Sample flat, a concept!

Decorate your home. It gives the illusion that your life is more interesting than it really is...Charles M. Schulz

Well, how opt are the words on the back ground of today's subject! Many a developers won’t like the comparison with what they are doing at their projects but truthfully that's the whole purpose of the concept Sample flat or more popularly known as Show Flat! Since long the concept of sample flat exists in real estate Industry as unlike any other industry to make a prototype model is extremely difficult & for years the customers had to wait to get possession of their own home to understand & feel the exact nature of their own home! As in Auto or White Goods i.e. AC/Freeze products you can actually see a model, observe its features, check their performance, feel them in the show room & then select what you want to buy. Whereas while buying the costliest product of your life all you have is a brochure, some images & sometimes a model of the building & that to miniature one! Never one could have got the feel of interior of the home then.

Well sure it was a difficult situation & many years the industry went along with it but lastly in late 90's when more than single building projects started & the concept of townships come in then to sale the volume of the homes, developers started realizing to have a life style model of the home they have to sale. As with large volumes to sale there was a strong need to give something more to attract the customer in compare with others as well to make them feel larger than the life while selecting their home. In a way this was one marketing move too. Also when the height of building was restricted to 4-5 floors it wasn't technically possible to finish one flat earlier but with technology changing & building height lifted to 10-11 storied it was possible to complete all civil works of 1st floor flats & make it ready for display. It started with a regular finish flat with standard amenities s the project would be having. Then slowly some developers started putting furniture in it to give the idea of the room lay out & now days we have designer flats specially made as show flat. These many a times may not be matching with the standard amenities but like in automobile advertise, it carries a note that the customer can get the flat made up like the show flat by paying extra.

As an engineer  I can say that the importance  of a sample flat is much more for the developers, architects & the construction team than for customer. A building is a complex thing & has many agencies working over it. Here in our country mostly all the works at site are being carried out manually; especially works which are related to finishing i.e. Plastering, Tiling, Wood work like doors fittings, Painting etc. Now as there are many masons or painters who will be working at a time in a single project, so it’s very difficult to define the quality of the workmanship of the job of a individual worker. As two individuals will have different skills it’s important that all people working should have one basic scale of finishing quality in their mind & this we can show them actually via sample flat. As finishing of a plaster surface or paint quality can’t be described in mere words, one has to actually see it to achieve the same. Here the sample flat plays important role for the workers & supervisors at the site. As they all come on a equal platform for defining the term quality of finishing. Then there are many things which people are unable to understand on drawing, things like plumbing arrangements & fittings. It’s always helpful to do a role model as if there are some designing faults they can be restricted to the sample flat level only & other flats can have improved version  eliminating the faults of the sample flat. This usually happens with electric & plumbing systems of a home as things may look different when put in actual than in drawings. Also many a times things like door sizes or window arrangements you realize in more better way when you actually feel them in existence & then you can improvise the same in better way for next flats. Work specification gets finalized in this process & things like color of flooring as well dado tiles in toilets you can decide in better way when gets actually displayed at site than just in product catalogue. And this is why however small project may be a sample flat is important keeping in minds better work out put & not just by marketing angle.

From the customer point of view it’s vital to understand the specifications & amenities provided in show flat & ensure out of that what he will be getting actually for his flat as per the agreement. Mainly what one should learn from the show flat is feel of the flat he will be buying. Many will ask what I meant by feel of the flat? It means getting judgment of the space you will be getting to use after getting possession. The room sizes, their interrelation with each other, natural light for each room & wind direction by arrangement of windows. Also one should understand that sample flat can give you idea of the inside only. When its numbers of buildings one has to remember that outside view will be different for each corner & you have to imagine accordingly the outside view from each room as per the internal arrangement of the flat. Also do ask about what kind of changes can be done in your flat to personalize the same in compare with the sample flat. Usually I don't recommend change in plumbing arrangement as in multi-storied building that may cause later maintenance problems. So if you have any real difficulty with the show flat arrangement of plumbing then do ask to the developer whether it can be changed in the entire flats so as everyone can get benefited with the change if its genuine!

At the same time see that the space is enough for the furniture lay out you have got in your mind & the use of the rooms is feasible as per the sizes of the rooms. Check out the furniture displayed whether it’s too the mark i.e. dining table size & bed dimensions. For e.g. there has to be enough space to accommodate a proper sized bed, a wardrobe& a dressing table, which is bare minimum must in a bed room. This aspect one should check while seeing the sample flat. Also check up for window arrangements in each room & light & ventilation they will be providing at your flat. Remember that the sample flat displays just the inside & the location within the building as well within the complex if there are numbers of buildings also plays significant role in light ventilation, privacy & view fronts of a home.

The best I can suggest here is not just relay on the sample flat but visit the developers completed project if any having flats of similar pattern. It will give you idea about his commitments not only towards the inside of the flat but about entire set up i.e. from surrounding development to arrangement of buildings & the interrelation of the flats within the building. As then only one can get the complete realistic idea about your builders approach towards your home & that is most important than just displaying a designer show flat!
--
Sanjay Deshpande

Sanjeevani Dev.

Envo-Power Committee, Credai, Pune

Please do visit my blog to know about our philosophy at Sanjeevani ! (Click the link below)

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Understanding Eco Tourism!

The sun, the moon and the stars would have disappeared long ago... had they happened to be within the reach of predatory human hands…Havelock Ellis

Recently I went through an article about Eco Tourism & its ill effect on the entire nature especially wild life! It was indeed very touchy & well covered thoughts about the impact of the entire tourist & their related activities on the surrounding natural habitat, but I will say we haven't yet understood the word Eco Tourism in real term! Its like the quote said, with which most of the environmentalists will agree yet we are seeing the wrong side of the coin is what I feel! First of all analyze that what ever we are doing is it really giving justice to the term Eco Tourism! Well just to go & enjoy our self on the back-ground of nature isn't Eco Tourism & that's what is happening right now here in our country! May it be Mr. Amitabh Bachhan appealing for Kutch Dessert in Gujarat Tourism advertise or may it be an Announcer assuring “Bagh Darshan” ( Tiger sighting) in Madhya Pradesh Tourism advertises! All we sale is nature & what most of the tourist will like to see & nothing to conserve it, is a fact. But isn't it wrong to tag the entire concept of Eco tourism as bad business than correcting our own steps?

In our country unfortunately making money is considered as serious crime & that's the main crux! When we say some thing as sustainable then it does include sustainable financially also & in Eco Tourism also there will be some factors where money is bound to get generated may it be resort owners or tour operators! If there is no proper infrastructure there won’t be tourist is a truth! I am from area close to Melghat, i.e. Northern Vidrbha forest which lays in Amraoti/ Akola districts of Maharashtra. Undoubtedly the best forest we have of Sag (teak) & land of tigers & many other species with vast area under the belt joining two states i.e. Maharashtra & Madhya Pradesh. Yet its with zero infrastructure except some resorts in Chikhaldara (a central place), with no Gypsy’s or fixed routes of travel within the forest, there isn’t any means of income available to local tribal i.e. Korku's & result is in last20 years immense forest cutting has happened as well once the tigers used to be roams freely all over nearly 2000 sq km, now you have to search for them or even sighting of chitals is getting rare! Very high rate of malnutrition amongst the tribal infants & poverty & illiteracy is all over the place. Still in this era the local weekly bazaars operates on bar-trading as money is scarce so people believe in commodity exchange. There isn't a petrol pump in hundreds of km leave apart good medical or educational infrastructure. Neither good doctors nor good teachers are ready to come here & work, spare a few NGO's! All this I don’t say because of lack of eco tourism but some where the facts remains as no one comes there, no one is interested in improving the area.

Eco tourism is never meant to harm the environment in any way but its in fact has to be developing an infrastructural support to the environment as well its conservation. The examples which the writer has given about the road construction in Gujrat, is the faulty execution of the wrong plan. Even in USA highways have been planned & executed through the famous Redwood forest where trees are over thousand years old & yet conserved properly. At one place they have cut the road through the huge steam of a redwood tree named “General Sherman" & it has become the center of attraction of all tourists. And yet no NGO or any conservationists have taken any objection, because it’s the way they have executed the entire activity. In USA week-end hiking or traveling in natural habitats is most common but the restrictions during such touring are extreme & the punishments are even more extreme if you fail to follow them! There are wardens not just in forests but even at natural habitats like water falls or mountains, who regularly rounds the terrain & they are them selves well trained as well armed to face any emergency or control the miss behavior of the tourists. In many States they have authority to arrest as well fine the tourists if found misbehaving with the nature & there is no body above the law, may it me some ministers family or any VIP traveling as a tourist, law is same for all & executed accordingly.

Even eastern countries like Malaysia have made great marketing of rain forests & converted them in a world wide popular tourism spot without harming the core of rain forest. And the money generated is being utilized for conservation of rain forests as well the tribes residing in that zone. We need to study the Eco tourism in other developed countries & how they control the ill effects of the same. In underdeveloped African countries also you are allowed to buy a piece of forest & convert them in ranches & resorts without touching a single tree & yet they have five star luxuries over there at such resorts. Such facilities which have made millions of foreigners to visit African forests which once considered as impossible to explore by any human being, leave apart outsiders of sophisticated world!

Most of us know the Do's & Don’ts while traveling in Eco sensitive areas but we all know that in our country there is no one to act firmly to stop us if we keep on doing even the “Don’ts " & can get away with such acts! It’s obvious that if we want more people to get exposed to such places we need infrastructure like roads & vehicles for the same. And there is always a balancing way to do it. The fact though are different, we have build High-ways & Rail-ways through the forests without keeping proper crossings for the animals living in surrounding forests. We didn't study the natural passes which the animals were using for years & cut through them causing equal or may be more deaths occurring of wild animals in road / rail way crossing than by the poachers! We don’t have proper signage for such spots to avoid accidents & a team backing to control these signage are being followed by the tourists. We allow building the resorts amidst the buffer areas of reserved forests or right in heart of some river bed & don't take any cognizance of the damage it makes on surroundings. Our norms of garbage as well waste water generation & treatment we can’t even follow & control in Metros so to follow the same in remote places is impossible. Though it’s very easy to lay a policy for the same & see that it’s strictly or else shut down the concerned resort. Any business generating money in Eco Tourism has to ensure employment of local peoples to lift their life style & contribute some part of their earnings in building social infrastructure in surrounding area. Taxation should be made accordingly for such business activities. Like in forests like Kanha spread over 1600 sq km, you don’t find a single plastic waste of water bottle such is the sensitiveness of the entire system towards the forest! Why this can’t be replicated all such tourism places & if Kanha can maintain it within the forest why can’t they have proper control on growth of resorts in buffer area? Our Tourism Development Corporations are interested mostly in acquiring the best places at such location & then lease it to private agencies & make money out of it. They can easily give the responsibility of controlling any activity which will hamper the nature. There should be single authority which will control any such development & for that first mark all such spots in the country may it be Forests or natural habitat like Kas platue at Satara or Valley of Flowers! Also efforts should be made to make affordable accommodations like youth hostels at such places. This will make Eco Tourism viable for even a common man which right now is restricted to mostly upper class only!

Joke is right now all the departments are making money out of Eco tourism yet no one is ready to take or has been given the sole responsibility of looking after the damage these activities are doing on the environment in itself! This is the defeat of Eco Tourism!

Actually the term includes not just promoting the tourists & make money but to utilize this money generated for the conservation of local people, trees, animals & entire surrounding by way of various activities which may be social, cultural as well infrastructural! This is how we should look at the term instead just blaming some people who may not be actually responsible for the damage directly it may appear but it’s the indirect fronts which are more important than the on face agencies!


--
Sanjay Deshpande

Sanjeevani Dev.

Envo-Power Committee, Credai, Pune

Please do visit my blog to know about our philosophy at Sanjeevani !

http://visonoflife.blogspot.com/

Social Side of Sanjeevani !

http://www.flickr.com/photos/65629150@N06/sets/72157628805700569/

For any of your complaints about city, log in at link below

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Expanding Bounderies of a City!

A plan is a list of actions arranged in whatever sequence is thought likely to achieve an objective… John Argenti

I wish this our city rulers understand & grasp is what come to my mind when I read the news making head lines about a subject as important as merging of adjoining villages in Municipal Corporation! First of all here one needs to understand the scenario on the horizon as a common man does get fooled up by controversial statements by all parties on the topic. Many will say what it has to take with real estate, what difference it makes whether any area lies in PMC or out of it?  As we keep on hearing that it will be advantageous to some political party & dissadventageous to other, have we thought what’s in benefit of the city as well the residents we are talking about? Well for that we need to understand the administrative structure of the system which controls development of the city & area adjoining to it. In 1995 the decision was taken to merge nearly 23 adjoining villages in PMC & then at end only 15 villages were taken making the present area of PMC as 243 sq km. And now the proposal has been put to acquire these villages again which has been demerged in 2001 with which the area of PMC will become more than 400 sq km, which will be at par with the cities of its size i.e. Ahmadabad or Bangalore, even Mumbai is 425 sq km. Its not just the area we are speaking about its the way we will be serving the area which we are acquiring. Here is where the administration controls come in the picture. Presently the area which we call PMC or Pune Municipal Corporation, here the governing body is PMC which has a structured system of administration & a budget to back up the basic infrastructure works which are essential to make the living of citizen comfortable. It includes basic things like water, drainage, roads, education etc. Here again many a will say is the PMC really giving it to the citizens? Well, there always will be some unsatisfied souls but those who want the answer they should visit adjoing areas of PMC & the visit will itself answer their question. Nothing wrong, it’s just the villages just don’t have a system to provide them the infrastructure. Grampanchayt’s who are supposed to take care of these basic infrastructure don’t have any such system. They are dependent on Zillah Parishads where funding is a constant problem & they too don’t have any engineering or planning department as in turn they are dependent on PWD i.e. Public Works Department, water supply & drainage is supposed to be done via Jeewan Pradhikarn & the overall control is with Collector for revenue matters & planning authority for these areas is Town Planning Department! Hussh, such is the maze of departments tangeled in each other workings in the system! Now you will understand the hurdles in development of the Villages in comparison to Municipal Corporation.

Since long the villages adjoining to the city were existing, not having any of such problems but in last decade the city lands started getting filled up with the buildings & slowly the boundaries between the main city & these villages started melting on site physically if not on record or on papers. For record purpose some land may be in village but on site it’s difficult to differentiate it away from the adjoining city. Gone are the days when you could identify the clear visual difference between city & village area. Now Baner & Balewadi & Sus have become look one single suburb, whereas record wise Baner & Balewadi are in PMC limit & Sus is in Collector limit & is a separate village ruled by Grampanchayat. Similar things have been happening on all the sides of Pune. And this phenomenon is common around all Municipal Corporations across the State. Basically the system of Grampanchayt has not been designed to take load of this urban growth. Things like Regional Plan are there covering basic road net work etc but like Development Plan in Municipal Corporations they are not done at micro level & there isn't any target to implement the same. So on one hand there are numbers of buildings coming up in village areas adjoining to the city limit yet there are not even very primary facilities like good widened roads or drainage lines or water storage tanks; leave apart recreational facilities or gardens! Nothing wrong in the Grampanchayat functioning, after all this system is there since British Raj & was running fine till 90’s & still running in areas away from Metro’s all over the country. It was fine till the villages were small settlements where land wasn’t a problem,  population was limited & most citizen were depending on farming for their live-hood this system was comfortable to take their daily need. But as the villages started getting merged physically with the cities & got development like a town even a Metro like in Pune the limitations of the system started getting exposed.

Here the conflicts started as there was basic social as well cultural difference in the setting of the two development. Many of the villagers feel that they will loose their identity if their village gets merged in Municipal Corporation. A Municipal Corporation on other hand has a much defined set up where all the infrastructural activities are being carried out under one roof & public body governs it which has got representation from all the classes of the society or at least that's what is supposed to be! Not only this but is one major aspect i.e. revenue generation as all these infrastructural activities needs huge amount of money. And in Municipal Corporation this revenue is being generated in form of Octroy, various Development Charges as well the Property Taxes which are being collected at one central place & utilized via annual budget. Again there is new avenue of funding in form of JNNURM i.e. Jawaharlal Neharu National Urban Rehabbitation Mission by virtue of which Municipal Corporations get huge funding for building up infrastructure in their jurisdiction from central Union Govt. Then there are sources like World Bank finance & even Private Public partnership projects.

All above things makes development possible in Municipal Corporation area much faster in comparison to Grampanchyat ruled villages. Now what difference this will make to real estate of the city is the question? Well in simple words there will be more land available where infrastructure will be in place making more options available on home front for the needy ones. This may lower down the demand in particular areas within existing Municipal limits & lowering the prices which are going sky high with each passing day. Day by day lands with infrastructure backing are getting scarce & yet the city is growing so instead of having thousands of homes where no proper social or physical infrastructure is available there can be at least hope for having more good quality homes. This is possible only if the Municipal Corporation boundary gets increased covering more area under its jurisdiction. I am not an expert or authority to comment whether merging of adjoining villages is right or wrong, all I can do is analyze the scenario & put forward the facts. Then again many will ask why in first place the villages were demerged from PMC? Well this column isn’t for political views as such decisions are being taken in our country not just keeping in mind city or citizens but for the sake of having control in ruling the system is an unfortunate fact.

Urbanization is world-wide a fact, especially in developing country like ours its happening more fast & in such times the rulers need to provide a system which will take proper care of this urbanization. And as the quote says for that we have to plan & put a system in place in the form of a ruling body, call it Grampanchyat or Corporation; tag isn’t important but the purpose for which the body has been formed definitely is!

--
Sanjay Deshpande

Sanjeevani Dev.

Envo-Power Committee, Credai, Pune

Please do visit my blog to know about our philosophy at Sanjeevani !

http://visonoflife.blogspot.com/

Social Side of Sanjeevani !

http://www.flickr.com/photos/65629150@N06/sets/72157628805700569/

For any of your complaints about city, log in at link below

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Illegal Constructions & the City!

The best way to get a bad law repealed is to enforce it strictly...Abraham Lincoln

Each day when we read in news about some illegal construction has been noticed or demolished these words must be coming to the minds of a common man. Very recently there has been photographs of nearly ready to occupy buildings being demolished by Municipal Corporation squad & the ho-hallah it created amongst political circles as well in society. What I think is how the families who have booked flat in these buildings would have been feeling watching their home getting demolished. Many a may not be even knowing the reason for this action! Many will ask the questions like what authorities are doing till the construction is being done to this level & why not to prevent them before the work goes ahead at site? Well the answer isn’t that simple as it looks by the quote. First of all we have to understand what an illegal construction is & then we can ask why its happening & then we can use the preventive methods. Many a may not like my theory as it may sound like justifying the act but as I said it’s a multifold issue which needs to be examined from different directions. It’s like a cancer which shows up some where in body & the root cause is some where else.

An illegal construction is something which is build without taking proper clearances from the local governing authorities, is the very simple & clear definition. Unfortunate that most common people don’t understand the legalities of this permission process nor are very keen to get the knowledge about the same. City wise these governing authorities are different i.e. in Pune we have Municipal Corporation. Out of Corporation limits we have Collectorate & Town Planning & then there are Cantonments as well Municipalities at town level. Each these governing body have their own set of rules & regulation about the land use & construction on the same. Mostly at ever inch in our country we need to have take permission from such local authority before starting the construction & have periodical checking from them & obtain occupancy certificate before starting use of the construction we have done on the land. It’s a pretty standard & simple procedure I must say. All a customer has to ask for the developer is for sanctioned copies of the maps of his home & whether the home he is buying is as per these sanctioned maps or not! Though numbers of departments are involved in this process yet the sanctioning authority is single at every city or town & it’s their job to check the illegality involved if any before giving permission to any of the construction.

The illegality may be of two types on general basis, first is about the title of the land i.e. ownership & second is about the wrong use of the land for which it has been reserved. The first kind of illegality can be controlled right at the application level of the sanction as without proper ownership basis most of the authorities don’t entertain the application for the development of the land. Documents like 7/12 or property card, demarcation as well now many of them ask for search title report from advocate so as to avoid any future dispute about the ownership of the land. Yet the documentation of these things is a long & tedious process & there are many examples of litigation about the same. Any construction being done on a land of which ownership is in question is also an illegal construction. Adarsh scam which becomes head line of media can be called of this type of illegality i.e. ownership dispute between Military & Govt over the land on which the building has been built.

Another type is wrong use of the land other than for which it has been reserved for. Here again mostly all governing authorities has to have their master plan of land use within their jurisdiction like PMC has Development Plan or DP & Collectorate  /Town Planning have Regional Plan i.e. RP. In this plan all the lands coming under the area of jurisdiction is marked for different purposes by different color code. Usually yellow is for indicating residential zone & homes are allowed only in this zone. Majority of cases coming in lime light for illegality are in this category though usually a bit late. Reason is lacuna in the DP or RP as they are made of very small scale on drawings & at site the ground conditions may be different. For e.g. a river width marked on drawing may be less but at site it may be much bigger & vise versa. In such case any thing built at site when compared to the development plan may look like violation of the land use & which is true also in many cases. Here to stream line & simplify the sanctioning process of the projects & reduce the time involved in the same is also very much important. As the land is a costly affair each passing day making delay to the project is a pinch to the pocket of the developer & people do find short cuts to avoid such delays which in turns can lead to illegality is also a fact. All such things in turns make a legal home more costly in comparison to an illegal home. Also to take stringent & immediate action is equally important than to wait till the construction works gets completed at site causing major damage to life time savings of the people who have booked their homes in such project. Also the governing bodies can regularly publish list of constructions they have cleared; on their web site or in media to let the common man know whether the project where he has booked his home is properly sanctioned or not!

Now let’s see why some one tends to enter in to illegality & why it’s happening at first place? First again accept that all the city’s are growing & urbanization is the thing in. Majority of the village crowd is moving to the neighboring city’s & the change is very fast especially in last decade thus need of the homes grow at very high speed in city’s & when such need is there, its bound to attract all kinds of ill elements. We have observed in past about smuggling of gold & electronics goods in 80’s when these things were heavily taxed & out of reach of most commoners. Similarly the case is now about the home only unfortunate part is we cant import land neither can produce it in any factory here making the land as most sought after thing in Urban India. Land is basic raw product of housing industry & we have many departments as well laws governing use of the same. Categorily the land is being utilized for other uses also like Agriculture, Industrial, Recreation & many reservations from roads to water bodies & land is limited. A society can’t survive with just homes or buildings on it but it needs all above mentioned uses but considering the prime need utilizing the land for home making seems to generate maximum money as well it is in demand so most people wants to the land to be used for home making. Again the land which is supposed to be used for home making has certain requirements about the infrastructural facilities around as one can build a home in desert where land is in abundance but no one can go & live there. So there are some pieces of lands which are in more demand in comparison to other lands where the entire necessary infrastructure essential for living is available. Here is where we are total failure on creating the balanced infrastructure all around & within the city thus many people demanding the same location where all such things are available like shopping, schools & medical etc. The land is limited which has been reserved for building houses , yet demand is ever growing & its this demand which makes people start encroaching the adjoining lands which are reserved for other purposes or forge the documents of the ownership. I am not justifying the acts of people who usually are Builders; I am just stating the facts of illegality.

Unfortunate is this fight is between the people who wants to make money out of it & the governing bodies but the victim are innocent common men who got caught in between just to save few rupees, book their home in such constructions & ends up loosing that also. Only as they are a bit cheaper in compare to legal homes. The term affordable housing is just like a dream which will never gets fulfilled for these common men leaving them no option to opt for illegal construction to achieve their dream of having a home of their own is a fact. Though who don’t want to enter in such deals should keep their eyes open & deal with reputed names only & even then should get all the information of legalities involved & get the documentation part thoroughly checked by their own reliable sources. Even then some thing can go wrong & the Governing body can revoke their sanction itself like has happened in a case at infamous Prabhat road construction. But then that’s fate is all I can say; in most cases if we deal carefully then its always better to afford some delay in deciding than repenting later & curse the law & the system for what you suffered is the wise way to look at it! In all this what common man expects is some one should understand his needs & provide him just the four walls which he can call his legal home giving him his peace of mind.

--
Sanjay Deshpande

Sanjeevani Dev.

Envo-Power Committee, Credai, Pune

Please do visit my blog to know about our philosophy at Sanjeevani !

http://visonoflife.blogspot.com/

Social Side of Sanjeevani !

http://www.flickr.com/photos/65629150@N06/sets/72157628805700569/

For any of your complaints about city, log in at link below

http://www.punecorporation.org/GRS/Complaint/LaunchComplaintCitizen.aspx

Think Green, Think Life

www.sanjeevanideve.com