The apartment
culture is of recent origin and has become very popular.This type of group housing is not alien to the human culture.Earlier people used to live on riverbanks in groups sharing common
facilities.
In the early
twentieth century Bangalore was known for such group housing but in a different
manner.Group housing popularly known as “Vatara” was very common in Bangalore
where small dwelling units were constructed in a single compound and families
lived in perfect harmony and unison. The Vatara, used to be horizontal or L
shaped with single storey buildings whereas the apartments are vertical with multistoried
buildings.
In Bangalore in the
early seventies, the first Apartment constructed was Shalimar Apartment. In the
early eighties Apartment culture began to show its presence in Malleshwaram.
Apartment Culture is rapidly picking up, Bangalore now has nearly 400 players
who have arrived on the scene to promote various Apartment Projects including
many on the outskirts of Bangalore. According to a survey, during 97-98 nearly
10,000 flats were lying unsold. Now the situation has changed. An established
Promoter can easily sell all the flats within a few days after completing the
Bhoomi Pooja.
Advantages
Flats have certain
advantages when compared to independent houses. Community living offers
security and certain amenities and facilities, which an individual cannot
afford and which can be shared with other occupants as common facilities at
minimal cost. Facilities like gym, recreational center, swimming pool, sauna;
Jacuzzi, full-fledged security, clubhouses, sports and games come at nominal
cost. Generally Apartments have Owners Residents Association, which attend to
the problems of the residents and carryout repairs.
The purchaser of a flat need not worry about issues like obtaining plan sanctions, finding a
contractor, supervising the construction, getting water, power, sanitary
connection and other related formalities, which the Developer takes care.
Purchaser may have the interior done according to his needs on payment of some
additional fee.
Sanctioning
Authority
With respect to
sanctioning of plans, the various approving authorities have powers with some
restrictions. The village panchayat cannot approve a plan of a multistoried
building; they can approve the ground and first floor. The city municipal
council can approve a plan of ground and three floors, like wise the Bangalore
City Corporation too have some restrictions on approval of plans. High Rise
Building Complex or a Building more than 8000 sq.ft of land and any building
plans exceeding the prescribed height has to be approved by Town Planning
Authority. It must be kept in mind that any massive violation of the sanction
plan will face the threat of demolition of the buildings at the future date.
It is also
necessary to ascertain whether the building has complied with the Floor Area Ratio (FAR), that is, total built up area permitted on the plot with prescribed
setbacks - vacant space that is left around the building.
Financial
institutions are currently offering long-term loans at a very low interest
rate. Housing finance companies and banks also prefer financing the flats as
multiple beneficiaries live in a single compound and it would be easy for them
to follow up and need not spend much on legal formalities.
Any high rise
structure should have clearance from BWSSB, BESCOM, FIRE FORCE, TELEPHONE
DEPARTMENT and also from the AIRPORT AUTHORITY OF INDIA.
Disadvantage
No doubt, there are
certain disadvantages also, most important is the lack of privacy which is
available in independent houses, where the resident is the king of the house
and has unlimited freedom. The owner of a flat cannot have additional
construction and alteration, even in order to repair a leak on the ceiling one
has to obtain the permission of the association and the person living on the
upper floor.Whereas, in the case of an
independent house, the owner may add additional construction as per his requirements
and let out the same to supplement his income without any hindrance.
Generally local
people prefer independent houses. The resale value of flats is less, since the
building gets depreciated and demolishing a flat and reconstructing it is also
not possible. In case of independent houses, though the building gets
depreciated, the land value appreciates. If necessary the old building may be
demolished for new construction. Then the resale value of an independent house
is always more. Flat owners have to pay monthly maintenance charges, which at
times will be equal to or quarter or half the value of rents paid to a house,
depending upon the amenities provided.
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