fulfill both conditions, we will not transfer the flats to the new buyer,” said a managing committee member.

Shirke said his fears over litigation had been “assuaged” by senior Mhada officials Madhu Chavan and Vinod Ghosalkar. “They said it is not for me to worry. The board is a trusted agency and will handle the matter,” Shirke said.

The housing board said it will provide proof of ownership and pay the society dues in court. The flat relinquished by Shirke will be offered to the next waitlisted candidate in the lottery.

Kharghar and Panvel in Navi Mumbai are key residential addresses for the upwardly-mobile home-buyer.

With meticulous urban planning and improving connectivity, Kharghar and Panvel in Navi Mumbai are key residential addresses for the upwardly-mobile home-buyer. Read on to know how new infra links will further drive standard of living in these areas


According to a recent report by Colliers International India, Navi Mumbai is evolving as one of the key destinations for office occupiers. The demand for commercial spaces in these suburbs, which constituted six per cent of the total absorption recorded in the city was driven by varied sectors including pharma, manufacturing, B FS I, IT/ ITeS and flexible workspace operators. If Private Equity (PE) investments are anything to go by, Mumbai gained nearly Rs 23,400 crore or 40 per cent of the Rs 59,100 crore PE investments into office assets in India, reports Knight Frank India. And much of this steady growth in commercial occupancy has been channelled to Navi Mumbai owing to on-ground infra development. “The evolution of any urban conglomeration into a vibrant global city is a gradual process, and the recipe begins with planned development, added to infrastructure with an additional helping of enhanced connectivity. For Mumbai City, suburbs and the Mumbai Metropolitan Region (M M R), it has been a process where the new centre-point is evolving at Navi Mumbai,” says Dr Niranjan Hiranandani, president, NAREDCO.

Further explaining this correlation between residential and commercial realty, he says, “Located on the Mumbai-Pune IT corridor, Panvel is fast emerging as the favourable office relocation and consolidation location for many Indian industry leaders. It also offers residential options, which are ideal homes for those having an aspirational lifestyle.”


Strategically located at the tri-junction of Mumbai, Pune and Goa highways, Navi Mumbai is a growth story scripted by existing infrastructure and new projects (see box). Navi Mumbai will also gain as a result of Mumbai CST-Panvel fast local corridor while the Metro lines, which will connect the new airport with the existing CS M I Airport, and the Panvel-Karjat railway line opening for passenger traffic will create dynamic rail linkages with Pune.

The development of Raigad residential corridors is currently centred around Kharghar, Panvel, Taloja, Rasayani, Kalamboli, Dronagiri and Ulwe. Thus, Navi Mumbai is fast shedding its image as an industrial belt and the winners of this spurt in development are likely to be strategically located destinations such as Kharghar and Panvel.

Panvel: The average capital price (BUA)* is around Rs 6,200-Rs 6,800 per square foot.
Growth drivers

Planned Navi Mumbai International Airport boosting development;

Existing industrial belt, JNPT and its expansion plans will boost growth and provide employment opportunities;

Presence of L&T, ONGC and Reliance has boosted commercial growth.

INFRA PROJECTS TO WATCH OUT FOR:
Navi Mumbai International Airport (NMIA);

Navi Mumbai Airport Influence Notified Area (NAINA): A 5,604 sq km area of planned development surrounding NMIA;

Mumbai Trans Harbour Link (MTHL): Sea link freeway connecting Mumbai to Navi Mumbai;

Navi Mumbai Metro Rail Project.

Kharghar: The average capital price (BUA)* is around Rs 8,500-Rs 10,700 per square foot.
GROWTH DRIVERS

Presence of a huge land bank;

Under construction Navi Mumbai Metro Phase-I from Belapur to Taloja;

Proposed 120-hectare corporate park at Kharghar by CIDCO, which is reportedly twice the overall size of BKC to boost commercial prospects.

Source: Anarock-CREDAI Report *Built up area

Transit Oriented Development (TOD) model

If the Transit Oriented Development (TOD) model under the ambit of Mumbai Development Plan is launched, the nearest railway station to your future home could be a 10-minute walk away


Imagine a day when you leave home and land right in time for that train, which will take you to office? If the city’s ‘Development Plan’ implements its ‘Walk to Work’ vision, it could just be a reality. This dream might be achieved by allowing taller buildings to be constructed near mass-transit-systems by providing an FSI of 5. This will incentivise the projects for developers, thus making them keen on constructing closer to transit systems. This will be beneficial to Mumbaikars, as the number of flats closer to transport hubs will rise.

One of the key facets of the Mumbai Development Plan is its Transit Oriented Development (TOD) plan, which will allow citizens to reach a mass-transit-system point, be it a bus, metro or train station in 10 minutes. According to sources, the government has asked officials from both the Urban Development Department and BMC to gauge its viability. It has been proposed that corridors that are at a distance of 500 meters from a mass-transit-system will have an increased FSI of 5. Architect Vilas Nagalkar says, “The plan is to facilitate easy commute to the Mumbaikar who otherwise would spend time travelling from home to the station.” He also adds that the density of commercial hubs near such sustems will increase.


However, Yomesh Rao, architect, feels that the delay in bringing out the final policy would give time for the government to gauge the impact of the upcoming transit systems on commuting patterns, based on which a holistic TOD policy could be implemented. Citing Pune DP that has brought out a TOD policy, he says, “The Pune policy provides a maximum FSI of 4. However, there are factors such as land availability that need to be considered before a Mumbaispecific plan is executed.”

Technology and structural analysis have helped tall buildings come up in earthquake-sensitive zones

MATERIAL WORLD
Technology and structural analysis have helped tall buildings come up in earthquake-sensitive zones. California, Japan and Turkey have excellent examples of such constructions. Traditionally, buildings, which taper towards the top, have a heavy and wide base, are symmetric in design and have proved to be earthquake-resistant. Modern constructions with framed structures [RCC & Steel] are suitable for lower seismic zones. For zones with higher seismic activity, buildings are designed with additional diagonal strutting. These diagonal struts in horizontal and vertical planes make the structure more rigid and resilient to seismic forces. For taller and bigger structures, isolators have been adopted to make buildings sturdy.

‘SAFE BUILDINGS FOR LIFE’

vice president, Earthquake Protection Systems Inc, California, shares tips on safe building technology


In the US, both the Building Code requirements and Building Industry practices are shifting towards resilience in design and construction to minimise earthquake damage. The American Society of Civil Engineers (ASCE) latest Building Code Standard on Functionality requires Essential Facilities (Risk Category IV Structures) to remain functional and operational after a design level earthquake. A design level earthquake is defined as an earthquake that has a 10 per cent probability of exceedance during the 50-year design life of a building structure;

The Building Code objectives should now change from “Collapse Prevention” to “Damage Prevention”. The automotive industry has already started shifting from “Occupant Safety” to “Collision Prevention” with the integration of smart sensors and advanced braking technology;

Implementing appropriate seismic isolation technology in building design provides the highest level of safety and damage prevention compared to any available alternate construction technology. Seismic isolation is a design approach where the structure is separated from ground by specially manufactured isolators, so that during an earthquake the isolators absorb a majority of ground movement, thereby allowing the structure to move gently. Without isolators the structure moves violently with the ground during an earthquake causing damage, or even collapse.

It is like a filter system that is placed on top of foundation, which reduces earthquake forces by almost 90 per cent;

When it comes to Building Code requirements for earthquakes all over the world there is a major disconnect between the owners’ expectation and what the codes deliver for post-earthquake functioning. In India, a major cultural shift is needed for developers in earthquake prone regions to be aware and understand the risks involved and the limitations of the applicable regulatory building code requirements for earthquakes. Traditionally, developers want to build the cheapest structure and sell at highest price to maximise profit. Integrating new technologies for safety and damage prevention like isolation and dampers adds to the cost, but they also provide sustainability and investment protection for buyers.

Latest technology to keep home safe from natural disasters?

SAFETY FIRST
Is your home sturdy and able to withstand an earthquake? Are buildings in India constructed with the latest technology to keep them safe from natural disasters? Here’s a reality check


The recent tremors experienced in Delhi, Mumbai and Chennai may have passed off without causing much damage to life and property. But they left citizens shaken and threw up pertinent questions about whether our buildings are safe for living. Are we really safe in our home? Let’s find out from experts: The only way is up when it comes to the housing needs of a growing city. The Indian skyline is dotted with swanky high-rises to accommodate a burgeoning population. As more developers cater to the lifestyle requirements of aspirational home-buyers, do they focus on the safety aspect as well? As a home-buyer, don’t you think you need to ascertain if your future home is safe for you and your family?

KNOW THE CODE


All building activities in the country are governed by the National Building Code. This is a set of norms that governs construction of buildings by specifying minimum standards. Building codes are expected to lead to safe and orderly development of buildings and before they embark on the construction of a project, builders are expected to strictly follow these guidelines.

“The National Building Code (NBC) of India was created in 1970 but it wasn’t until 2005 that multiple amendments in the code transformed it into an all-round comprehensive building code that it is today,” informs Manju Yagnik, vice president, NAREDCO (Maharashtra). According to the norms, workmanship and the materials used in construction should conform to the Bureau of Indian Standards specification. “It is extremely important to get the buildings certified for safety against natural disasters by architects and structural engineers alike. When it comes to high-rise buildings and special buildings, they require to procure two stage permits. The building code of India also promotes the usage of new and innovative materials and methods in building technology. The developers actively and consciously ensure that they abide by the specified norms to ensure high quality and safety for the inhabitants,” she adds.

BY DESIGN

Safety aspects of a building also depend on the way it is designed, and US based structural engineer Anoop S Mokha is of the opinion that the real estate industry in India does have the capabilities and resources to implement the “Continued Functionality” design approach for buildings in an earthquake region. “However, the major impediments are the current state-of-practice (nobody wants to change), a lack of understanding of new technology (like isolation and dampers) and of ways to implement them appropriately; and an inability to design and construct buildings for delivering post-earthquake performance the owners expect,” he rues. “The world is moving towards green and sustainable design of buildings. New technology for earthquake design not only offers a rational solution to achieving resilient structures, but also offers the best value for both developers and buyers,” adds the vice president, Earthquake Protection Systems Inc, California.

SAFETY CHECK

Before you buy your home, it is wise to ascertain if it’s safe. How do you go about it? According to Dinesh Verma, principal architect and MD, Ace Group Architects, Bengaluru, the NBC 2016 covers all aspects including natural (earthquake, cyclone, erosions etc) and man-made [fire] disasters.

“All professionals are expected to work under these guidelines and use them as minimum criteria for construction. As our building industry moves towards better professionalism and transparency, it will be easier for prospective buyers to verify whether all such codes have been followed and implemented – as the concerned specialist would have signed each design document. Some metros have engineering companies certifying the buildings and their designs when appointed. They analyse and provide recommendations. This by far is a better way to ascertain rather than go by one’s intuition or the builder’s reputation,” he advises.

ZONE IN

Seismic zones are mapped in the country according to the seismic activity in a particular area. This makes it easier for builders to ensure they use the best of technology and materials to withstand quakes of a particular intensity. “Mumbai is in ‘Seismic Zone 3’ which means that the region is vulnerable to shocks of ‘moderate intensity’ as opposed to the NCR region which is in ‘Seismic Zone 4’ making it vulnerable to shocks of ‘severe intensity’,” points out Yagnik. “It is this difference in seismic activity that is imperative for the developer and the buyer to know. Besides this, developers are inculcating various construction techniques when it comes to developing high-rises to make sure tremors do not harm the structure of the building,” she adds.

RETROFIT THE OLD

Every city sports ancient buildings including residential ones, which have weathered many a storm. These are the first to develop cracks and tilt or topple during tremors. Modern technology has introduced various methods to retrofit or strengthen buildings to make them safe. “Modern materials such as carbon fibre/ rods, glass fibre or composites as a material can be used to strengthen existing buildings. Basalt fibre is being introduced by which we hope the costs to be reduced. Pre-packed micro concrete is popular and used extensively. Also steel plates/columns with bonding agents are some of the popular materials used to make buildings safe,” shares Verma.

Shashank Arora, actor, sits down with us and explains how he managed to find peace in the city away from its hustle and bustle

Shashank Arora rose to fame with movies like Rock On 2, Titli, Lipstick Under My Burkha, Manto, and most recently, the web series, Made In Heaven. He has not only been unconventional with his choice of work, but also with his home. Instead of living in the centre of the city amidst popular hubs, Arora chose to live in a peaceful and quiet corner of the city – the Aarey Colony.

During his early days, Arora had stationed himself in LA; however, since luck and work eluded him, he decided to move his base to Mumbai and find his feet in Bollywood. “If I had purchased a house in Andheri or Bandra, my friends would visit me often and my house would become the hub of social gatherings. However, I wanted to stay away from the ‘limelight’ and therefore bought an apartment in Aarey in 2010,” he adds.


A QUIET RETREAT

Nestled in the lap of nature in the middle of the city, the home has a minimalistic appeal, with every corner inspiring Arora. “A home in Aarey helps me keep the noise at bay. Every morning, I wake up to the sound of birds chirping, which is simply sublime,” he mentions. “When I moved here, there was a thick patch of greenery outside my balcony, which was fenced till Film City. However, it has now been replaced with skyscrapers,” he adds. Recollecting an old incident, he says, “Once while walking down the street, I came across a leopard. He simply glared and walked past. At that moment, I was caught in the frenzy of fear; however, I soon realised that living close to nature has its pros and cons. If we take over their space, they will soon encroach upon ours as well.”

LIVING MINIMALLY

A typical day at home is spent reading or writing scripts, gardening and playing a few musical instruments. Arora’s love for all things natural can be seen even in his home décor wherein he has opted for minimalistic wooden interior work as well as furniture that is easy to clean and maintain. “Wood makes me feel one with nature. Hence, I avoid metal or glass furniture at home. My effort has always been to keep my home clean and tidy and the minimalistic furniture only makes my life easier,” explains Arora.