Wednesday, 14 September 2011

Redevelopment Rules of old buildings in Mumbai


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Appointment of Redevelopment Project Management Consultants (PMC) – Times of India

Wednesday, May 11th, 2011
An Article by Times of India http://www.timesofindia.com
In case you society needs redevelopment consulting / PMC please write to us on bhattbhavikk6@gmail.com or call us +91 9664118603
A KEY ROLE
The appointment of a project management consultant lays down the foundation of the entire redevelopment process.
As a co-operative housing or premises society initiates the process of redevelopment of its property,the first legal requirement it needs to fulfill in terms of the relevant circular of the department of co-operation is the appointment of a project management consultant (PMC).
The appointment of a PMC lays down the foundation of the entire redevelopment as successful completion of redevelopment largely depends upon the ability,integrity,uprightness and transparent and reasoned approach of the PMC.
The PMC should be knowledgeable on all legal and construction aspects of the redevelopment and should be aware of the redevelopment business so that he applies his knowledge and imagination to various stages of redevelopment in a manner that the society gets the best terms without compromising with safety aspects.
Although the nature and quantum of redevelopment services to be provided by a PMC would differ from case to case,a generalised model list is presented below as prepared on the basis of experience of PGV Project Management Consultants.
A society may select all or any of the services depending upon facts of its case and after interaction with the PMC.
Preparation of the feasibility report in respect of the subject property.Taking steps for conveyance in favour of society.Invite and receive offers from interested developers and present the same before the managing committee with recommendation about selection.
The recommendation report to be speaking and reasoned one.Draft of tender document or offer form in consultation with the society.Such draft should also be given to interested members of the society who may like to invite the developers in their respective contacts.A newspaper advertisement,if considered necessary,should be drafted in consultation with the managing committee.The PMC to analyse the tenders analysed and to apprise the managing committee about such analysis.Interested developers may seek clarifications from PMC.To each intending developer submitting the tender or offer form,the PMC should issue an acknowledgement receipt.The best of financial terms including corpus fund,larger area flats for each member,hardship compensation,rental compensation at prevailing market rate with due increment in case of rental market going up,best of amenities,strict legal terms in documentation,flexibility on the part of the developer to meet peculiar needs of the society and its members should be some of the prominent criteria for selection of developer.
The managing committee should tentatively select the developer on consideration of the recommendation by the PMC and the general body meeting should take a final decision on selection of the developer.Offers should be submitted by all the developers in a standard tender or offer format to allow comparision.The PMC should draft the Letter of Intent/Appointment on consideration of legal implications thereof.The PMC should co-ordinate with the office of registrar of co-operative societies in respect of the redevelopment process and should draft correspondence,papers and documents to be submitted to the office of the registrar in connection with redevelopment process.
Drafting of redevelopment documents as per society instructions and in consideration of applicable laws including MOFA,1963,MCS Act,1960,Transfer of Property Act,1882 and other property laws,laws and regulations concerning developments and constructions,bye laws of the society.Drafting documents on consideration of income tax,VAT,service tax laws.Drafting/amending bank guarantee.Drafting power of attorney.Drafting individual agreement for each member.Vetting TDR documentation from legal and taxes point of view.
Provision of services of the architect,engineer,chartered accountant,advocate in the matters connected with the process of redevelopment.As may be needed,attending meetings of members to explain and/or to interact with members.Filing of income tax returns of the society for the years during which redevelopment project continues.Manner of disclosure of benefits of redevelopment in individual income tax returns of the members in the relevant years,at the request of the member.Drafting correspondence on behalf of the society with architect,municipal authorities and others in relation to redevelopment project.Drafting various circulars and letters and resolutions for the society in relation to matters connected with redevelopment project.Drafting documents should be in an absolutely transparent manner.PMC services should primarily be in the nature of consultation and suggestions.Drafting of documents should also done after thorough discussion of the issues at stake
and after considering views of the society and after explaining PMC’s views.Ultimate decisions should be left upon the society.The PMC should help the society in the decision- making process but  should not insist that the decisions be taken only in
the manner it wants.
Redevelopment is a subject wherein lot of misconceptions lie;wherein a lot of public concern lies.Drafting of iron-clad documents is the single most important aspect in any redevelopment and the PMC should be able to assure that as far as redevelopment documentation is concerned,any member can compare the same with that of any other society and the member will himself be able to satisfy that documentation is the safest and takes care of every interest of the individual member as well as the interests of the society apart from taking care of the safety of committee members.
Drafting of the tender form or offer form should be such that only developers with merits and commitment would come forward as the drafting would clearly convey the message that the draftsman knows construction laws,property laws,stamp duty,registration laws,revenue laws,regulatory provisions and more importantly the draftsman knows the possible wrongs in the redevelopment projects and the necessary plugs to prevent such possible wrongs.Before accepting an assignment,the PMC should understand the society’s expectations and should explain the exact role that the PMC would perform in a particular project.PMC appointment should be under proper documentation.
Nothing speaks better than actual work.
QUICK BYTES
THE FIRST LEGAL REQUIREMENT A SOCIETY NEEDS TO FULFILL IS THE APPOINTMENT OF A PROJECT MANAGEMENT CONSULTANT
PMC SERVICES SHOULD PRIMARILY BE IN THE NATURE OF CONSULTATION AND SUGGESTIONS
COMMITTEE ISSUES
FOR ALL LEGAL PURPOSES,THE MANAGING COMMITTEE IS HELD RESPONSIBLE
In 2007 our society decided in favour of redevelopment.The managing committee consulted an architect and evaluated various aspects.At the AGM in 2008,a decision was taken in favour of self-redevelopment.However,some members favoured the builder option and called for a special General Body meeting,which constituted a redevelopment committee to assess the builder option.This committee started communicating directly with the members stating that being constituted by the General Body it is answerable only to members.Please clarify what is the role of the managing committee in the functioning of any such committee constituted by the General Body for a specific purpose.D.S.Katoch
Whenever a redevelopment committee or sub-committee is appointed,the Managing Committee (MC) has to prepare a set of rules and regulations for the functioning of such committees.The rules and regulations of the sub-committee normally should consist of the following points at least: – How the committee will be constituted by general body or by conducting the election.- How many members will be accommodated,whether wing-wise or floor wise representation will be done.- How many members of the committee will be part of the Redevelopment committee or all the MC members will be part of Redevelopment committee.- What are the rights,privileges,dues and the responsibility of such Redevelopment Committee.Whether they are required to sign a bond similar to M-20 bond which normally the committee members have to sign.- Whom such redevelopment committee will report to.How many times the committee will function.- Whether the redevelopment committee gets dissolved on the dissolution or on the expiry of the term of the managing committee or to continue till the redevelopment is completed.- Other issues pertaining to the respective societies.Once the draft rules and regulations of the Redevelopment Committee is prepared,the same should be sent to all the members including the registrar of cooperative societies.Get the same approved in the specially called general body meeting and then constitute the committee as per the rules.From your questions,it is clear that you have not formed such rules and now there is rift between two committees formed.Legally and ideally the Redevelopment committee should report to the MC and the same should be discussed in the General Body meeting.Redevelopment committee directly dealing with members or bringing the matter directly in the General body is not desirable at all and is not legally correct.For all legal purposes,it is the elected Managing Committee who is held responsible and accountable and not the redevelopment committee.Therefore,you will notice that there is no mention about the constitution of the Redevelopment committee in the Government Order dated 3.1.2009 issued for the purpose of redevelopment process to be adopted by the Housing Societies.

Redevelopment, know the rules , look before you leap

sunday,Sep 4th, 2011
Redevelop, but look before you leap
Source : DNA
Siddhesh Powar, a Matunga resident, is tense as he enters the most uncertain phase in realising his goal of getting his 24-year-old building redeveloped.
In three months, the structure will be razed and he will have to keep his fingers crossed until he enters a new home.
His apprehension is understandable, as scores of such ventures across the city — including the Golibar project by Shivalik Venture, the DN Nagar project, Subhash Nagar, MIAL-slum rehabilitation project, and others — are facing hurdles from agitated residents, greedy brokers and stubborn developers.
PC Churi, consultant and ex-chairman of Maharashtra Societies Welfare Association (MSWA), said such situations would not arise if people follow the rules clearly. Churi said, “Most times, there is no transparency in tendering, breach of Maharashtra co-operative societies (MCS) laws, non-preparation of feasibility report, disparities in the development agreement etc. Once the building members decide that they want to go for redevelopment, they should submit the suggestions to the secretary. They should then call for quotations from minimum five architects or project management consultants (PMCs). After forming the special general board meeting (SGBM), they should select the PMC. Also, for the SGBM, requisition should be signed by not less than one-fourth of members, and the meeting has to be held within a month giving 14 clear days’ notice.”
The PMC has to submit the feasibility report in two months and members should make their suggestions within eight days. Churi and advocates also warn that video-shooting of every SGBM is necessary and the project report should be approved by the majority. In case of no quorum, the meeting is dissolved and it can’t come up for one year. Also, the approval should be in writing from three-fourth of members. The written agreement with the developer should clearly state the agreed carpet area and the bank guarantee from the developers’ end.
If you looking for Redevelopment Rules , PMC , Consulting , Legal please feel to write to use bhattbhavikk6@gmail.com or call on +91 9664118603

REDEVELOPMENT RULES OF CESSED BUILDING THROUGH PRIVATE DEVELOPER -MHADA

Monday, May 9th, 2011
REDEVELOPMENT OF CESSED BUILDING THROUGH PRIVATE DEVELOPER
(If you are looking for Redevelopment Process / Rules / Consulting / Legal advice for your society please email us on bhattbhavikk6@gmail.com  or call us on +91 9664118603)
As the pace of reconstruction of cessed buildings by MBRRB was found to be not sufficient so as to cover the entire cessed buildings in the Island City of Mumbai, it was felt by the Govt. that the pace of redevelopment could be increased with the involvement of tenants/landlords/private developers.
          With this in view, the State Govt. introduced the policy of giving FSI 2.00 for redevelopment of cessed buildings in the year 1984. In the year 1991, the Govt framed the Development Control Regulations for Mumbai. Under these Regulations, the Rule no. 33(7) was formed for redevelopment of cessed buildings in the Island City of Mumbai and the provisions of the policy of 1984 were incorporated in it.
          However, there was no encouraging response to this scheme from the tenants/landlords. Hence, the Govt. formed a Committee under the Chairmanship of Shri Sukhtankar to overview the implementation of the scheme. On the submission of the Report of the Sukhtankar Committee, the Govt. in the year 1999 amended the Development Control Regulation 33(7). The brief highlights of the amended Development Control Regulation 33(7) are as follows:
  1. In case of redevelopment of ‘A’ category cessed buildings (constructed before 1940) undertaken by the landlord or Cooperative Housing societies of landlord or occupiers, the total FSI shall be 2.5 of the gross plot area, or the FSI required for rehabilitation of existing occupiers plus 50% incentive FSI, whichever is higher. Under the new policy the developer is assured of at least 50% FSI for free sale. Also the policy enables rehabilitation of all occupants on the same plot, reducing social dislocation.
  2. Self contained flats of minimum 225 sq.ft. and maximum 753 sq.ft. carpet area are given to the old residential tenants/occupants. Shopkeepers are given an area equivalent to their old area.
  3. In case of ‘B’ category cessed buildings permissible FSI shall be the FSI required for rehabilitation of existing occupiers plus 50% incentive FSI.
  4. As per the permissible FSI, stated above, will depend upon the number of occupiers and the actual area occupied by them, no new tenancy created after 13.06.1996 shall be taken into account, while computing the permissible FSI. Similarly, tenants in unauthorized constructions made in the cessed buildings shall not be taken into account while computing permissible FSI, i.e. the total no. of tenants/occupants should not increase after 13.06.1996. The responsibility for rehousing such tenants whose tenancy may have been created after 13.06.96 or who stay in unauthorized construction will lie solely with the NOC holder.
  5. Though some buildings may belong to ‘C’ category (may not belong to ‘A’ or B’ categories), they may be so dilapidated and dangerous that their reconstruction is most urgently necessary to this end, the Government has granted additional incentive FSI as per Point No.1 above for redevelopment of buildings of any category declared as dangerous, prior to monsoon of 1997.
  6. A large number of old properties can be better developed by clubbing them together instead of developing each property separately. This leads to lesser congestion and better infrastructure such as internal roads, open spaces, etc. To encourage the composite redevelopment of several cessed properties together, the Government has granted additional incentive FSI for composite redevelopment.
  7. The additional incentives in FSI for joint redevelopment of A, B or C category cessed buildings on two or more plots are as follows:
    No. of plots proposed for
    composite redevelopment
    FSI permissible
    a) One plot.2.5 or FSI required for rehabilitation of occupiers plus 50% incentive FSI whichever is higher.
    b) 2 to 5 plots.2.5 or FSI required for rehabilitation of occupiers plus 60% incentive FSI whichever is higher.
    c) 6 or more plots.2.5 or FSI required for rehabilitation of occupiers plus 70% incentive FSI whichever is higher.
  8. In some cases, it may not be possible to utilize the entire permissible FSI on the same plot, because of height restrictions, fire-safety regulations, etc. In such cases, the NOC holder is entitled to avail the benefit of “Transferable Development Rights” (TDR), to be used in the suburbs or extended suburbs in accordance with the relevant regulations of DCR 1991, for Greater Mumbai. This provision ensures that the scheme remains feasible even where the incentive FSI cannot be fully utilized on the same plot.
  9. In case of Heritage buildings in Grade III and precincts, no permission of the Municipal Commissioner or Heritage Conservation Committee is now necessary, if the height of the buildings does not exceed 24 meters (excluding stilt).
  10. All these modifications and incentives mentioned in Government gazette notification dated 25.01.1999 will not be applicable to the areas which are affected by the Coastal Regulation Zone (CRZ) notification issued by Ministry of Environment and Forest, Government of India vide notification dated 19th February 1991, and orders issued from time to time.
  11. The surplus Built-up area is to be surrendered to M.B.R & R. Board as per Schedule -III of MHADA Act 1976.
Note: As per Govt. G.R. dt. 2-3-2009, minimum carpet area admissible is 300 sq. ft. in lieu of 225 sq. ft

Redevelopment of Society

Sunday, Sep 4th, 2011
Collect the details and required documents from the society  define details and list down required documents for each categories</ins>
Make a feasibility report ( Use a Redevelopment Project Management Consultant)
LOI (letter of Interest) is given to society.
Make format of the same with various options Further details are asked like Legal etc.
Once Developer is satisfied an offer is given to the society & Negotiation take place.
Architectural presentations are given and sites visit arranged.
Further procedure is as follows:
Ø Society resolution deciding redevelopment of the Society and further accepting the developer or its subsidiary Company to be the Developer.
draft resolution if available
Ø The signing of the Development agreement, the Power Of Attorney and the letter of Consent by each of the member in favour of the Developer / subsidiary company.
Ø Plans will be submitted by the developer to the members and signatures obtained on them after members ascertaining their carpet areas. Both signatories’ developer and members to sign and freezing of plans.
Ø 1st installment of Corpus/Hardship Compensation (termed ‘hardship’ to avoid capital gain tax) to be released as per offer, normally on the execution of the registered documents.
Ø Passing of plans from MCGM, paying of relevant premiums and requisite fees to obtain IOD.
Ø 1st installment for alternate accommodation and notice to vacate, where required.
Ø Signing of tri partite ownership flat agreement between. Members/society/developers and payment of Stamp Duty/Registration for additional area.
Ø Handing over of members flats to the developer for demolishing, where required.
Ø 2nd installment of Corpus / hardship compensation to be released on members vacating and handing over the possession of the flats for further demolition.
Ø Demolition of the building where required. for all above points upto this point make efficient timelines without budgeting inefficiency</ins>
Ø Obtaining Commencement Certificate after the demolition is completed.
Ø Beginning of construction.
Ø Payment of 2nd installment for Alternate Accommodation(as per offer)
Ø Completion of construction and handing over the ownership flat to members with all the amenities.
Ø Balance compensation.
Ø Admitting new members to the society.
Ø Balance compensation to the society to bring them in par with the existing members.

IOD – Intimation of Disapproval

Sunday, May 8th, 2011
Incase you need consulting/assistance in your society redevelopment procedure do email us on bhattbhavikk6@gmail.com or +91 9664118603
To avoid disaster in the process of redevelopment of hosing society in Mumbai interpretation of law is important
Today society are opting for redevelopment in which the builder provides them extra carpet and larger rooms by taking the benefits of FSI using TDR and construct additional residential and commercial and earn monetarily  
Most important aspect arises at the time when existing building of the society is demolished on the basis of IOD (Intimation of Disapproval)
An IOD is issued based to developer after the redevelopment plans are submitted to the Building Proposal Department of BMC , The developer needs to comply with many requirements obtain various clearances from Environment Authorities, Tree Authorities, Fire Officer etc. Only after the clearances are obtained, the developer gets a commencement certificate (CC)
All these clearances are necessary before getting the cc and after getting the IOD
If the developer fails to get all these clearances the construction cannot commence
However it is seen that the buildings are demolished on the basis of IOD even when major clearances are not obtained.

Stages of Redevelopment Rules and Regulations

Sunday, May 8th, 2011
REDEVELOPMENT RULES & REGULATIONS
  Old Building Redevelopment Rules & Redevelopment Regulations:
STAGES OF REDEVELOPMENT
1. Offer letter to the society
2. Terms and conditions with the society
3. Agreement with the society
4. Sanction from MCGM in favour of the society
5. Loading of TDR in the society’s name
6. Obtaining the IOD
7. Shifting of the members
8. Demolition of the building
9. Obtaining the CC
10. Construction of the new building
11. Obtaining the OC
12. Shifting the old members
Offer letter to the society:
The Housing Society is required to advertize in 2 leading news papers inviting the sealed tenders from the Developers and a Redevelopment Committee is formed to shortlist atleast 3 Developers on merits and the comparative data is placed before the SPGM for final selection. The selected Developer is informed accordingly and his terms are invited in writing as an Offer letter to the society
Terms and conditions with the society:
The first step towards the re-development is agreeing on the basic terms and conditions between the members and the Developer. The broad terms and conditions will include extra area, corpus money, shifting charges, alternate accommodation, time of re-development, amenities in the new building, etc.
Finalizing the plans with members:
After due consultation with all the members, the plan will be made to suit the requirements of the existing members and will be approved by them before applying for sanction from MCGM
Agreement with the society:
The execution of the development agreement will be done once the above two points have been cleared by both the parties and after the draft copy of the agreement have been approved by the solicitors of both the parties. It is possible to appoint a common solicitor so as to reduce the time in execution of the document
Sanction from MCGM in favor of the society:
After the execution of the development agreement, plans are put up for sanction from MCGM with regards to the entire layout as well as the concession plans in favor of TWO FSI (i.e. plot area + TDR purchased from open market). This step makes the society feel safe and confident towards the Developer
Loading of TDR in favor of the society:On receipt of the plans from MCGM approving the loading of TDR, the Developer will purchase the TDR from the open market in the name of the society and get the same deducted and loaded from MCGM. This step is taken with the intention of making the society feel secure about the entire development process
Obtaining the IOD: 
After the TDR is loaded, the IOD is obtained from the MCGM, the Developer then starts fulfilling all the conditions as mentioned in the IOD before obtaining the Commence Certificat
Shifting of the members:
The members will feel lot more confident after the IOD is been obtained from the MCGM towards the entire development of TWO FSI. The members will now shift into their alternate accommodation as a pre-requisite before demolition of the building which is a must before obtaining the CC from MCGM
Demolition of the building: 
Once the members have shifted into their alternate accommodation, the demolition of the building will take place either all the wings simultaneously or phase wise depending upon the scheme of re-development. Usually about three months are given to the members from the date of execution of the development agreement before asking them to shift to the alternate accommodation
Obtaining the CC:
The IOD approval and demolition of the building will be followed by the issue of the CC (plinth level) by the MCGM which shall enable the Developer to start the construction work and after the plinth lines are verified by the MCGM officers, the further CC is granted for the complete building
Construction of the building:
The building construction work will began in full earnest as per the approved plans by the MCGM taking into consideration the various safety factors to be considered during the construction work. The quality and the amenities will be provided as per agreed terms and conditions
Obtaining the OC:
The last step before the construction work is termed as complete is obtaining the Occupation Certificate enabling the Developer to allot the occupation to the old as well as the new member
Shifting the old members: 
On receipt of the Occupancy Certificate the Developer can lawfully allow the possession of the flats to be taken over by their owners
DUTIES AND FUNCTIONS OF THE DEVELOPER
1. The Developer to demolish the building existing in the plot and construct new multi storied buildings taking into account the earthquake resistant factors as directed by The Municipal Corporation of Greater Mumbai. The new building should have stilt for car parking and should consist of _____ stories as per approved plans. The final plans are to be prepared after due consultation with the managing committee and understanding their requirements.
2. The Developer shall be responsible to obtain all the necessary approvals from The Municipal Corporation of Greater Mumbai and all other statutory and Government offices and departments which will include:
1.Development Planning Remark or Town Planning Remark:
MCGM (Dev. Dept.)
2. Survey of the entire plot with regards to the area and topography of the plot, existing plot boundary and existing structures (Developer’s Architect)
3.Intimation of Disapproval (IOD): MCGM
4.Property Tax Assessment NOC: MCGM (Assessment Department)
5.Hydraulic Engineer No Objection Certificate: MCGM (Hydraulic Department)
6.Storm Water Drainage No Objection Certificate: MCGM
7.Sewerage No Objection Certificate: MCGM
8.Traffic Deptt. of Municipal Corporation of Greater Mumbai No Objection Certificate: MCGM
9.Urban Land Ceiling NOC: Competent Authority in Collector’s Office
10. Tree No Objection Certificate: MCGM (Tree Authority)
11.Non-Agricultural Permission: Collector’s Office
12.Civil Aviation No Objection Certificate: Airport Authority of India
13.Pest Control No Objection Certificate: MCGM (PCO)
14.MTNL No Objection Certificate: MTNL
15.Chief Fire Officer’s No Objection Certificate: Fire Department Office
16.Commencement Certificate: MCGM
17. Lift Inspection No Objection Certificate:Inspector of Lifts, PW
18. Occupation Certificate (OC):MCGM
19.Water Connection Certificate under section 270A:MCGM
20.Drainage Completion Certificate:MCGM (Water Department)
21.Building Completion Certificate (BCC):MCGM
22.TDR Loading:MCGM
23.Building Demolition Work:Contractor appointed for demolition work
24.Soil Testing Report:The Concerned Laboratory
Please ensure to collect all the listed certificates from the Developer/Developer as the same must be with the custody of the Housing Society once the redevelopment of the property is completed and the occupancy certificate is issued by MCGM to rehouse the members.
3. The Developer should provide the following infrastructure after the completion of the re-development work:
a. Complete paving around the building finished with suitable materials
b. Storm Water Drain
c. Sewerage lines
d. Security arrangements
e. Garden and landscaping (wherever possible)
f. Pipe gas line (as per availability)
g. Internet facility (as per availability)
h. Society office
i. Adequate car parking spaces
The Developer has to provide extra areaover and above the existing carpet area to all the members free of cost in the newly constructed building. The flower bed as open balcony area should be provided as permitted by The Municipal Corporation of Greater Mumbai. (Area will be approx sq.fts.)
4.The Developer should pay the society/individual member, a corpus fund of Rs……..towards granting of development rights. The above amount is helpful in paying all outgoings of the existing members in the newly constructed flats. The corpus amount is worked out on the basis of Rs……..per sq.fts on the existing carpet area.
5.The Developer should provide displacement compensation towards temporary alternate accommodation to the affected members during the construction work at the rate of Rs…… per sq.ftson the existing carpet area. The compensation has to be paid from the time the vacant possession is given by the members for demolition till the construction of the new building/s is/are complete and the peaceful possession of the new flats given by the Developer.
6.The society shall accept and admit the prospective/additional flat owners of the newly constructed building/s as members of the society and treat them at par with existing members.
7.The Developer should prepare a tentative layout of the new building which has to be shown to the members as and when required.
8.The Developer may tie up with leading financial institutions and banks and arrange for necessary approvals for housing loans for the existing members and prospective clients.
9.The Developer should complete the entire re-development work within a period of ___ months or as agreed with the Society after all the legal formalities and Municipal approvals are obtained. The initial Municipal approvals will take about three months depending upon the existing rules and regulations governing the re-development work.
STANDARD LIST OF AMEMITIES
Structure:The structure would be designed as Multi Frame Structure of RRC with provisions of Earth Quake resistance features.
Elevation and Planning:Exquisitely designed elevation features may be provided along with careful and detailed planning with plenty of light and ventilation in each rooms and minimum wastage space with proper co-ordination of all rooms. The building may be provided with sand faced plaster on the external face water proofing plaster and chicken mesh should be used as required
Entrance Lobby:The entrance lobby may be elegantly designed with Granite tile and POP false ceiling.
Doors: All the doors should be provided with Marine Flush Doors and CP frame with cover mouldings. The main door must be provided with good quality night latch, safety chain, tower blot and attractive handle. Internal doors may be provided by cylindrical mortise type locks.
Windows:All the windows of rooms and toilets should be provided with marbles frames with designed mouldings. Heavy section powered aluminum sliding windows with 5 mm tinted glass may be provided with imported bearings and fittings.
Plaster of Paris:Beautifully designed cornice has to be provided in living room. Walls of all the rooms to be finished with POP panning and grooves to be provided on top of the skirting
Electric work:All the electric wiring work must be done as per the norms of Reliance Energy using 1/18, 3/20, and 7/20 flexible wires with use of MCB and ELCB for safety of the flat owners. Latest available switches of reputed company must be provided. Extensive electric layout comprising of the following points to be provided:
Spot Lights (living room and bed room)
Tube lights
Fans
A.C. (living room and bed room)
Geysers
Exhaust fans
Aqua guard
Mixers
Washing machine
Refrigerator
T.V. cable
Gas pipe line (if available)
Refrigerator
T.V. cable
Gas pipe line (if available)
Plumbing:All the plumbing pipes, fixtures and fittings should be strictly as per IS Norms. CP plumbing fixtures (ESS ESS or JAGUAR) should be be provided in all toilets with matching sanitary ware of reputed company. Plumbing points should comprise of wall mixtures, showers, taps, washing machines and aqua guard.
Flooring and Tiling: Marble or granite or granite flooring should be provided with matching skirting of 3”. Toilets should have full dado height of coloured glaze tiles of reputed company of Indian or imported make with designer borders and motifs.
Kitchen:Granite kitchen platform comprising of cooking and serving platforms may be provided with moulded facia patti and vertical sides. Stainless steel sink has to be provided.
Colour:The entire flat should be painted with Synthetic enamel paint including doors and ceilings. The external walls of the buildings must be painted with good quality cement paint.
Lift:Lift of OTIS/Johnson make may be provided with all the safety features.
Terrace: The terrace should be finished with china chips and high parapet wall with corner lights and water points.
Compound wall and gates: New compound wall should be constructed with proper design and sufficient electric points.

Redevelopment Rules CRZ Zone-Mumbai

Sunday, May 8th, 2011
COASTAL AREA CLASSIFICATION AND DEVELOPMENT REGULATIONS
Classification of Coastal Regulation Zone (CRZ):
6(1) For regulating development activities, the coastal stretches within 500 metres of High Tide Line of the landward side are classified into four categories, namely;
Category 1 (CRZ-II)
(i) Areas that are ecologically sensitive and important, such as, national parks/marine parks, sanctuaries, reserve forests, wildlife habitats, mangroves, corals/coral reefs, areas close to breeding and spawning grounds of fish and other marine life, areas of outstanding natural beauty/ historical/heritage areas, areas rich in genetic diversity, areas likely to be inundated due to rise in sea level consequent upon global warming and such other areas as may be declared by the Central Government or the concerned authorities at the State/Union Territory level from time to time.
(ii) Area between the Low Tide Line and the High Tide Line.
Category-II (CRZ-II):
The areas that have already been developed up-to or close to the shore-line. For this purpose, developed area’ is referred to as that area within the municipal limits or in other legally designated urban areas which are already substantially built up and which have been provided with drainage and approach roads and other infrastructural facilities, such as, water supply and sewerage mains.
Category-III (CRZ-III):
Areas that are relatively undisturbed and those which do not belong to either Category- I or II. These will include coastal zone in the rural areas (developed and undeveloped and also areas within Municipal Units or in other legally designated urban areas which are not substantially built up.
CRZ-I
No new construction shall be permitted within 500 metres of the High Tide Line. No construction between the Low Tide Line and the High Tide Line.
CRZ-II
(i) Buildings shall be permitted neither on the seaward side of the existig road (or roads proposed in the approved Coastal Zone Management Plan of the area) nor on seaward side of existing authorised structures. Buildings permitted on the landward side of the existing and proposed roads/existing authorised structures shall be subject to the existing local Town and Country planning Regulations including the existing norms of FSI/FAR.
(ii) Reconstruction of the authorised buildings to be permitted subject to the existing
FSI/FAZR norms and without change in the existing use.
402
15
Part 3 (iii) The design and construction of buildings shall be consistent with the surrounding landscape and local architectural style.
CRZ-III
(i) The area upto 200 metres from the High Tide Line is to be earmarked as ‘No Development Zone’. No construction shall be permitted within this zone except for repairs of existing authorised structures not exceeding existing FSI, existing plinth area and existing density. However, the following uses may be permissible in this zone – agriculture, horticulture, gardens, pastures, parks, play fields, forestry and salt manufacture from sea water.
(ii) Development of vacant plots between 200 to 500 metres of High Tide Line in designated areas of CRZ-III with prior approval of MEF (Ministry of Environment and Forests) permitted for construction of hotels/beach resorts for temporary occupation of tourists/visitors subject to the conditions as stipulated in the guidelines at Annexure-II.
(iii) Construction/reconstruction of dwelling units between 200 and 500 metres of the High Tide Line permitted so long it is within the ambit of traditional rights and customary uses such as existing fishing villages and gaothans. Building permission for such construction/reconstruction will be subject to the conditions that the total number of dwelling units shall not be more than twice the number of existing units; total covered area on all floors shall not exceed 33 percent of the plot size; the overall height of construction shall not exceed 9 metres and construction shall not be more than 2 floors (ground floor plus one floor).
(iv) Reconstruction/alterations of an existing authorised building permitted subject to
(I) and (ii) above.

Redevelopment Rules of old buildings in Mumbai

Sunday, May 8th, 2011

Rule No.Old with date of modification and Notification No.New with date of modification and notification no.
33
(7)
[Reconstruction or redevelopment by Co-operative Housing Societies or of old
buildings belonging to the Corporation.- For reconstruction redevelopment to be
undertaken by co-operative housing societies in respect of cessed properties located in
the Island City which attract the provisions of Maharashtra Housing and Area
Development Act, 1976 or by Co-operative Housing Societies of landlord and occupiers
of a cessed building of A category subject to the provisions of the said Act and for
reconstruction/redevelopment of buildings of the Corporation constructed before 1940.
The floor space index shall be 2.00 or the consumed floor space index of the existing old
building whichever is more. The F.S.I. will be subject to the Regulations, in Appendix III
so far as construction or redevelopment by such Co-operative Housing Societies is
concerned.](7)
[ ](7) – This clause is deleted vide Government Notification u/s. 37(2) of MR&TP Act
1966 under No. FSI-1192/2896/CR-326/UD-11 Dt. 07.02.1994
[(7) Reconstruction or Redevelopment by Co-operative Housing Societies or of old
buildings belonging to the corporation:-
For reconstruction / redevelopment to be undertaken by the co-operative housing
societies in respect of cessed properties located in the Island City which attract the
provisions of the Maharashtra Housing and Area Development Authority Act, 1976 or by co-operative societies of landlords and occupiers of a cessed building subject to the
provisions of the said Act and for reconstruction / redevelopment of buildings of the
Corporation constructed before 1940, the floor space index shall be 2.00 on gross plot
area or the consumed floor space index that is the total built up area of the existing old
building whichever is more. This floor space index will be subject to the Regulations in
Appendix III so far as construction or redevelopment by such co-operative societies is
concerned.](8)
[ ] (8) – This clause is added vide Government Notification u/s. 37(2) of MR&TP Act
1966 under No. FSI-1192/2896/CR-326/UD-11 Dt. 07.02.1994. This clause is further
replaced by subsequent modification as mentioned vide [ ](9
[(7) Reconstruction or redevelopment of cessed buildings in the Island City by Cooperative
Housing Societies or of old buildings belonging to the Corporation - For
reconstruction/ redevelopment to be undertaken by Co-operative Housing
Societies of existing tenants or by Co-operative Housing Societies of Landlords
and/or Occupiers of a cessed building of 'A' category in Island City, which attracts
the provisions of MHADA Act 1976, and for reconstruction/ redevelopment of the
buildings of the Corporation constructed prior to 1940, the floor space index shall
be 2.5 on the gross plot area or the FSI required for Rehabilitation of existing
tenants plus incentive FSI as specified in Appendix III, whichever is more:
Provided, however that with the previous approval of the Government, MHADA/
Corporation shall be eligible to get additional incentive FSI over otherwise
permissible FSI as specified in Annexure III of these Regulations:
Provided further that in cases of composite redevelopment scheme for plot having
'A' category as also 'B' category cessed building the above FSI shall be available:
Provided further that in cases of reconstruction / redevelopment of buildings which
have been declared as unsafe by the BHAD Board prior to monsoon of 1997, the
above FSI will be available irrespective of category of cessed building.
Provided further, that reconstruction / redevelopment undertaken by proposed Cooperative
Housing Societies of Landlords and / or Occupiers of cessed building of 'B'
category, and where composite development is undertaken by different owners of 5 or
more plots the FSI required for Rehabilitation of existing tenants plus incentive FSI as
specified in Appendix III will be available.
Note : - All Regulations / modifications mentioned above shall not be applicable to the
areas which are affected by Coastal Regulations Zone Notification issued by Ministry
of Environment and Forest, Government of India vide Notification dated 19 February
1991 and orders issued from time to time. ](9)
[ ](9)— This clause was added vide Government Notification No. TPB 4391/1681/CR-
188/91/UD-11 Dt. 25.01.99
[ 33(7) Reconstruction or redevelopment of cessed buildings in the Island City by Cooperative
Housing Societies or of old buildings belonging to the Corporation or of old
buildings belonging to the Police Department.
“For reconstruction/redevelopment to be under taken by Cooperative Housing
Societies of existing tenants or by Co-op. Housing Societies of landlords and/or
occupiers of a cessed buildings of ‘A’ category in Island City, which attracts the
provisions of MHADA Act, 1976 and for reconstruction/redevelopment of the buildings
of Corporation and Department of Police, Police Housing Corporation, Jail and Home
Guard of Government of Maharashtra, constructed prior to 1940, the Floor Space Index
shall be 2.5 on the gross plot area or the FSI required for rehabilitation of existing
tenants plus incentive FSI as specified in Appendix-III whichever is more.
Note:- The development of land for Department of Police, Police Housing Corporation,
Jail and Home Guard of Government of Maharashtra shall be permitted by the
Commissioner after due approval of the committee mentioned in Note-3 below
regulation 33(3)(A).](26)
(26) This new clause was added in Regulations no. 33(7) vide sanction under
section 37(2), from UDD in state Govt. under No. TPB 4303/500/CR-61/2003/UD-
11:Dated 27th February, 2004 by deleting the first para of Existing Regulation 33(7)
33 (9)[Repairs and reconstruction of cessed buildings and Urban Renewal Scheme.- For
repairs and reconstruction of cessed buildings and Urban Renewal Schemes
undertaken by the Maharashtra Housing and Area Development Authority or the
Mumbai Housing and Area Development Board or the Corporation in the Island City
the F.S.I. shall be 2.4 times that permissible under these Regulations.](11)
(11) Existing proviso in 33 (9) is deleted vide Government Notification No. TPB
4391/1681/CR-188/91/UD-11 Dt. 25.01.99
[(9) Repairs and reconstruction of cessed buildings and Urban Renewal Scheme: For
repairs & reconstruction of cessed buildings and Urban Renewal Scheme undertaken
by the Maharashtra Housing and Area Development Authority or the Mumbai Housing
and area Development Board or Corporation in the Island City, the FSI shall be 4.00 or
the FSI required for rehabilitation of existing tenants / occupiers, whichever is more.
Note : - All Regulations / modifications mentioned above shall not be applicable to the
areas which are affected by Coastal Regulations Zone Notification issued by Ministry
of Environment and Forest, Government of India vide Notification dated 19 February
1991 and orders issued from time to time. ](28)
(28) These words are added vide Government Notification No. TPB 4391/1681/CR-
188/91/UD-11 Dt. 25.01.99

1 comment:

  1. A society may select all or any of the services depending upon facts of its case and after interaction with the PMC.
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