Just Do It!

This Residential Community Saved a Lake, Recharged Groundwater and Is Planting 1000 Trees Every Year

Here is how a residential community in Bangalore, Akshaya Nagara, has created an enviable living environment for its residents.

Akshaya Nagara is a rather unassuming residential layout in Bangalore. It did not even fall under the Bengaluru metropolitan civic body, BBMP, until recently. This means it did not receive any of the public facilities like water supply, sewage drain pipes or garbage collection service that other residential areas receive. Even today, Akshaya Nagara is not a beneficiary of the centralised Cauvery water supply and is solely dependent on bore wells.

However, the residents of Akshaya Nagara decided not to lament about these issues or wait for the authorities to solve their problems. They took it upon themselves to find sustainable solutions and create an enviable living environment for themselves.

It was over a decade ago that the ground work for the development of Akshaya Nagara began. The layout had a rare blessing – a lake. But it could not really be called a blessing then. Although the lake has historical relevance from the times of Begur royalty and is located at the heart of the layout, it was filthy because all the sewage water from the layout used to flow into it. It was also a spot for open defecation. In fact, the stench, filth and overgrown weeds made the lake and its surroundings so unbearable that it was on the verge of being abandoned. But the scenario was totally reversed by the dedicated work of the residents of Akshaya Nagara.

In 2004, a retired bank official named Ramesh Kumar began mobilising interest among the residents about the need to save the lake and the surrounding environment.

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Ramesh Kumar speaking to the residents of Akshaya Nagara

The first aim was to stop all sewage from getting dumped into the lake. Since Akshaya Nagara was not part of BBMP, it was not eligible for any funds from the civic body. The residents decided to build the sewage drains by themselves. Every house contributed towards the fund and the job was begun. The local MLA could not help but notice the dedication of these residents and decided to help them with the funds.

The newly laid pipes helped ensure there was no more sewage flow from Akshaya Nagara layout into the lake.

Akshaya Nagara Kere

Akshaya Nagara Lake

After this big achievement, the residents went on to the next pressing issue – water supply. The layout’s water supply depends entirely on bore wells. Ramesh Kumar and his team were convinced that the underground water reserves need to be replenished constantly. They started building storm water drains to channelise the water into the lake. They also dug up over 60 rain water pits near the layout, specially layered using charcoal and sand, so that the rain water percolated into the ground.

Most of the buildings in the layout practise rain water harvesting. “We save every drop of water in Akshaya Nagara and ensure that our bore wells are recharged. Even during this peak summer, none of our bore wells failed us,” says Ramesh Kumar.

Over the last decade, the population of Akshaya Nagara increased and maintaining the lake became difficult. The lake again attracted weeds, debris, garbage and, of course, open defecation.

Last year, a few youngsters saw a lone old man clearing a dirty patch of land near the Akshaya Nagara lake. It was Ramesh Kumar. Curious as to what he was doing and why, they started to talk to him. He told them, “I want to save this lake.” The youngsters were so inspired by his dedication that they decided to start efforts anew to revive the water body.

They formed a team of volunteers and named it ‘Akshaya Nagara Kere Sutta Mutta’, meaning, ‘Akshaya Nagara Lake and its surroundings’.

Volunteers of Akshaya Nagara Kere Sutta Mutta

Ramesh Kumar with the volunteers of Akshaya Nagara Kere Sutta Mutta

Volunteers from the layout got together every week. They cleaned the lake, de-weeded it and fenced it.

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Volunteers de-weeding the lake

They levelled the land around the lake to make a beautiful walking path. They said no to concrete blocks for the path and decided to keep the natural mud trail. They planted saplings all along the lakeside and installed benches for people to sit on. As a result of their hard work, the area has been completely transformed.

Today, over 400 people walk and jog around Akshaya Nagara lake every day! A yoga class is held on the lakeside.

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Over the last 12 years, the residents have been planting trees in Akshaya Nagara. The tree-to-person ratio in Akshaya Nagara is 1:1 – one tree for every resident, while the Karnataka state tree-to-person ratio is 1:6.

The volunteers planted 1000 trees in the last one year. They have committed to planting another 1000 trees every year in the area around Akshaya Nagara.

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Every week, the residents of this layout devote their time and efforts to maintaining the Akshaya Nagara lake. But they are not stopping at this – they have started working to save the next lake in the vicinity, Yelenahalli lake!

Catch up with the activities of Akshaya Nagara Kere Sutta Mutta on their Facebook Page

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http://www.thebetterindia.com/61311/akshaya-nagara-bangalore-save-lake-recharge-groundwater-plant-trees/

Stamp Duty on Gift of Property in Maharashtra

W.e.f. 24 April 2015, new provisions have been formulated for giving relief of Stamp Duty in case of Gift.

For locations outside Mumbai and Mumbai Suburban, LBT Tax @ 1% of market value will be applicable.

For detailed explanation and examples, please visit

http://e-stampdutyreadyreckoner.com/Gift.html

Members can’t refuse society’s resolution

A member of a co-operative housing society cannot refuse to act upon a resolution passed by an overwhelming majority, the Bombay high court (HC) held on Monday.

The court was hearing a plea filed by Vardhaman Developers, the firm appointed by the Andheri Krupa Prasad Co-operative Housing Society to redevelop their four buildings on April 6, 2008.
According to the terms of the agreement between the housing society and the developer, the members were to hand over their premises, once the developer got the plans sanctioned and obtained the permissions from the civic body.

While 57 members shifted to the transit accommodation, 19 refused to hand over the possession of their 17 flats, even after signing consent affidavits to abide by the terms of the development agreement, after which the developer moved court. Justice RD Dhanuka said a resolution passed by an overwhelming majority is binding on all members and a few dissenting members cannot stall the redevelopment of the society.

Rejecting the dissenters’ objections, the judge said the disapproval of a dissenting minority cannot be the basis to negate a resolution passed by the general body, unless it is shown to be a product of fraud, misrepresentation or opposed to some statutory prohibition.

“The minuscule non co-operative members cannot stall the redevelopment project on flimsy grounds,” justice Dhanuka said. The court has appointed a court receiver and directed him to implement the order in four weeks.

Kanchan Chaudhari, Hindustan Times, Mumbai

http://www.hindustantimes.com/mumbai/members-can-t-refuse-society-s-resolution/story-87wcuWA9X9zcCwhYZVSbFO.html

Builder can’t alter layout despite authority nod

 A builder can neither change the layout nor alter or deprive a flat purchaser of the promised amenities by obtaining permission of the local authority to change the sanctioned plan.Case Study: Marathon Realty, formerly Chhaganlal Khimji, constructed a building in Mulund. Flat purchasers formed the Monte Vista Residence Welfare Association, but the proposed Monte Vista CHS was yet to be registered. When all attempts to resolve the grievance failed, the association and the proposed society filed a complaint before Maharashtra State Consumer Commission against the builder, its directors Mayur and Chetan Shah, and BMC’s executive engineer of building proposal (eastern suburbs).

According to the complaint, flat purchasers had been induced to book flats based on representation in the builder’s brochure stating that world-class facilities would be provided along with club house and basement parking. Later, when the agreements were executed, they were not in accordance with the Model Form provided under the Maharashtra Ownership Flats Act (MOFA). The builder not only illegally charged extra amounts, ranging from Rs 4 lakh to Rs 6 lakh for allotment of parking space, but also did not provide basement parking. Instead, it was to be diverted to the BMC under the Public Parking Lot Scheme, jeopardising security of residents. Before the occupation certificate was obtained, possession of flats was given for fit out, yet deposit for maintenance charges of about Rs 1 lakh was collected from each purchaser. The builder had deviated from specifications of some of the promised amenities, such as swimming pool and gymnasium, so that three extra unauthorized flats could be constructed. The recreation ground, shown in the original plan to be in front of the building, was diverted for construction of a new building which was not mentioned earlier. The builder contested the case. The company stated that at the time of handing over possession, an undertaking had been taken from the flat purchasers not to object to the basement parking being handed over to BMC for public parking. The builders claimed they would be developing a children’s play area, jogging track, garden and other landscaping only on top of another structure in lieu of what was originally promised.

The commission did not agree with the builder’s argument that the complaint was not maintainable. It said the welfare association was entitled to file a complaint. The builder’s contention that the complaint was beyond limitation was also overruled, observing that the complaint was filed within two years from the date of possession.

The commission considered various precedents and concluded that disclosures made in the brochure or other promotional materials are important and binding as they induce consumers to book flats. Accordingly , by its order dated February 10, delivered by Dhanraj Khamtkar for the bench along with Usha Thakare, the commission held the builders guilty of deficiency in service and unfair trade practice. Marathon Realty was also ordered to pay Rs 5 lakh as compensation and Rs 50,000 as costs.

Impact: Representations made in a brochure are binding.
Jehangir B Gai

http://epaperbeta.timesofindia.com/index.aspx?eid=31804&dt=20160222

More than 400 videos related to various issues and subjects of Cooperative Housing Societies

CA Shri Ramesh Prabhu, Chairman MSWA has launched MSWA news channel on You Tube.

 

MSWA has uploaded more than 400 videos related to various issues and subjects of Cooperative Housing Societies.

 

You are requested to watch these videos and give your opinion and suggestions on it.

 

You may also ask questions on any Housing related matter. Our expert team will answer your each and every query. If you are interested in any particular video related

 

to Housing Society matter, we will upload the same for the benefit of Society at large.

We are providing video link for the same herewith.

https://www.youtube.com/channel/UCJcDvSHSxxnlgQdPQS6X87Q

Please let us provide your reply on

E mail ID : rsprabhu13@gmail.com

Thanking You

Mr Kishor Kanade

Video Editor

Maharashtra Societies Welfare Association (Regd.)

A-2/302, Laram Centre. Opp. Platfrom No.6,

Andheri (W), Mumbai – 58

Tel : 022-42551414/26248589/65

Email ID : rsprabhu13@gmail.com