Pune: The Camp area in the cantonment limits is known for its unique cultural and architectural character. A stroll here reveals decades-old traditional markets, bakeries, Iranian eateries and distinctive old homes. Several properties retain wooden structures and aesthetic features dating back to the British era.These charming localities could now be headed for a major construction makeover. The Union ministry of defence (MoD) has approved an increase in Floor Space Index (FSI) from 1 to 2 for civilian areas under Pune Cantonment Board (PCB), paving the way for larger redevelopment of ageing residential and commercial properties in Camp. The decision could double permissible built-up area on eligible plots and make reconstruction financially viable for thousands of property owners, who struggled to expand or redevelop properties under earlier FSI restrictions. Vidyadhar Pawar, chief executive officer of PCB, told TOI, “MoD’s approval has larger implications for the entire civil pockets of cantonment, as residents will now be able to expand their properties.” The development is significant in Camp, where several decades-old residential structures are crumbling. This area’s civilian pockets alone have 24,000-odd properties spread across old Camp, parts of Ghorpadi and Wanowrie. Many families have been unable to expand homes despite growing space requirements. Some reportedly moved out as properties could not be redeveloped advantageously. For owners of smaller plots, too, the FSI increase could provide a major incentive. Most properties in Camp are in the range of 500-1,000 sq ft, making additional permissible built-up area particularly valuable. “We could not initiate reconstruction work due to the lack of FSI and did not even submit our plan to PCB as we were aware we could get trapped in a legal case. We kept waiting for the new FSI permission. It is a big relief for many like me,” said an owner of a property on Taboot Street in old Camp. The lack of development potential has also contributed to unauthorised construction in the area. Records say over 3,000 cases of unauthorised construction are pending before PCB and Principal Directorate of Defence Estates, Southern Command. “We have been issuing notices to such violators regularly and hearings are pending at various levels,” said a senior official from PCB’s engineering department. Tenant-owner dispute relief Cantonment officials also believe the additional development potential could help address some long-standing owner-tenant disputes involving old properties. “Many houses in Camp’s civil pockets are decades old and dilapidated. Some are mired in prolonged owner-tenant disputes,” said a senior engineering department official, adding, “Now, an owner could construct a building of up to four floors, depending on the height of each floor. As per the rules, the overall height cannot exceed 16m. The additional space means they can accommodate tenants and use part of the property themselves.” FSI increase could also impact properties where owners have already undertaken construction beyond earlier permissible limits. “Thousands of such properties will organically benefit from additional FSI and may become legal. It would also mean additional income for the board, as these properties could come on record and become liable for property tax,” said former vice-president of PCB Dilip Giramkar. However, the extent to which existing unauthorised structures can be regularised will depend on applicable rules and approvals. Higher FSI does not automatically legalise past violations, officials clarified. Building permissions a challenge Cantonment officials said the board currently receives only one or two building-plan applications every month, although the number could rise following FSI revision. “The most important factor is documentation of property. Based on that, we process the application. Once the applicant fulfils all requirements, we conduct an ground inspection before granting final consent,” said Vijay Chavan, officiating in-charge of the PCB engineering department. Under existing provisions, a portion of built-up area also has to be kept aside for parking and other requirements, while applicants must pay development charges to the cantonment. Activists, however, alleged that delays in processing building proposals have encouraged some property owners to undertake unauthorised construction. “Many people, frustrated by delays, opt for illegal construction with the support of local political interests. Had the cantonment acted and given permissions on time, citizens would not have opted for illegal ways,” said local activist Murtuza Poonawala. Four decades of FSI battle Restrictions on construction in cantonment areas have been a contentious issue for years. Residents and local representatives have repeatedly sought relaxation in FSI norms to facilitate redevelopment. Activist Rajabhau Chavan said, “The ministry should have taken this FSI decision a decade ago. It would have been a major relief.” Prior to introduction of FSI restrictions in the mid-1980s, the cantonment had fewer limitations, and several high-rise commercial and residential structures came up, particularly along Moledina Road. “The ministry introduced FSI restrictions for civil pockets in 1984 and the battle has continued since then. Properties constructed before 1984 have different provisions allowing them to use higher FSI, while many later properties have remained restricted. This hampered real estate development in cantonment areas,” said Giramkar. In 2017-18, PCB members had urged the Sumit Bose committee, constituted by MoD, to examine issues concerning cantonments and to recommend an increase in FSI. “The recommendation took years to translate into action, but it now appears that the demand is finally being addressed after almost half a century,” Giramkar added. Uncertainty over merger The latest development also comes against the backdrop of the long-pending proposal to merge cantonment’s civil pockets with Pune Municipal Corporation (PMC). The excision proposal submitted in 2024 is still pending with state govt. “The excision has become a crucial factor for PCB’s development. Once civil pockets merge with PMC, residents could get more FSI, which would further transform construction activity and the nature of real estate in Camp. Old properties could eventually give way to large residential buildings,” said another senior engineering department official. “There is no clarity on the excision from the state and the ministry. Discussions take place but no move has been made yet. This decision is critical for us and the people as it will change the entire face of the civil pockets of the area,” said a senior official from the Directorate General of Defence Estates, New Delhi. Urban planners, however, cautioned that increased FSI alone would not determine the pace or nature of redevelopment. Road width, parking availability, fire-safety, water supply, drainage and capacity of existing civic infrastructure would be crucial, too. “The existing civic services, including roads and pipelines, were designed for old houses and are decades behind current requirements. If these pockets merge with the PMC, planners will face a major challenge in providing adequate parking, water supply, drainage and other civic facilities,” said an urban planner, choosing anonymity. Will Camp lose its charm? Camp’s prime location and high property values make it comparable to Pune’s heritage Peth areas, where redevelopment pressures have transformed traditional neighbourhoods. “Camp has enormous real estate value and there is high demand for properties here. Like Peth areas, it has the potential to undergo rapid transformation as people prefer centrally located areas with better access to the city,” said an urban planner, who has worked on projects in the cantonment. “The unique architectural and cultural features of Camp are likely to change in the coming years because residents will opt for new constructions. The question is how much of its original character will remain,” said long-time resident Riyaz Shaikh.
