Redevelopment

Redevelopment and Associated Procedure for Mumbai City + Residential Township

1. REDEVELOPMENT AND
RESIDENTIAL TOWNSHIP
Prepared By:
Arbaz Kazi
Asst. Professor
VCET, Vasai (W)

2. Contents
•Introduction
•Reasonsforredevelopment
•Merits&Demerits
•Documentsrequired
•NOCsrequired
•Procedure
•RoleofPMC
•DCRules
•ResidentialTownship
•Advantages&Disadvantages
ofResidentialTownship

3. What is Redevelopment?
•“Redevelopment”meansdemolitionoftheoldand
existingstructureandreplacingitwithanew
structurehavingnewdimensionsandspace.
•Theprimeadvantageofsuchatransformationcan
beseenfromtheusualdifferencebetweentheold
andthenew.
•BlightorDilapidatedstructuresaremostly
redeveloped.
•Redevelopmentagenciesdeclareareasasblightedor
dilapidated.

4. Reason for Redevelopment
•The building which are
on the verge of collapse
•Extensive Damages
•Cannot be easily repaired
•Land space are scarcer
•Slum Clearance

5. Reasons for Redevelopment
Population
Density
Ways for
new avenue

6. Repair v/s Redevelopment
Repairs
•Therepairworkcanincreaselifeof
thebuildingby3to4yearsandthe
problemscanreoccurafterfewyears.
•Theoldbuildingsaredesignedwith
oldconstructionnormsandhence
cannotwithstandwithnewclimatic
andgeographicconditions.
•Forrepairsmembershavetospend
money.
•Inoldbuildingthesteelinside
concretebeamsandcolumnstarts
corrodingafter15-20yearswhich
cannotbetreatedinrepairs.
Redevelopment
•Redevelopmentgivesanew
buildingforwhichnomajorrepairs
requiredforlongerperiod.
•Newbuildingisconstructedwith
newconstructionnormsandhence
canwithstandwithnewclimatic
andgeographicconditions.
•Inredevelopment,membersget
Benefitsintermsofmoneyaswell
asadditionalarea.
•Asthebuildingisnewthisissue
doesnotarise.

7. MERITS & DEMERITS OF
REDEVELOPMENT
•Betterplanned&
designedflats
•Modernamenities
•Spaciousplace
•Lesserinvestment
•Corpusfundreceivedby
eachindividualmember.
•Taxburdenishigh
•Increasethecostof
maintenance
•Additional Area
receivedwillattract
StampDutyand
RegistrationCharge
MERITS DEMERITS

8. Documents required for Redevelopment
Society
registration
certificate
Approved
building plan
Conveyance
deed/ lease
deed/ sale deed
Documents
related to the
society’s plot
Property card DP remark Extract of 7/12
Search report
and Title
certificate
NA order City survey planCopy of IOD
Commencement
certificate
Occupancy
certificate
Completion
certificate

9. NOCs required for
Redevelopment
•Non-Agriculture (NA) permission
•Tree Authority (BMC)
•Storm Water and Drain Department(BMC)
•Sewerage Department(BMC)
•Electric Department(BEST)

10. NOCs required for Redevelopment
•Chief fire officer (Fire fighting department)
•Environmental Clearance
•Airport Authority of India (Aviation department)
•Ancient Monument Approval
•Traffic and Coordination Department
•NOC for Coastal area.

11. Non-Agriculture (NA) permission
Time required-Minimum of 3 months. It depends
on compliance of other conditions.
Cost for obtaining approval: It depends on the
location of the project and ranges between Rs2-8
per sqft.
GrantofPermissionbyRevenueDepartment.
Procedureistimetakingandcumbersome.

12. TreeAuthority(BMC)
Timerequired30-60days
Costforobtainingapproval-INR4,000(pertree)
ApprovingAuthority:TreeAuthorityCommitteeofMunicipal
Corporation
Duetostringentenvironmentalregulations,thebuilding
companymustreceiveclearancefromthe
TreeAuthoritysetupundertheMaharashtra(urbanareas)
PreservationofTreesAct(1975).TheTreeAuthority
Commissiononlymeetsonceamonth.TheTreeAuthority
mustascertainwhattrees(ifany)willbecutdownasa
resultofconstruction.Iftreesaretobecutdown,the
buildingcompanywillhavetoplanttreestoreplacethem.

13. Storm Water and Drain Department(BMC)
TimeRequired:15-30Days
Costforobtainingapproval:ScrutinyFeesINR2/sqmt(BMC
limit)
NocostforthisNOCbutBMCisconsideringimposingsome
fee.
Sewerage Department(BMC )
•Time Required: 15-30 Days

14. ElectricDepartment(BEST)
Theelectricconsultanthiredbythedeveloperworksout
theloadrequirement,transformercapacityetc.Loadis
sanctionedbythepowerdistributioncompany.Thebuilding
companywillinformBESToftheproject'spowerrequirements
alongwithacopyofapplicationsubmittedforbuildingplan
approval.BESTwillassesswhetheranelectricalsub-stationup-
gradeisrequiredatthisstage.
✓TimeRequired:15-30days

15. Chief fire officer (Fire fighting department)
InMumbai,buildingsabove24metersinheightrequireChief
FireOfficer(CFO)clearance.
TimeRequired:30days
Costforobtainingapproval:OfficialcostisRs.50persquare
meter.CostvariesbetweenRs.50,000toRs1,00,000.
Environmental Clearance
ApprovingAuthority:MinistryofEnvironment/State
EnvironmentImpactAssessmentAuthority(SEIAA)/State
levelexpertAppraisalCommittee.
TimeRequired:3monthsto1year
Costforobtainingapproval:Chargesdependonthesizeof
project

16. Airport Authority of India (Aviation department)
Approving Authority: Civil Aviation Department
Time Required: 3-4 months
AncientMonumentApproval
ApprovingAuthority:ArchaeologicalSurveyofIndia.
TimeRequired:6months
NOCifnearcoastalArea
ApprovingAuthority:CoastalZoneManagementAuthority
TimeRequired:6months–1year(+)
Constructionisnotallowedupto500metersfromthecoast
line.

17. Procedure for Redevelopment
1.AppointmentofPMC(ProjectManagement
Consultant)
2.Offerlettertothesociety
3.Termsandconditionswiththesociety
4.Agreementwiththesociety
5.SanctionfromMCGMinfavorofthesociety
6.LoadingofTDRinthesociety’sname
7.ObtainingtheIOD

18. Procedure for Redevelopment
8. Shifting of the tenants
9. Demolition of the building
10.Obtaining the CC
11.Construction of the new building
12.Obtaining the OC
13.Shifting the old tenants

19. Who can apply for Redevelopment?
Tenant/member/occupant with a permission of
owner/society
Owner of the premises
Association of tenants

20. Role of PMC for Redevelopment
PMCismandatoryforredevelopmentofhousing
society(Accordingtoclause79(A)MCSAct,1960)
•Toanalyzeprojectfeasibility.
•ToSeekinformationoftheconveyanceofsociety’s
land.
•SeekinformationaboutavailableF.S.I.&T.D.R.
•Toevaluatethedeveloperswhohavesubmittedtheir
offers.

21. DC Rules of Redevelopment
•Balconies,OrnamentalProjections,FlowerBeds,
VoidswouldnowbecountedintheFloorSpace
Index(FSI).Tocompensatethis,FungibleFSIto
theextentof35%forResidentialand20%for
IndustrialandCommercialDevelopmentshas
beenallowedwithpremium.

22. DC Rules of Redevelopment
•FungibleFSIwouldbeavailableat
➢60%premiumforResidential,
➢80%forIndustrialand
➢100%forCommercialattheReady
ReckonerRates
•Parkingwouldbeavailableaspertheprovisionsof
theDCR,but25%moreattheoptionofthe
Developer.

23. DC Rules of Redevelopment
•Incaseofredevelopmentofcessedbuildingsthe
fungiblecompensatoryF.S.I.totheextentof35%
shallbegrantedwithoutchargingpremium.

24. Defect Liability Period
•ItistheperiodaftergivingOccupation
Certificateduringwhichifanydefectinthe
workisnoticed,itisthedeveloper’s
responsibilitytorectifythedefect.
•Thisperiodisusuallyof1.5to2years.

25. Redevelopment Success depends on
•Thedevelopershouldbestrictlychosen.
•Allthemembersofthesocietyshouldgivetheir
consents.
•Allagreements/documentsshouldbegot
scrutinizedbyacompetentAdvocate.
•Bankguaranteeshouldbeobtainedfromdeveloper.

26. Some of the Redeveloped Projects
in Mumbai
LodhaWorld One

27. HIGH STREET PHEONIX
LOWER PAREL

28. PALAIS ROYALE

29. NATHANI HEIGHTS

30. Residential Township
•Thewordtownshipisusedtorefertovariouskindsof
settlementsindifferentcountries.
•Whileatownshipmaybeassociatedwithanurbanarea,
therearemanyexceptionstothisrule.InAustralia,
Canada,andtheUnitedStates,theymaybesettlements
toosmalltobeconsideredurban.
•Simplyitisaconceptwherealargepartoflandownedis
usedformakingresidentialstructuresalongwiththe
basicamenities.

31. 1.Exceptionallivingexperience
Comparedtoaconventionalresidentialspace,townshipsprovide
biggeropenspaces,gardens,joggingtracksandplaygrounds
whichsuittherequirementsofallage-groupsfromkidsto
youngsterstowardstheelders.There’sadditionallyaWalk-to-
Workpossibilitywhichaugmentsworkexistencebalancealso.
2.One-stopsolution
Atownshipissortofaone-stoplivingsolutionwhereyouget
everythingthatsatisfiesyourneeds,fromshoppingcomplexes,
toentertainmentvenuestowork.
ADVANTAGES OF
RESIDENTIAL TOWNSHIP

32. 3.Accessibility
Atownshipisoftencloselyknitwiththekeysocio-economiczones
definingacity.Theyofferaneasyaccesstokeytransportmodes,
educationalinstitutions,medicalzones,financialarms,commercial
destinationsandrefreshmentorrecreationalspaces.
4.AdvancedSecurity
Equippedwithadvancedautomationandcontrolsystemstoensure
safety,townshipsarebeingconsideredasthemostsecure
residentialzones.Theabilitytoprovidevideosurveillance
systems,CCTVs,and24/7monitoringmakestheseresidential
propertiesmoreliveable.
ADVANTAGES OF
RESIDENTIAL TOWNSHIP

33. ADVANTAGES OF
RESIDENTIAL TOWNSHIP
5.SustainableLiving
Townshipsarepreciselyplannedwitheco-friendlyandsustainable
featureslikegreenlandscapes,gardens,rainwaterharvesting,
sewagetreatment,solarpoweretc.makingthedreamofliving
withnatureareality.
6.Best-in-classAmenities
Apartfromprovidingcomfortablelivingspaces,townshipsoffera
variedrangeofbest-in-classamenitiesandcomforts.Beita
shoppingmall,amini-theate,partyspaceorasportsarea,
townshipsoffernumerouscomfortsunderacommonroof.

34. Disadvantages of living in
a township
1.Costly:Buyingaflatinatownshipcancostyou10-15%moreas
mostofthetownshipIndianpropertiesaremostexpensivethan
standalonepropertiesatthesamelocation.
2.Highmaintenance charge:Themonthlyorannual
maintenancechargecanpinchyourpocket.Mostofthetownships
levysubstantialmaintenancefeesascivicamenitiessuchasstreet
lighting,sewerageareunderthetownshipmanagement.
3.LongerconstructionPeriod:Townshipprojectsarecapital
intensiveandthereforedevelopedinphases.Fundingproblems
andregulatoryissuesmightalsodelayprojectconstruction.

35. PALLAVA CITY BY LODHA

36. PODDAR EVERGREEN