Green re­forms not enough

HT Estates - - HT­ES­TATES -

“If house own­ers are ad­her­ing to these norms, then the lo­cal bod­ies or mu­nic­i­pal cor­po­ra­tions can in­cen­tivise the pub­lic by way of a prop­erty tax re­duc­tion on a case-to-case ba­sis, pro­vided the mu­nic­i­pal cor­po­ra­tions ac­cept the ad­vi­sory from the DDA. This would be for all kinds of plots start­ing from those of size 100 sq m,” Ku­mar says.

Build­ings to be con­structed un­der the new Master Plan will have to fol­low green norms. A pre­con­di­tion also of the land pool­ing pol­icy is that all build­ings will have to fol­low zero dis­charge prin­ci­ples and en­sure that in any group hous­ing com­plex no solid waste goes out and ev­ery­thing is pro­cessed within the premises – sewage, solid waste etc, Ku­mar adds.

The ques­tion is: Will this be a fool­proof sys­tem? How will mis­use of ad­di­tional green FAR be curbed? “A bank guar­an­tee taken from those avail­ing of green FAR will be seized in case it is mis­used and prop­erty tax re­bate will also be taken back. Our in­ten­tion is to make it as fool­proof as pos­si­ble,” he says.

The En­ergy and Re­sources In­sti­tute or (TERI), which has de­vel­oped the green rat­ing GRIHA is in dis­cus­sions with DDA. Mili Ma­jum­dar, di­rec­tor, TERI, says “It is a very large ini­tia­tive and there are sev­eral is­sues with re­gard to com­ply­ing with norms that need to be ad­dressed. In case a builder fal­ters in the con­struc­tion process, there’s no way you can raze the build­ing. Com­pli­ance is­sues need to be plugged from the very be­gin­ning. The project has to be tracked right through the process of con­struc­tion. GRIHA lays down a set of 34 cri­te­ria that have to be ad­hered to by the builder be­fore he is granted the fi­nal rat­ing af­ter rig­or­ous au­dits and checks fol­lowed through the con­struc­tion process.”

Noida was the first Author­ity to have in­cluded the green pro­vi­sions in the build­ing reg­u­la­tions. It of­fers .05 ex­tra FAR to build­ings that con­form to the green prin­ci­ples and has made rain­wa­ter har­vest­ing com­pul­sory in plots above 300 m. In Greater Noida, too, it is com­pul­sory to in­stall five trees within a cam­pus, says Rama Ra­man, CEO, Noida Author­ity and Greater Noida Author­ity.

Hy­der­abad, too, has been of­fer­ing a prop­erty tax re­bate on green build­ings since 2006 on­wards. “But this has not been very suc­cess­ful and has re­mained only on pa­per,” says C Shekar Reddy, pres­i­dent Credai. He is of the opin­ion that de­mand for green fea­tures should come from the buy­ers them­selves. Depend­ing on their pay­ing ca­pac­ity buy­ers should be al­lowed to go for gold rat­ing, sil­ver rat­ing or plat­inum rat­ing. The gov­ern­ment should work to­wards giv­ing more in­ter­est re­bates (at least .5%, to 1%) for home loans for green build­ings. In this way the buyer will get di­rect ben­e­fit on his EMI. This will also en­cour­age de­vel­op­ers to use green rated prod­ucts. Last but not the least, the en­tire process of green rat­ing etc should be made sim­ple, adds Reddy.

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