Accepting real estate advocacy group CREDAI-MCHI’s request that the glass facade provides artificial light and mechanical ventilation, the state govt has decided to relax the quantum of open space requirement for such commercial buildings.
Activists point out the decision goes against the BMC’s commitment to up measures to mitigate the impact of climate change. One of the biggest effects this year has been the heatwave experienced by the city during the summer.
As per the notification issued on July 1 by state urban development department, govt has accepted CREDAI-MCHI’s request and sanctioned a regulation that if a glass facade is provided in a building, then it can be assumed that it derives artificial light and mechanical ventilation. Therefore, the setback regulations can be relaxed and the distance between buildings can be reduced.
Architect Vilas Nagalkar, a member of Practising Engineers, Architects and Town Planners Association (PEATA), said to generate jobs, the Development Control Promotion and Regulations (DCPR)-2034 has allowed a floor space index of 5 for commercial buildings.
“However, to construct a building with such high FSI and to plan for the corresponding side open spaces was proving to be a huge challenge on the drawing board. The huge premium that a developer has to pay for the reduced open space was proving to be a huge deterrent for consuming the huge FSI,” said Nagalkar.
Urban researcher and architect Hussain Indorewala said the reduction in the side open spaces impacts the light and ventilation of neighbouring buildings.
“The neighbouring buildings lose light and ventilation even if they comply with the open space regulations. It encourages commercial buildings to rely on artificial light and mechanical ventilation instead of natural light and ventilation.”
Pointing out that such buildings would consume more energy, Indorewala added: “This is totally contrary to the purported aim of the govt of climate action and net zero emissions. Reduction in open spaces impacts access to fire engines, ground absorption of water and makes the built environment vulnerable to heat-island effect as well as local flooding.”
