India inspired decor

India inspired

This New Year, use prints and motifs from the Indian heritage to embellish your home decor, says Shilpa Sachdev

Art and craft from India has enamoured people from all across the globe. India is home to a diverse range of prints and motifs too. Peculiar to the Indian heritage and history, these can be used to add a distinct touch to the home decor. As we enter the New Year, take this opportunity to choose from the rich palette of India inspired designs.

According to Shilpa Gupta of Mozaic, Indian motifs add a luxurious backdrop to any setting. She says, "Be it contemporary or classical, it is almost like a mental association with Royalty - the life and era of the maharajahs, palaces, castles and so on. The pop art versions of the Indian motifs or even Indian themes in items such as cushions and coasters - provide a younger, more trendy and fun touch to any room."

India Circus has launched a range of products that have drawn inspiration from the Indian designs. Designer Krsna Mehta says, "All our designs are inspired by India. Signature elements you will see in my designs are Peacocks and Lotus Flowers. I love using them as part of my designs." They have also launched four new collections namely Neo Nawab, Jalebi, Tamara and Kuheli, each highlighting a different and unique genre of Indian heritage.

Neo-Nawab resurrects India's golden dynasty- the Mughals, to bring to you an enigmatic collection replete with strong Indian motifs. The Jalebi Collection features various icons of the Indian cityscape, from bicycles and rickshaws, to grandiose monuments of bygone dynasties. Tamara references India's extremely rich and diverse visual treasure of flora and foliage. Inspired by nature, the collection offers a bright and contemporary take on the Indian landscape. Kuheli pays homage to various traditional Indian arts and crafts. The designs feature graceful peacocks from the forest, as well mesmerizingly abstract visuals.

Sharing some tips on using these prints and motifs as a part of the home decor, Mehta suggests, "One should take a classic base solid colour for the backdrop and place on them bright and contrasting coloured accessories. For example, take a white couch and place bright cushions on them. If the base is dark, select a contrasting design. The same applies for wall colour and wall art, and similarly for rugs etc."

Indian motifs can be used in art, inlays, sculpture and even on wardrobes. Interestingly, the ethnic textile furnishings of India are immensely popular. The raw earthy feel of traditional Indian designs which predominantly include paisley leaves, flowers and creepers design, geometrical shapes render a soothing artistic effect to the entire interior setting. Designer Mitali Bajaj of Dr Art and Design says, "A blend of fabrics can also be used and then beautified using different tools and motifs, like batik prints, hand block prints, tie and dye, embossing, leheria and so on. Cushion covers or pillow being one of the most common or rather an essential coverlet can play a vital role in developing a specific taste for a given space. Ethnic cushion covers add an earthy appeal to the whole setting. Team them up with hand embroidered sofa covers and bed covers and watch your soft furnishings bloom up your interiors in the most exotic manner. To enhance the overall look and appeal of the house one would need a schematic combination of hard furnishings and soft furnishings. Thus, both of these play an important part in decking up the house."

However, Bajaj also maintains that while selecting and matching up Indian elements one must ensure that the colour co-ordination is such that it looks symmetric and soothing to the eyes. Apart from being pretty, the fabric materials used in furnishings should be soft and easy to use. Furnishings not only include the furniture items but also the lighting accessories. Hence, the placement of lights and light effects should be planned aesthetically.

published in Times Property on Jan 5, 2013

Area Scan - Borivali

Prospering suburb

Borivali is well-connected and developing at a rapid speed, says Shilpa Sachdev

Borivali is fast emerging as a favoured hot spot for home buyers. Rapid development of infrastructure, easy connectivity with the city and entry point to Mumbai from Gujarat has made Borivali one of the most favored locations in the city.

Om Ahuja, CEO - Residential Services, Jones Lang LaSalle India says, "Borivali - a major station after Andheri on the western railway route of Mumbai - has always been home to the city's quintessential medium/upper middle-income groups.  Since Borivali enjoys convenient accessibility to work spaces in the Western suburbs, it has seen consistent demand from the mid-management cadre of homebuyers over the years. The residential projects that have traditionally graced this suburb had always kept this social dynamic in mind and were priced accordingly.  The Western areas of Borivali are defined by housing colonies such as I.C Colony, Satya Nagar, Chikuwadi, Kastur Park, Shimpoli, Yogi Nagar, Trimurti Kripa, Devki Nagar, Saibaba Nagar, LIC Colony, Kosamgonagar, Madonna Colony, Marian Colony, Kanti Park and Kanderpada, Rokadia Lane."

Borivali has good connectivity via the Western Express highway and S.V. Road, as well as a number of internal roads which makes the area inherently approachable and traversable. A number of high-end residential projects are dotting the landscape of this fast growing suburb. Ahuja says, "Borivali's demographic profile has gradually begun assuming an upward trajectory, and several key developers have now proposed to launch premium projects in this region. The development of Ghodbundar Road, which connects the western to the Eastern suburbs of Mumbai, is inducing further growth in real estate prices and general demand enhancement in Borivali.

The Ajmera Group is coming up with a township projects in Borivali known as Yoginagar, which is spread over 8, 50,000 sq. ft. The township comprises some of the prominent buildings like Ajmera Regalia and Ajmera Pristine. Dhaval Ajmera, Director, Ajmera realty & Infra India says, "The project has a sea facing view, which brings in serenity and tranquil atmosphere. Buyers who have desired to buy property in South Mumbai, or suburbs like Bandra, Versova, with a sea facing view will now have a dream come true with the Ajmera Regalia project. This project is equipped with unique and iconic IB School, commercial and retail shops, civic facilities, clinics, medical stores, grocery stores and banks which make it a complete and self sufficient township."

Ajmera adds, "Buying a property in Borivali is highly advantageous as it includes the promised development of a sea link which will connect this suburb to Nariman Point in South Mumbai. This suburb also lies in close proximity to the airport making itself a well-connected and convenient area. Also Borivali is known to be well connected to other parts of the city by means of buses, trains and roads. At the moment, Borivali is considered as one of the most prosperous areas of Mumbai."

For Amit Trivedi, who shifted from Andheri to Borivali, the connectivity through the railway network is of utmost importance. Trivedi says, "We have a huge Gujarati community based out of Borivali so living here makes sense as we can attend to each other on any occasions. Also, it is the boarding point for many local and outstation trains. The property rates are going up as the demand continues to exist. But it is a strategic location to live in and has ample infrastructure one needs on a daily basis, be it gardens, schools, transport and so on."

Dimple Realtors are also developing several projects in Borivali like La-Bellezza, La-Vista and Galassia. A spokesperson from Dimple Realtors says, "Borivali has become a key combination of adequate social infrastructure. Here you will find adequate health care and entertainment hubs. It boasts of good health care services, malls, multiplexes, education institutions, gaming parlor, club houses and also has excellent recreational facilities and shopping avenue too. It is also a major hub for railway transportation. The recent development of Metro connecting Charkop to Mankhurd is new development. This metro is going to help people travel easily to far distance in short time."

The current property rates in Borivali (East) fluctuate between Rs. 9000-12000/-psf and Borivali (West) is moving up to rs. 18,000/- psf in certain pockets. The average rates in Borivali hover around Rs. 14,000/- psf.

New developments in infrastructure and real estate will continue to keep Borivali in high demand in the years to come.


published in Times Property on Jan 19, 2013

Community Farm - Green Souls - Kharghar

Jointly growing

Green Souls have put forth a fine example of community farming in Kharghar, says Shilpa Sachdev


A group of avid urban gardeners have come together to set up a community farm in Kharghar. Located within the premises of Tata Hospital, the farm was initiated in June 2011 with the support of St Jude's Shelter Home. Within a span of six months, Green Souls - the group that manages the show - has put together a successful model of urban farming. They have seen a good harvest and plan to scale up the activities.




Talking about the early days, Julius Rego, one of the front-runners from Green Souls says, "We got connected through a common friend and Taiba, who works at St Jude's, offered us to develop an urban farm behind the premises of the centre. The raw material was lying in front of us. We started collecting leaves and twigs to make beds for planting the seeds and saplings."

Bhindi, Corn, Chavli were planted along with a flowering plant to create cross-pollination. Julius adds, "We also planted different herbs like Italian basil, ajwain, spearmint, pudina and Sri Lanka palak. These strong smelling plants help in distracting insects and pests."

The group managed to reap an excellent crop for the monsoon. This gave them the encouragement to drive the momentum further. "Within two months, we harvested an abundant crop. Then we created an official group and started to expand. Although the parents and the staff help with watering and overall care but for doing more work, we require more hands," shares Julius.


The Group held its first workshop on "Basics of Growing Your Own Food" towards the end of December. The idea was to get more people to participate and to do that, the Group stationed themselves outside the Central Park to inform people about the workshop. "We had a turnout of 15 people and the majority of the attendees who came for the workshop were the people we chatted up with outside the Central Park, "Julius points out. The workshop explained the people how to do gardening with hands-on experience. "We taught them to make raised beds and plant the saplings with minimum requirement. We taught them to recycle and reuse available resources. Our target is to hold at least one workshop every month."

According to another volunteer Sabita Rajendran, the larger objective of the group is to build a community initiative around urban farming. She says, "People have become so disconnected with nature and especially the food that they are eating. We are targeting children and societies to come in support of urban farming and encourage a dialogue on the subject. In doing so, we also ensure we keep things simple."

Julius adds, "Also, with the cost of food going up and to save ourselves from genetically modified food that is impacting our health, we need to build alternatives like urban gardening that will at least take care of the needs of a small group. Today we are in a situation where food crops are being substituted with cash crops, land fertility is on the decline and diseases are on the rise. We must replenish our land and ensure the food we eat is naturally grown and rich in nutrients."


At St Jude's, the farm activities are slowly taking a leap. While radish and basil is ample, there is also palak and chavli growing abundantly. New saplings for brinjal have been recently planted. Even pineapples and potatoes have been planted. The group is slowly expanding as many volunteers from different walks of life have joined the fray. They ensure they at least meet twice in a week and the agenda is decided week on week. Sabita says, "Some of the regular activities we do are plant new saplings, mulch the existing ones and water them from time to time. The produce has to be protected and harvested. New beds have to be made. We also devise new ideas to make it more interesting and fun. It is an ongoing thing and there is a lot of work to be done."

For those who wish to volunteer with Green Souls, they can freely walk in to the farm. They also conduct workshops that provide a guided approach to anybody who is interested in creating their own urban garden. 

On a broader perspective, urban farming has become more relevant today and we can start with it right inside our own homes by simply recycling and reusing the resources freely available at our disposal.

published in Times Property on Jan 19, 2013

60 years of Indian real estate

Paradigm shift

The Indian real estate sector has grown exponentially in the last six decades, says Shilpa Sachdev


More than 60 years after India became a Republic, the country has seen phenomenal changes. It has gained recognition globally as a major player in the world economy. This is also reflected in the journey of the Indian real estate sector, which has emerged as one of the significant contributors to the country's GDP. 

The country has witnessed a tremendous housing boom, specifically in the last decade. Newer locations have come to the fore expanding the boundaries further. While the metropolitan cities continue to remain in demand, even Tier II and Tier III cities are fast gaining momentum on account of their commercial and strategic viability. On the policy level, liberalization indeed threw open the floodgates of the country's development. 

Surabhi Arora, MRICS, Associate Director - Research, Colliers International says, "The sector started flourishing with India embarking on broad-based liberalization in post 1990's era when various multinational corporates started seeking permission to commence operations in India. Mumbai, being the financial capital of India, was the first city to witness the influx of financial and services multinational companies. By 1997, the real estate prices increased to the point where the companies started looking for cheaper, cost-effective locations and Indian real estate witnessed emergence of new alternative/peripheral business districts in all the major cities in India."

Over the years, the landscape of Indian cities has undergone a great transformation. While the key cities have grown beyond their current potential and are expanding vertically, areas which were earlier categorised as peripheral cities have today become prime areas holding tremendous growth potential. A Kalpataru spokesperson says, "Areas like Thane, New Mumbai, Panvel around Mumbai and areas like Gurgoan, Noida around New Delhi have become centres of trade with excellent infrastructure support like state-of-the-art commercial, retail and integrated township projects offering world-class lifestyle amenities. Also, many other areas within the heart of the cities, which were earlier categorised as industrial or textile mills, have also been opened up for development which is also leading to high-end luxurious projects being launched in these areas."

The housing sector has attracted a lot of demand and appreciation in the last few decades. Highlighting a few important events, Anuj Puri, Chairman and Country Head, Jones Lang LaSalle India says, "The roots of the high appreciation rates on India's property market witnessed during the boom period lie in the reduction of interest rates that the NDA Government instituted after 2001. The very amenable borrowing rates encouraged individuals to avail of home loans to buy residences, where actual property purchase had only been an option for the considerably rich before that. This resulted in a huge demand for quality real estate all over the country post 2003. After March 2005, Indian real estate rates displayed a seemingly unstoppable upward curve."

The scrapping of the Urban Land Ceiling Act was the game-changer but it is yet to see its true implementation. According to Mayur Shah, CMD, Marathon Realty, the housing requirement in Mumbai was never an issue post independence. Smaller housing societies would come together and develop residential buildings until 1976 when the Urban Land Ceiling Act came into force. Shah shares, "I still remember when my dad constructed the first building in Mulund in the year 1972, rates were really reasonable. He was selling a flat at the rate of Rs 51 psf in Mulund. So there was never a housing problem but the introduction of the ULC Act strangled the real estate development in the city. Land got locked but urbanisation continued its pace leading to a massive housing shortage. As a result, the prices shot through the roof. This continued till the year 2008 when the ULC Act was scrapped. But then the backlog was too much to phase out. Today, we have a 1:20 ratio of shortfall where if 20 units are required, only one is built. Infrastructure is still a big challenge. What we need is clear, transparent, speedy and sustainable development."

With time, several changes have been introduced to fast track the sector's growth. Manju Yagnik, Vice-Chairperson, Nahar Group says, "Various reforms by the government such as repealing of Urban Land Ceiling Act, altering FSI rules were the key drivers for the real estate development along with the massive infrastructure development. One must also credit the change that was witnessed within the real estate sector. 


For instance, this sector, which was once dominated by old contractors, has welcomed the arrival of a new crop of developers, who have introduced a professional approach towards property development and international standards of construction. The country has witnessed revolutionary changes in the cities such as Mumbai, Bangalore, Hyderabad and Pune."

Newer technology and a competitive environment have led to the development of a host of new amenities, including township living where everything is available at the doorstep. This has brought a lifestyle shift indeed. Yagnik adds, "World-class health centers, schools, shopping malls, and amenities such as amphitheatres, clubhouses and gyms in the townships that were unheard of until some time ago are now being offered by developers. The competition within the sector has benefited property buyers as many developers today are actively engaging the services of international designers and architects for their projects."
While the sector has come a long way, there is still a room for reforms that will unlock the potential of the industry. 

Shailesh Puranik, MD, Puranik Builders says, "The country has seen a growth rate of 8-9% in the last decade with a 25-30% increase in urbanisation. Allied sectors like materials and infrastructure are also developing as a result. If the infrastructure sector can be given industry status why not real estate? This will facilitate cheaper credit to the industry. ECBs are allowed but they are restricted to a limit. Enough finance is still not available to the sector. The government needs to act as a catalyst and not an impediment. Single-window clearance is the need of the hour; timelines need to be reframed. With different municipal corporations getting established, Mumbai will become one big metropolis in the time to come. We need better clarity and defined policies to sustain the growth coming our way."

As the country's skyline continues to change and redefine itself, there are miles to go. Starting with an industry status for the sector, the clarion call demands for simplification of procedures and systems to infuse the much-needed transparency and boost consumer confidence. Better regulation, best international practices and a professional approach will pave the way forward.


published in Times Property on Feb 2, 2013

Pre Budget Expectations - Mumbai Real Estate

Priority list

The real estate sector hopes for lower interest rates, easier finance options and simplification of procedures from the upcoming Budget, says Shilpa Sachdev


As a sector that contributes significantly to meet one of the basic demands of life, the housing industry has much to ask for the Finance Minister in the upcoming Budget. With a view to keeping housing affordable, competitive and buyer-friendly, the real estate sector hopes that the government will chip in more incentives at the policy level.

With FDI in multi-brand retail, infrastructure status to affordable housing and RBI's recent reduction in the repo rate and CRR, there is optimism in the air. However, experts present their list of expectations from the budget, starting with lower interest rates that will redeem buyer interest.

Anshuman Magazine, Chairman & MD, CBRE South Asia Pvt. Ltd. Says, "The expectation from the budget is to reduce the interest on home loans, especially for mid-end housing as well as give further tax incentives for investments in housing. The reduction in CRR and Repo rate announced by RBI will bring in some liquidity into the banking sector. This is a positive move and hopefully will reduce interest rates marginally which will help the real estate industry. This will also propel growth in construction activity across the country."

Magazine adds, "Government measures regarding permitting foreign investment in sectors such as retail, interest subvention schemes for the low economic strata and enhancing liquidity in the market are likely to revive demand for real estate space, especially in residential and retail. The budget should continue to allocate a larger share of funds for infrastructure development. Another step would be the introduction of Real Estate Investment Fund (REIT) in the market which will help mobilise funds to be invested in the real estate sector."

In the last few years, the realty sector has been grappling with a few challenges that need to be addressed at the earliest. These include higher costs, slow pace of growth, declining sales, difficulty in raising funds and stalled project approvals. Enlisting his demands, Boman Irani, CMD, Rustomjee says, "Currently, the sector is looking at certain key policy decisions which make home-buying a priority for everyone in the country. Giving infrastructure status to the affordable housing sector will help facilitate easy financing and address the housing problem to a large extent. Also, the one percent interest subsidy on home loans should be extended up to Rs 35 lakh."

Irani feels that the Government can play a major role in incentivizing the real estate industry by bringing down the taxes which comprise over 35 per cent of the sale value. He says, "A reduction in the base rate is extremely important as it will enable banks to lower their lending rates thereby resulting in reduction of interest rates charged to developers and home-buyers. Government should also look at developing provisions for Special Residential Zones (SRZs) in order to incentivize housing stock. Reduced taxation and simplified taxation by possibly introducing GST will be another welcome move. It will also significantly bring down prices benefitting the home buyer. We are looking forward to a raise in the income tax exemption limit to three lakhs and a reduction in excise duty rates to put higher disposable income at the hands of the public."

In order to meet the demand for additional homes, there is an urgent need to speed up the approval process and also improve infrastructure to sustain the spill-over growth, believes Sukhraj Nahar, Managing Director, Nahar Group. "We expect the government to come out with the single window clearance system for approving projects. To match the increasing residential development taking place in tier I and tier II cities, there is a need to improve the infrastructure base in these cities. Additional funding assistance to the prime cities for infrastructure and for the real estate industry to meet the shortage of working capital is expected from the Budget," he adds.

The government needs to issue guidelines that will foster the growth of affordable housing and encourage more township projects to meet the growing housing need. Dhaval Ajmera, Director, Ajmera Realty and Infra India Ltd. says, "With growing urbanisation in metros, the real estate industry is seeing huge opportunity for creating newer townships. It is vital that the Government should promote townships alongside industrial belts and give developers fiscal benefits to township development to entice developers in this segment. Clear guidelines should be announced by Government in order to avoid any kind of ambiguity on point of levying Service Tax on under construction projects."

Ajmera adds, “A sheer relief could be bringing in affordable housing.  This should be considered important with priority lending given to banks who could in return offer concessional costs to keep the cost of tenements within the reach of the common man. The budget should look forward to extending existing benefit of Sec 80 IB(10) of IT Act for developing affordable housing as  the country is still in a huge shortage of tenements.”

published in Times Property, Mumbai on Feb 16, 2013

Terrace farming - Vipul Sanghavi - Sion

A space to cherish

Abundant with flowers and veggies, Vipul Sanghavi's terrace garden in Sion is a luscious sight, says Shilpa Sachdev


In a span of only three months, Sion resident Vipul Sanghavi has managed to grow a sunflower right on his own terrace. It is indeed thrilling to see the mustard colour floral beauty swaying in the Mumbai air. Not just flowers; Vipul's terrace garden is also blooming with a variety of vegetables, which must have halved his grocery bills already. Be it wheat, beet root, green onions, coriander, bajra, methi, pudina or palak, there is nothing you cannot find. But a lot of hard work has gone behind to make this terrace farm a reality.  

It all began in October 2010, when Vipul heard about a group of people assembling at the Maharashtra Nature Park every week to grow their own food. Since the park was close to where he lived, Vipul one day decided to pay a visit to see the work done by the members of Urban Leaves. The interaction continued for a long time as Vipul began regularly volunteering with the group for their Sunday activity. After gaining a thorough hands-on experience over some months, Vipul began harbouring a desire of creating his own terrace garden and with the help of friends at Urban Leaves, the process was slowly put into action.

After putting his terrace through a serious waterproofing check, Vipul started with making the mitti in summers last year. He says, "Amrut Mitti is the most important part of the entire activity and it takes a good three months for it to be ready. Once it is ready, the mitti can last up to a good 50 years."

Preparing the mitti involves activities like soaking, followed with heap making, first composting, greening, and finally second composting. Vipul explains, "I began with collecting around 1200 bags of dry leaves from all over and soaked it in amrut jal, which is made of cow urine and organic jaggery diluted with water. The next step was to create the beds for greening the soil to get used to all types of seeds. This is followed with composting to make the soil rich in nutrients. It is a 100-day cycle after which the Amrut Mitti is finally ready to use."

Due to the monsoons, Vipul could not start sowing seeds and had to wait until the winters to start working on his terrace farm. "Till December 2011, the entire terrace was flat. But in just three months, the mitti has given magical results." One simply has to agree because the terrace is flourishing with all kinds of flowers and vegetables. 

Not just that, Vipul's garden has an interesting flow of design too, which has enhanced the working of the garden. Vipul shares, "While the mitti was getting ready, the volunteers at Urban Leaves sat with me to create a flowchart of the design of my urban garden. It is believed that the garden should have more curves than straight lines as this helps to generate the right environment for the plants to grow by fostering the growth of the organisms. It also facilitates a proper walkway to water the plants at ease. It also spaces out the 
garden very well so in the broader sections you can have more variety and the narrow portions can contain single plants. The movement of sun is an equally important factor in the design as the arrangement of the plants to be sown is made accordingly."
Mulching is another step not to be missed, advises Vipul. "Plants require the right amount of moisture and sunlight. Mulching helps the soil in retaining the desired moisture and allows a suitable environment for the organisms to grow."

Vipul has already harvested cauliflower, tomatoes and spinach and also planted seeds for the next season. He says, "Every plant has its own season and cycle. However, it is advisable to also grow flowers along with fruits and vegetables to enhance the bio-diversity so that all types of organisms are attracted."

Vipul’s consistent efforts have finally paid off in the form of a blooming terrace garden and as it leaves you enchanted, it also inspires you to create your own urban farm space.

- published in Times Property on August 16, 2012

Explore Lonavala - places to see

A walk in the clouds

Explore the natural beauty of Lonavala as the place comes alive in the monsoons, says Shilpa Sachdev

For Mumbaikars, Lonavala is a quick escape into bliss. The place turns even more picturesque as the monsoon comes calling. A blanket of greenery covers the entire place with streams of waterfalls flowing everywhere, an enchanting sight indeed! Also, the Mumbai-Pune Expressway, which has made the place easily accessible, turns extremely scenic during the monsoons making the drive to Lonavala even more enjoyable.


While Lonavala is assuming a lot of importance as a second home destination, the place has lots to offer for an exciting weekend getaway. Lonavala is blessed with a number of forts and a trek down one of them is the best way to experience the beauty of the hilly terrain. Lohagad fort, Rajmachi fort, Tikona fort, Korigad fort are some the well-known forts in Lonavala  and extremely popular with the trekking groups. Be it the flora or fauna, the running waterfalls or gorgeous top views, every trek is a discovery in itself. Especially when one reaches the top of the fort, you are engulfed in a blanket of clouds that leaves you in sheer delight. Every monsoon, thousands of groups throng to Lonavala to explore the beauty and joy of trekking in the lush mountains.

Bushy dam is another extremely popular hang-out spot at Lonavala. On weekends, the place is choc-a-bloc with visitors who turn up in huge numbers with their families and friends. Pavana dam too is fast catching attention with some water-sport activities that are drawing visitors here. Tungarli Dam built across the Tungarli Lake is also a famous weekend picnic spot nearby Rajmachi.

For a walk down memory lane, Lonavala has some ancient caves. In fact, the name Lonavala is derived from the Sanskrit work 'lonavli' which refers to a place surrounded by many caves. Karla caves, Bhaja caves and Bedsa caves are the prominent caves in Lonavala. For those interested in the historical signifcance of the place, a visit to these caves is an enriching source of information.
For those who want to enjoy the rain and a walk in the clouds, Tiger's Leap, commonly known as the Tiger Point in Lonavala and Duke's Nose in Khandala are the ideal hang-out spots. Popular with visitors, both points offer a scenic view of the hills over a sizzling treat of chai and pakoda.

Lonavala also has its own celebrity wax museum now, which is another added attraction. Wax figures of leading Bollywood actors like Amitabh Bachchan, Shah Rukh Khan along with other well known social names like Hariharan, Baba Saheb Ambedkar, Mother Teresa, Sai Baba, AR Rahman, Balaji Tambe and Yesudas have been installed in the museum.

Another interesting place worth visiting for some adrenaline rush is the Della Adventure Park. Set amidst the natural backdrop of hills, one can indulge in a range of adventure activities at this place like ATV rides, Flying Fox, Zorbing, Paintball and much more. The place is also gaining popularity with companies for corporate training and workshops.

Lonavala is also seeing an increasing demand as a place to host wedding ceremonies. It is the ideal place to have a monsoon wedding. That apart, the pleasant climate and developing infrastructure makes it a favourable place to hold important events and many have started taking note of that as well.
Known for its green pastures, Lonavala has undergone a sea change in the last few years. Apart from its natural beauty that has regularly drawn visitors to this place, Lonavala has also seen several new developments for those on the look out for entertainment and adventure, making it a perfect combination. With lots to offer, there is no wonder that Lonavala is shaping out to be an ideal investment hotspot.

- published in Times Property on August 4, 2012

Gifts for a new home

Little Delights

There are several things that can make for a wonderful gift item for a home without going extravagant, says Shilpa Sachdev


Wondering what to gift your friend who has moved into a new home? One does not necessarily have to spend a bomb on choosing a nice and thoughtful gifting item for someone's home. The market is flushed with trendy and pretty home décor items that can work as a great gifting item as well as prove extremely useful to the receiver.

Picking some of their favourite gifting items, Sanvari Alagh Nair and Anjori Alagh of House Proud say, "For something sacred and positive for the new home, one can gift Sri Krishna Boxes or Laxmi Boxes as the gods are considered auspicious for any new home. The Provencal tea pot is perfect for the ‘me’ time of the lady of the house. Kids' cushions and bathmats are great to make the little ones happy with something that's new and fun and specifically for them. Tablemats are forever useful and serve-ware like angle nut bowls is ideal to add a touch of quirk and uniqueness to the house."

 Understanding the personality of the home owner and the style they reflect is important while choosing the right gift. Both Sanvari and Anjori aver, "Something simple and classy is always better than loud and showy, even if the latter is more expensive.  It could be a unique item that you yourself would love to have if it's an accessory like the LED Vanilla scented candles, or something of long lasting value if it is a necessity, like a set of glasses, serveware, tableware and the like. These never go un-used in anyone's home and are not very expensive."

For those who like it green, there are also several eco-friendly products that serve both the purposes, of gifting and conserving the environment. Eco Corner has a range of products that are made from recyclable and natural raw materials. What's more, they are all reusable and bio-degradable too. Picking her favourite five, Urvashi Mody, Co-Founder, Eco Corner Retail Pvt. Ltd says, "The five gifts for a new home within a range of Rs 1,000 can be lamps, an indoor plant with a planter, cushion covers, table mats and runners and agarbatti and agarbatti holder."

According to Urvashi, if you know the person and their tastes, then you should give something that they will be happy to use in their house. But if you don't know them or have never been to their house before, then it's safer to give a product which is of neutral colours. She concludes, "Also a product that can be enjoyed by the whole family is much appreciated. To be safer you can also give a photo frame, or vases, or trays."

So next time you are stuck with a choice for a gift for someone's home, just simply think what they would be happy to see as a part of their home and budget is surely the least of the concerns. There is so much available in the market to make for a happy gifting experience.

- published in Times Property on August 11, 2012

Awards for Mumbai developers

Winning Laurels

Awards are pouring in for developers as they choose to bring the best to the real estate industry, says Shilpa Sachdev



The real estate sector has seen a key transformation and as it gets highly organised, a new breed of developers is pushing the envelope in delivering the best of lifestyles to people. And being rewarded for the work done is only a reiteration of the fact that the real estate sector is indeed reaching newer heights.
An example of the changing design dynamics in real estate is the recent award presented to the Lodha Group. The Group has won the Green GOOD DESIGN Award 2012 for its most iconic project World One, the world's tallest residential tower. 

World One is being designed by the internationally acclaimed architects Pei Cobb Freed & Partners, based in New York. The uber-luxurious World Towers will be part of Lodha Place, an 18-acre development at Upper Worli, Mumbai's urbane epicenter.  The towers are designed to be environmentally sustainable, offering exotic configurations that range from exclusive three and four bedroom residences, lavish villas, and luxurious duplex mansions laced with the design genius of Giorgio Armani. 

Talking about the design of this landmark project, Jay Berman, Partner, Pei Cobb Freed & Partners said, "We have designed World One as a unique and iconic response to luxury and sustainable living in Mumbai.  The Green GOOD DESIGN award is an apt recognition for a tower that will define the skyline of this magnificent city, yet become one with the city and its surroundings."

On winning the award, Abhisheck Lodha, Managing Director, Lodha Group commented, "We have strived hard to ensure that this development not only gains from Mumbai's energy but also gives back to the city and the environment around it."

Maintaining its own record, Godrej Properties was selected as amongst 'India's Top 10 Builders' at the sixth Construction World Architect and Builder Awards 2011 for the sixth consecutive year. Their project Planet Godrej has also emerged as one of the winners in the 'Tower Project of the Year' category at the inaugural Construction Week Awards 2011.
Many a times, winning such awards also involves competing with international players and emerging victorious is then an experience to cherish. Talking about their achievements, Vikas Arora, Director, Runwal Group says, "We have recently won an international property award for our project Orchard Residency as the best residential project. Also our retail project R City has been awarded for its mixed use development and also for being the most commended retail mall. Projects across 27 countries were selected and reviewed to choose the best. We have also received the best CMO Award for R City again. All these awards have been awarded at the Asia Pacific level."

In recognition of her immense contribution to the field of real estate, Manju Yagnik, Vice-Chairperson of the Nahar Group, was recently honoured with the prestigious Udaan Sanman - "Business Woman of the Year 2012 Award" at the hands of Chief Minister Prithviraj Chavan. Sharing her reaction on winning the award, Yagnik says, "I consider this as the well-deserved respect paid to all those women who have successfully broken barriers, establishing themselves as leaders in various fields. It also means that women's contribution to business has been recognised yet again that too in a sector like real estate which is considered to be tough and out-of-bounds for women. What's more satisfying is that this particular award is also in appreciation of opening newer career opportunities."

The traditional equation has rather changed as women are increasingly becoming a part of the real estate industry. According to Yagnik, a woman's strength lies in her inborn skills and instincts, which are effectively utilised in the real estate sector. She adds, "Her perspective on lifestyle, architecture and landscaping is positively better and to top this all, her proficiency in acquiring technical knowledge that score high points in the realty industry. Woman has exceptional abilities on creativity, coping with stress, on gaining trust, building relationships and negotiating skills, so essential in this domain. And once she establishes her reputation for competence, it gets reflected not only within the organisation where she works but on the entire industry. And on this count, I am confident that we will soon come across an increasing number of success stories."

The traditional real estate industry is up for a change. Giving the industry the encouragement it deserves, the awards are an encouragement to the new thought process that is changing the perception of the real estate sector in a global context.

- published in Times Property on August 18, 2012

State gets New Committee for Environmental Clearance

A shot in the arm 

As the state gets a second committee to accord environmental clearances, the backlog needs to be cleared at the earliest, says Shilpa Sachdev

Bullets

-       All new and pending construction projects with a built-up area of more than 20,000 sq m coming up in the MMR will need an environment clearance from the newly-formed state level expert appraisal committee  

       As of March 2012, there are 554 cases across the state pending approval

With a view to expedite the approval process, a new panel has been recently formed to grant environmental clearances for construction projects, especially in the Mumbai Metropolitan Region (MMR). Maharashtra already has a state-level expert appraisal committee (SEAC) and this is a second one for the state. The SEAC-I was formed after the ministry of environment and forests (MoEF) issued a notification in 2006, making environment clearance mandatory for construction projects with a built-up area of more than 20,000 sq m in the state. The SEAC II will focus on giving environment clearances for construction projects in the MMR. All new and pending construction projects with a built-up area of more than 20,000 sq m coming up in the MMR will need an environment clearance from this newly-formed committee of the state environment department. 

Currently, more than 500 proposals are still awaiting clearance. According to Rajat Malhotra, COO - Integrated Facilities Management (West Asia) Jones Lang LaSalle India, a separate body to fast-track the projects located in the MMR will help in clearing the backlog. He explains, “State statistics indicate that 50% of the projects requiring clearances in Maharashtra are located in MMR, specifically Thane, Raigad and Mumbai City. About 55% of the pending proposals from Feb 2011 to March 2012 are in MMR. The percentage of pending MMR projects from April 2012 to July 2012 is also about the same. This clearly indicates the need to focus on projects in the region.”


Real estate, especially the residential segment, which caters to the basic need of housing continues to be the most adversely affected sector feels Manju Yagnik, Vice Chairperson, Nahar Group. She says, “Ever since its formation in 2006, SEAC I has been going through the appraisal process for every project proposal including that from the real estate sector in the state before sending its recommendations to SEIAA, the authority which takes the final decision on either issuing or rejecting the environmental clearance. With hoards of applications being received from every industry segment, inordinate delays were inevitable. Reportedly, over 540 proposals are currently awaiting clearance from SEAC I.” 

Other than the developers, project delays also affect the end home buyers who have invested huge sums of money for buying their own homes. Besides dipping into their savings, home buyers who avail of loan facilities either from their employers or banking or housing finance institutions for house purchase, have to start paying EMIs from prescribed dates. Delays in issuing such clearances result in late completion of the projects with serious consequences for buyers. 
  
Yagnik says, “This situation is avoidable if a process for speedy environment clearances for realty projects in Mumbai is introduced. Perhaps formation of SEAC II may bring some relief. No doubt that today all concerned including developers, home-buyers and people at large, are more than keen to protect environment in every possible manner.” 


Malhotra adds, “Inordinate delays lead to erosion of investor and consumer confidence and demands for cancellations and refunds. Environment clearance is an essential pre-requisite for all developments above 20,000 sq.mts. Projects that are able to get the clearance can commit capital to project implementation with the risk securely mitigated.  This bolsters the developer’s, investor’s and consumer’s confidence to commit resource and capital to the development, which will in effect ensure speedy and earnest developmental activity.”


Experts hope that with the introduction of the new committee, many pending projects will soon see the light of the day and benefit the end consumer. Vyomesh Shah, MD, Hubtown Ltd. says, “The issues here require a specific approach and we are glad that such a committee has been formed. It will bring down the clearance time due to its focused approach and also benefit the consumers by increasing the number of launches and hence creating more supply. This will help in stabilising the prices and make the equation favourable for consumers.” 

Yagnik feels that with the formation of SEAC II, which will exclusive look into new as well as pending projects in the Mumbai Metropolitan Region, the load will be divided to a great extent. She says, “With such clear demarcation, both the committees would hopefully be in a position to speed up this process.”

Avers a Lodha Spokesperson, “We believe that the formation of the second committee on environmental clearance is a progressive step by the state environmental department, given a large number of projects across the state pending environmental clearance. As of March 2012, there are 554 cases across the state pending approval. Over half of these projects belong to the MMR region. As the new committee will primarily focus on the MMR region, we see a fairly even split of projects across the two committees, which is likely to speed up the approval process in MMR.”

Ali Lokhandwala, Joint MD, Lokhandwala Infrastructure says, “If approvals are received in time, banks approve the projects for funding faster and buyers can get home loans quicker. It is lesser risk for the buyer and also helpful for the developer who has to run to different committees for approvals. In fact, what we need is single window clearance but even a focused committee is going to be helpful. It hints at a professional approach on the part of the government. Ideally, the committee should also have a developer on board to track the real industry issues and growth.”

Yagnik also feels that the question of applying the same set of norms for environment clearance to every project in every state remains to be addressed. She says, “It’s quite known that every location, region and state in the country has different challenges on the environmental front.  For example, Mumbai with its geographical peculiarities, constraints, its long coast line, burgeoning population and the ever-increasing housing demand, needs to be looked at with a different perspective on environmental issues. Enforcing the standard environment norms for the city’s huge coastal properties, high-rise buildings both for residential and commercial purposes, affordable housing, redevelopment of old and dilapidated buildings and slums and bigger outlay projects have already stalled many of such projects in the city. Many among these projects are required to fulfill a much larger set of norms, causing further delays in receiving clearances.”


Calling for a set of guidelines rather than a committee, Prakash Shah, Director – Finance and Business Development, Hiranandani Constructions rightly concludes, “We already have a state level committee and it has been observed that committees take their own sweet time in granting clearances. This chokes up the supply and creates obstacles in generating enough affordable housing stock in the country. What we need are concrete guidelines for granting environmental clearances. We need systems that will foster fast decision making. We need to be in a position to generate good supply of housing and it needs to be affordable. We are not against formation of a committee, what is important is that at the end of the day work needs to be done.”

Mughal Art

Treasure troves

Give your home décor a touch of Mughal art, says Shilpa Sachdev

Everything in the Mughal era can be defined in one word – grand! The carpentry, the styling, the motifs that belong to the Mughal era reflect India’s heritage and glorious past. Even in the modern times, the legacy continues as many designers are drawing inspiration from the Mughal architecture and infusing it intelligently into the contemporary home décor. 

Simple pieces of furniture can be completely transformed with an inlay of gemstones or a continuous stretch of carving and jali work to make it look different and unique. Instead of the bulky designs of the past, the contemporary designs can be accentuated with the right touch of the Mughal motifs. For example, a lampshade can be painted with a Mughal design in bright colours, the chair can have star-shaped handles or the rich velvety purple upholstery for the side stool, there are umpteen ways to blend the Mughal motifs within the contemporary home décor. For someone who wants to add richness, the furniture can be given an inlay of design – one can choose from gold, silver to even different colours; add a few gemstones to up the royal quotient.

Every piece of furniture is crafted in the Mughal pop collection launched by designer Mozez Singh has a distinct story behind it. The designer has given a modern and contemporary twist to the tradition and heritage of India. Mozez has taken Mughal motifs like the star, the crescent moon, the jail work and blended them into contemporary furniture pieces. The utilitarian furniture pieces are made in various delightful colours of acrylic and jeweled with fabulous semi precious stones. This evokes a style more like pop art, but at the same time, the gems add a richness and luster. So there is a Noorjehan recliner, a peacock throne and many interesting pieces of furniture all done up in the Mughal motifs and colours, reminiscent of the royal era of the Mughals.

Talking about the beauty of Mughal designs, Mozez says, “The Mughals left us a treasure trove of beauty. All of their architecture, their art, and their motifs are a testament to their beauty – the jali work, inlay, the gemstones, the domes and the carvings, everything is very stunning.”

The beauty of the Mughal designs lie in the intricacy of the work. If one is using marble in the house, that can be further, engraved with carvings and inlay, especially in the flooring. Traditional lamps are making a huge comeback, with their stained glass exteriors. Hang them loose from a height, light up a candle in it and simply let it glow. However, instead of overpowering the house with traditional designs that may not work in the new age, it is a wise choice to select the right piece of accessory and blend it in the contemporary home décor and bring the best of both worlds to the table.