Typically role of a consulting Architect in a Redevelopment project is from the side of society. Broadly the role is divided into 3 to 4 stages viz:
A) Feasibility studies for redevelopment where even before the society contacts various developers or goes in for Self Redevelopment, financial viability of project is worked out based on area of rehousing new tenements of original residents and additional FSI required to house tenements for sale which will offset the project costs
B) Tendering stage where advice is required to work out RFP or open Tenders for prospective developers who would want to carry out redevelopment work. Architects role here is to work out technical terms and conditions of tender and help scrutinise various proposals received. This helps select the developer for redevelopment
C) Design stage - Here role of consulting Architect is to work out exact requirements for project and give inputs on designs worked out by developers. Also check the drawings made by developers for municipal corporation sanction in accordance with finalized design. Architect performs critical role of explaining the technical and design aspects to society members
D) Construction stage - Role of consulting Architect here is to oversee the site at critical stages apart from checking construction drawings from developer. Important role is to also ensure that specifications and finishes agreed upon are delivered on site.
Redevelopment is a teamwork between the various stakeholders involved.
There are many societies who in the pretext of either saving money or having over confidence in themselves refrain from appointing a consulting Architect.
Few are stories below I have encountered showing what are the after effects of such a kind of decision:
Recently, a doctor couple who came to us for customizing their brand new apartment in a Redevelopment project in Pune were shocked when they came to know the additional amount required for civil changes. The developer had made arbitrary changes in the plan shown to them earlier which they realised only at time of handover. The reason - No consulting Architect was appointed by society who could make them aware of these issues
Another incident is of a relative who told me about them being given an additional area of 80 sq ft beyond the agreed carpet area in a Redevelopment project, for which the developer made them pay extra. Unfortunately a half room of 8 ft x 10 ft was given to them which does not make any sense for usage . The reason - No consulting Architect, s opinion was taken by society before finalizing the design
An old friend called me after many years to seek opinion on his apartment design given to him by the Developer for his Redeveloped building. The plan lacked any logical design sense. Even though a large 3 BHK , bedroom room sizes were mere 10ft x 10ft. Proportions of living room were strange. There was no common washbasin provided , nor utility balcony was given. The reason - The society never cared to appoint a consulting Architect for the project.
An apartment got redeveloped. When the developer handed over new apartments, society members were surprised when instead of a particular type of tiles promised for flooring and kitchen walls, different finish tiles were fixed. The reason - The society never cared to continue services of their consulting Architect till end of the project.
Interestingly, all people care for is that maximum of the free additional area given to them by developers against their existing tenement. No one cares about Design of the tenement and the anticipated quality of apartment they may get in future
There is a saying in English- " Penny wise, Pound foolish". Most society members end up saving the 'Penny cost' of appointing a consulting Architect but end up being foolish in the longer run
Hrishikesh Ashtekar
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