Realty and reality

"How does one analyze requirement for houses for the next generation?” enquired Bombay Parsi Punchayet (BPP) trustee, architect and interior designer Jimmy Mistry when chairing the session on "Scope of redevelopment of Parsi baugs and properties” that was slated as the last panel discussion at the 10th World Zoroastrian Congress on the afternoon of December 30, 2013. He wondered whether one should consider the propensity for nuclear families, the number of those who have married, or those who would require free housing in the community as the factors relevant to determine future needs. Recognizing that there are some 200 sq ft flats in which reside eight members of a family and other flats admeasuring more than 2,000 sq ft occupied by a lone elderly resident, Mistry declared, "Housing is a complex issue.”

The majority of the Parsi baugs reflect "horizontal development – ground plus four floors without elevator. Today they are not in a condition as the settlors would have imagined. A lot of them are dilapidated and in need of structural repairs. Nowroz Baug is like a chawl system… We need to work towards a new housing scheme,” opined Mistry wondering whether "refundable/developable tenancies” could offer a solution. Until recently vacant flats in south Bombay were being offered to the highest bidder, with the intention of making available other BPP flats to the poor and needy through cross subsidy. Would NRIs (non-resident Indians) be then enticed to return to Bombay? he enquired.
"The government is coming up with all sorts of schemes and giving maximum FSI (floor space index). We should grab that with both hands. Don’t wait for the future,” advised Zarir Bhathena, developer of the 25-storey Hilla Towers at Parel which is the tallest building exclusively for Parsis. On the subject of Nowroz Baug redevelopment he felt the tenants should favor it as they would get "a brand new house with one extra room.” Simultaneously the owners would get a chance to build a corpus to house those who are genuinely poor.
"Redevelopment is a certainty…can’t debate,” summed up builder Boman Irani, chairman and managing director of Keystone Group who explained the main issue before the community is not "whether, but when and how” to redevelop. Looking at the prevailing power, drainage and water systems in baugs, he commented, "Old homes are power guzzlers… fire hazards. Technology has moved way ahead. In new buildings 50% of water is conserved by faucets.” He pointed out that since 35% additional space is being given by the "government on a platter, only the cost of construction” will need to be borne. "Change is taking place under your feet. This city has to grow. Do it for yourself.”
Inviting audience interaction Mistry moved up and down the aisles of the hall with microphone in hand, announcing, "I am the first chair at this Congress coming down and talking to everybody.”
In Bombay one hears of so many redevelopment projects that are stuck. What is the basic care that is needed? enquired one delegate. Having done umpteen redevelopments since 2002, Irani mentioned that "permissions have to be in place, the titles need to be clear, the funding mechanism needs to be completed.” He subsequently mentioned, "Transparency is necessary not only in Parsi baugs but every redevelopment project. MHADA (Maharashtra Housing and Area Development Authority) protects your rights…” When the original occupants are temporarily shifted to a new abode, the redevelopers give a bank guarantee, mentioned Bhathena. "Go with a reputed developer,” advised Mistry.
Another delegate expressed the angst of senior and retired citizens who prefer to sell off their homes in the city and move to smaller towns. New housing projects should cater to senior citizens and equip flats with appropriate facilities, he urged. The redevelopment planned for Nowroz Baug by Hafeez Contractor has allowed for the single and elderly, mentioned Mistry adding, "All new generation development will be holistic… It will last for 100 years if not more.”
One resident of Nowroz Baug asked if the current infrastructure would support redevelopment and another complained that although the Punchayet had promised to revert to the residents with a plan within 15 days, there has been no progress (more than a year after the initial meeting on March 24, 2013). "The trustees need to be more interactive and transparent,” stated the resident. "Nowroz Baug will take seven years to redevelop. What we require today is 500 houses and not 5,000,” it was asserted.
Responding on behalf of the BPP trustees Mistry said, "We are trying to get our commercial act together. Where is the initial fund of Rs 100 crore going to come from? We can’t approach financiers unless we have plans in place.”
Another delegate sought to ascertain whether redevelopment would compromise the architectural identity and culture of Parsis. Insisted Irani, "There is no Parsi architecture. It is not like a dagli or gara. There would be more Zoroastrian motifs on Zarir’s Hilla Towers.”
Redevelopment might require the sacrifice of "open spaces,” feared one delegate but Irani reassured, as you go vertical, you free open space around you. Instead of cars lying open to the elements, they will be sheltered under car parks, there will be crèches for children, an infirmary. Assured Mistry, "We are not talking of mindless redevelopment but along the lines of a modern township…”
Developer Rohinton Mehta who has worked with Contractor for the last 15 years revealed that during this time, "the cost of construction has gone up by 45 times.” He referred to the project report he had undertaken for Nowroz Baug and expected flats on the redeveloped property to cost Rs 1,40,00,000. How many Parsi Zoroastrian buyers would there be for these flats? he asked.
Since the redeveloped property would have ownership flats, how can you ensure that they will be resold to Parsis only? Responded former BPP trustee Burjor Antia, this restrictive covenant can be worked into the bylaws of the housing society as was done for residential buildings like Spenta.
Trust property should be redeveloped in smaller towns and cities too so that at the end of the day the land remains within the community, was another suggestion mooted for consideration.