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What is Redevelopment?
If you as a resident or secretary feel that there is a need to renovate your building because it is in a very bad shape. Pipe needs replacement, the walls of the buildings are cracking up, there is a lack of cleanliness and security and your building is in dire need of major repairs. The Society does not have enough funds and there is no guarantee that there would be no more repairs for next five years after these major repairs.
Instead of repairs, think Redevelopment.
Redevelopment RULES & 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-
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
Sanction from MCGM in favour 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 favour of TWO FSI (i.e. plot area + TDR purchased from open market). This step makes the Society feel safe and confident towards the Develop
Loading of TDR in favour 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-
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-
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
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
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
10. Tree No Objection Certificate: MCGM (Tree Authority)
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
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
23.Building Demolition Work:Contractor appointed for demolition
24.Soil Testing Report:The Concerned Laboratory
Please ensure to collect all the listed certificates from the
3. The Developer should provide the following infrastructure after the completion of the re-
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)
i. Adequate car parking spaces
The Developer has to provide extra area over 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-
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-
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)
A.C. (living room and bed room)
Gas pipe line (if available)
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.
THE RIGHT 'RE-
While selecting a Developer, both financial and quality aspects need to be considered. Most Societies focus on only quantitative financial terms, which include:
> The carpet area offered to each Society member
> The corpus amount offered
> The FSI consumed
> Alternative accommodation
> Shifting charges
What gets ignored with such a blinkered focus are the qualitative aspects of the Developer, which would include past experience and track record. Extensive research needs to be done on the Developer's construction, marketing and legal track record. Some of the questions that need to be asked are:
> Brand of the Developer?
> Can the rest of the Redevelopment scheme be on par with the quality and brand of the Developer's portion?
> Is the Developer known for violations, or does he have a clear track record on aspects such as title?
> What are the systems, structure and strategy of the Developer?
> Does he have strong in-
> Record of cost and time overruns?
> Level of implementation expertise?
> How well-
> Is he knowledgeable about and comfortable with the local environment? He may have to handle unforseen hurdles that are always potentially a part of Redevelopment projects.
> What are the Developer's abilities in terms of raising equity and debt funding?
> Does he use a transparent and consistent financial accounting policy? What is his current fund availability and funding pattern?
The Society should do a reference check of at least two or three others Societies
where the Developer has constructed and delivered projects. It is essential to establish
whether he adheres to promises on quality and timelines made in the agreement, whether
he treats the development agreement like a contract rather than a piece of paper
and if he provides sound structures with good infrastructure and finishes. A Developer
with good credentials would not only command a premium over competition in pricing
but also have easy access to low-