Transcript Redevelopment in a young city - the case of Navi Mumbai

REDEVELOPMENT IN A YOUNG CITY
-THE NAVI MUMBAI CASE
ITPI’S WEST ZONE CONFERENCE AT SURAT
14TH May, 2016
M.D. Lele
Chief Planner
CONTENTS OF THE PRESENTATION
PART - A
 Urban Renewal Scheme for PAPs structures
PART - B
 Redevelopment of Dilapidated Buildings
INTRODUCTION

CIDCO appointed as the New Town
Development Authority for Navi
Mumbai notified area in 1970.

The notified area consists of 95
revenue villages from Thane &
Raigad districts.

Total notified area is 344 sq.km
excluding Gaothan area.

Govt. has acquired lands within
notified area and transferred to
CIDCO.

Monetary compensation paid as
per LA Act, 1894.
ABOUT CIDCO
Navi Mumbai Development Plan
REHABILITATION SCHEME
EARLIER EFFORTS

There was a demand for allotment of developed land for family expansion
and rehabilitation by PAPs.

CIDCO prepared Gaothan Expansion Scheme (GES) in 1985-86 to cater the
natural growth of gaothans in future.

Minimum plot area proposed was 100 sq.m. or 5% of the total acquired
land, maximum upto 500 sq.m

Prepared layout around existing Gaothans
in Thane District.

Land owners felt this allotment is
insufficient. Requested at least 12.5 % area
of total acquired land considering general
appreciation of land values.
GES Scheme for Belapur Village
REHABILITATION SCHEME




BEGINNING OF 12.5% SCHEME
Govt. considered the request on 06/03/1990 to allot 12.5% developed land
to the PAPs inclusive of social and physical infrastructure and transfer of the
land allotted to the PAP was not allowed for 10 years.
FSI allowed was 1.0
PAPs demanded net 12.5% area and commercial use permission for their
livelihood.
Govt. issued modified GR allowing 1.5 FSI with 15% commercial use.
THE 12.5% SCHEME-
IMPLEMENTATION

Layouts prepared, allotments made by lottery / case by case / regularizing
structures in-situ.

Total area 1084 Ha.

Heavy encroachments on lands, construction of haphazard buildings upto
G+4 storeys resulted without proper infrastructure due to time lag in
identifying, demarcating land, layout preparation, identifying rightful
beneficiary, allotment, etc.
STATUS
A. JU VILLAGE

The layout was prepared in early 1990s for Sector-11
(Ju Village) in Vashi.

Due to the resistance from villagers for demarcation,
plots are not allotted.

Now the entire area is encroached by unauthorized
structures.
B. RABALE-GOTHIVALI

Rabale –Gothivali village is in Ghansoli
Node and is heavily encroached.

For Rabale -Gothivali village
entitlements, Airoli Node is identified in
Linkage Chart.
STATUS OF LINKAGE CHART
 Layouts for approx. 844 ha. prepared.
 Remaining land layouts not possible due to site constraints and encroachments.
 The total shortfall is 240 ha.
GARJEPOTI

Demand to consider unauthorized structures as “GARJEPOTI” (need induced)
constructions.

CIDCO Board resolved to regularize structures of PAPs without deducting area
under structures (from their entitlement) and without any area limit.

Govt. approved the proposal and issued an order on 22/01/10 restricting BUA but
allowed extra area with premium.

New demand to include all types of structures without any area limit / no. of
structures/or who built them.

The structures are of following typesa.
Self residential
b.
Rented – Chawl type
c.
Commercial
d.
Residential cum commercial
e.
Residential and rented
commercial
f.
Rented commercial
GARJEPOTI
IMAGES
GARJEPOTI

These structures are constructed haphazardly and in unorganized manner.

CIDCO board on 23/11/2011 approved the revised proposal incorporating
all types of uses.

Now the PAPs are demanding allotment of remaining entitlement land
(which was deducted to the extent of structures constructed by them
earlier.

Even if all the remaining nodal lands are converted into 12.5% area CIDCO
may not be in a position to accommodate the entitlement of about 240 Ha.

With the social facility and infrastructure development, the total land
required is around 350 Ha. to 400 Ha.
APPROACH FOR GARJEPOTI
CLUSTER DEVELOPMENT
 However it is necessary to honor the Govt. order and fulfill the balance
entitlement and also reorganize haphazard development. Simultaneously
the remaining entitlements of the PAPs are to be fulfilled.
 Possible solution found through CLUSTER DEVELOPMENT by way of
Urban Renewal scheme imminent to undertake it to remove eyesores
from a planned 21st century city poised to become SMART.
PILOT PROJECT




The Karave village(Sector-36) is situated in
Nerul Node.
Sector-36 was earmarked for 12.5 % scheme.
The layout was prepared for GES/12.5%
scheme.
However total layout was not implemented
due to encroachment.
LOCATION
KARAVE VILLAGE
 Mixed use structures
 Very narrow roads.
 No fire safety.
 Lack of proper drainage system.
 No Parking space.
 Inadequate physical and social
infrastructure.
EXSITING CONDITION
CLUSTER DEVELOPMENT

The boundary of the cluster
development is delineated excluding
Gaothan.

Total project area = 20.57 ha
Gaothan area
= 3.35 ha
Net project area = 20.22ha
PROJECT BOUNDARY
CLUSTER DEVELOPMENT

Proposed hierarchy of roads:
 Arterial road – 15.0 m wide Proposed
around Gaothan area and on outer
periphery of proposed Project area.
 Sub arterial roads – 11.0 m wide
Proposed as links between arterial
roads.

The existing religious structures and
schools are not disturbed during planning
of layout.
PROPOSED ROAD NETWORK
CLUSTER DEVELOPMENT
CLUSTER PLAN

Proposed road network divides total
project area into 9 clusters.

Area of cluster varies from 1 -2.7ha.

Only footprint area of existing
structures within a particular cluster is
accommodated within that cluster.
CLUSTER DEVELOPMENT
PROPOSED LANDUSE PLAN

Proposed land use consists of residential,
market, social facility, public utility and
open space plots.

Residential plots are of size range 10002500 sq.m.

Religious plots are carved out around
existing religious structures.

School plot with playground is carved out
around existing schools.

After accommodation of footprint area of
all the existing structures in proposed
residential plots, two vacant clusters are
generated.
To replace ….CLUSTER
DEVELOPMENT
SALIENT FEATURES OF POLICY
PREPARATION OF URBAN
RENEWAL PLAN
 Minimum road width -18.0m.
 Minimum size of an Urban Renewal Cluster (URC) - 4000 sqm.
 Minimum Internal road width - 15.0m
 Residential with permissible business / mercantile activity upto 15% of the gross FSI on the
URC
 15% recreational open space.
 Cluster Level amenities developed and maintained by the CHS
SALIENT FEATURES OF POLICY
IMPLEMENTATION OF
URBAN RENEWAL SCHEME
 Consent by Title holders.
 Surrender land for nominal compensation of Rs 100/-.
 Permissible in and around any Gaothan in any zone except NDZ.
 Arrangements for transit accommodation by the CHS.
 Minimum marginal open spaces for individual building - 6.0m all around.
 Minimum distance between any two buildings - 6.0m
 Minimum carpet area of a tenement - 30sqm.
SALIENT FEATURES OF POLICY PROJECT AFFECTED PERSONS ENCROACHING
ON THE LAND ADJACENT TO THE GAOTHAN
 BUA Entitlement of 125% of the foot print of encroachment
 Structure to be in existence on or prior to 31/12/2012 as per Satellite imagery.
 Max. permissible FSI 4.0.
 IDC not to exceed 7% of the Average Land Rate.
 GR Notification – 04/03/2014
 Govt. asked for the ‘Impact Assessment Study’ to CIDCO – 12/12/2014.
 Report submitted to Govt. – 27/04/2016
Govt. Approval Awaited……
R E D E V E L O P M E N T O F D I L A P I D AT E D B U I L D I N G S
IN NAVI
MUMBAI
CONTENT
1. HOUSING SCENARIO
2. PROCESS : CIDCO
3 . S A L I E N T F E AT U R E S O F P O L I C Y
4. REDEVELOPMENT CELL
5 . W E B I N T E R FA C E
R E A S O N S F O R D I L A P I D AT I O N
 LOW / NO MAINTENANCE
 Q U A L I T Y O F C O N S T R U C T I O N M AT E R I A L
 ILLEGAL CONSTRUCTION
 C L I M AT I C A N D G E O G R A P H I C C O N D I T I O N S
 OVERCROWDING
WHO WILL BE
ELIGIBLE ?
1. CIDCO/ Owners‘ Association / Co-operative Housing Society can apply for redevelopment
2. Only CIDCO constructed buildings, which are located within CIDCO Jurisdiction
•
More than 30 years old - Structural Audit not required
•
Less than 30 years old – Structural Audit mandatory
HOUSING STOCK
 CIDCO was prime supplier of fully constructed affordable houses under conventional approach
to the EWS, LIG, MIG and to some extent HIG.
 The total housing stock created in Navi Mumbai by 2012 and was 2 , 2 5 , 0 0 0 units .Out of that
C I D C O has constructed about 1 2 3 , 5 3 3 tenements in the city. Out of these 5 1 % were for
E W S / L I G , while 2 6 % was reserved for M I G and 2 3 % for H I G .

Ye a r
CIDCO
%
Upto 1980
6724
5%
1981-1985
1986-1990
1991-1995
1996-2000
2001-2010
2010-2012
Total
37670
19420
27817
17341
13261
1300
123533
30%
16%
23%
14%
11%
1%
100%
Total Housing Stock in Navi Mumbai
51%
of the total housing
stock is more than 30 years old.
As per housing stock. More than 30 yrs old
= 44394 tenements, (35%)
Between 25yrs to 30 yrs.
= 19420 tenements (16%)

Total CIDCO constructed tenements located
75% of the tenements are
located in NMMC area
S A L I E N T F E AT U R E S O F P O L I C Y
FOR REDEVELOPMENT OF
D I L A P I DAT E D
BUILDINGS
CIDCO
New Regulation 34 and Appendix: VII is proposed in Sanctioned GDCRs
for Navi Mumbai 1975, dated 04/02/2015.
1 . 0 R EG U L AT I O N F O R R E D E V E LO P M E N T:
 Total Permissible FSI shall be as given below on gross plot area
CATEGORY
Plot area = or >1000 sq.m.
Access road 15.00m
2.5
Plot area = or >1000 sq.m.
Access road 9.00m
2.0
All other plots having road width less than 9.00m.
1.80 or Authorised consumed FSI+50% incentive
whichever is less
2 . 0 ( A ) ( I ) R E H A B I L I TAT I O N A R EA E N T I T L E M E N T:
 Basic entitlement = carpet area + 35% (min carpet area of 27.88 sq.m. (300 sqft))
 Additional entitlement is as below;
Area of the Plot under Redevelopment
Additional Entitlement
(As % of the Carpet Area of the Existing
Tenement)
Upto 4000 Sqm.
Nil
Above 4000 Sqm. to 2 Ha.
10%
Above 2 Ha. to 5 Ha.
15%
Above 5 Ha. to 10 Ha.
20%
• Entitlement rehabilitation area not more than prescribed area for MIG category by govt. for MHADA schemes.
2 . 0 ( A ) ( I I ) R E H A B I L I TAT I O N A R E A E N T I T L E M E N T:
 The entitlement of rehabilitation area of existing authorized Commercial/ Amenity area shall be
equal to the Existing Carpet area + 20%.
2.0 (B) INCENTIVE FSI:
 Based on the r a t i o o f L a n d R a t e ( L R ) i n R s /s q m . of plot under redevelopment as per
Annual Schedule of Rates (ASR) and R a t e o f C o n s t r u c t i o n ( R C ) i n c e n t i v e F S I is as
follows :
Basic Ratio (LR/RC)
Incentive
(As % of Admissible Rehabilitation Area)
Above 3.00
70%
Above 2.00 and upto 3.00
80%
Above 1.00 and upto 2.00
90%
Upto 1.00
100%
In no case FSI to exceed 2.5
2.0 (C) SHARING OF THE BALANCE FSI:
After calculating A+B, the balance FSI shall be shared.
Basic Ratio
(LR/RC)
CIDCO limit
Sharing of Balance FSI
NMMC limit
Sharing of Balance FSI
Society / Association
Share
CIDCO Share
Society / Association
Share
CIDCO Share
Above 3.00
50%
50%
30%
70%
Above 2.00 and upto 3.00
60%
40%
40%
60%
Above 1.00 and upto 2.00
70%
30%
50%
50%
Upto 1.00
80%
20%
60%
40%
CIDCO’s share handed over free of cost
20%
OF CIDCO’s share in the form of tenements
shall be handed over free of cost to the NMMC
2 . 1 S A L I E N T F E AT U R E S : C I D C O & N M M C A r e a :
 Redevelopment of dilapidated buildings in a housing scheme of CIDCO is undertaken by CIDCO
directly or jointly,
1.
Rehabilitation Area entitlement shall be increased by 15% of the existing carpet area.
2. Incentive FSI same as mentioned above in table-B.
3.
Balance FSI entirely available to CIDCO for implementing A f f o r d a b l e H o u s i n g P r o j e c t .
3.0 FEATURES :
3 . 0 ( A ) A m a l ga m a t i o n o f p l o t s :
 Amalgamation of more than one AOA/ CHS shall be permitted only when atleast 70%
lease holders/ Occupants intend to do so.
3.0 (B) L a n d c o m p o n e n t :
 If there are no. of dilapidated bldgs on a single condominium plot, the land
component shall be worked out and incentive FSI shall be based on such land
component apportioned to each building.
3.0 (C) D e n s i t y :
 Normal Tenement Density may be allowed to exceed in multiples of FSI permissible.
3 . 0 ( D ) C h a n ge o f L a n d U s e ( C + R ) :
Plot area
< 1000 sqm.
No change of land
use permitted
Front road
Plot area
Plot area
= or > 1000
sqm.
= or > 1000
sqm.
5% Convenience
shopping
Road fronting 20m Wide
10% Convenience
shopping
Road fronting 30m Wide
3 . 0 ( E ) Re c re a t i o n a l O p e n S p a c e & A m e n i t y A re a
Plot area
No open space &
amenity space
< 2500 sqm.
 Amenity area shall be surrendered free of cost to
CIDCO if plot area is more than 2500 Sqm.
 BUA of amenity plot will be counted in FSI
 Separate access for amenity plot
Front road
Plot area
Between =
2500 sqm to
4000 sqm.
5%
Amenity space
10%
Recreational Open
space
Road fronting 20m Wide
Plot area
> 4000 sqm.
5%
Amenity space
15%
Recreational Open
space
Road fronting 30m Wide
Condominium area Vs. Builtup area Vs. Tenement numbers
BA
BA
Existing
FSI
CA =
FSI = 1
CA <
BA
FSI > 1
BA
CA >
FSI < 1
 As per 2.5 FSI, the built up area
will be increasing,
FSI -2.5
considered
 Vertical Development
CA
FSI = 2.5
 Building block design as per
compliance of GDCR
BA
CA < or
>
Main access road
Note :
CA: Condominium area
BA : Builtup area
 X, Y: site setback from
compound wall and no
relaxation in it
 Parking norms as per NMMC
INFORMATION AVAILABLE ON WEBSITE FOR APPLYING FOR REDEVELOPMENT
CIDCO & NMMC AREA
1. DATA BANK :
 Nodal plans showing locations
 List of Buildings with details
 Condominium Plans
REDEVELOPMENT
CELL CIDCO
 Structural Audit Report for Condominium constructed upto
1990 in CIDCO Area
2. Procedure to apply & eligibility
3. CIDCO & NMMC GR
4. Criteria for selection of Developer
5. FAQs
SINGLE WINDOW CLEARANCE
16 Steps
S T E P - 0 1 : A P P L I C AT I O N I N F O R M ‘A’
REDEVELOPMENT
CELL
(Estate Dept.)
Redevelopment of Dilapidated Buildings Proposal, Documents required to be submitted
FORM ‘A’
1 Letter of Consent for Redevelopment of Housing Society.
2
3
General body meeting decision copy duly signed.
At least 70% Approved members’ consent letter, biometric and PAN card / Adhaar card details/ Video
recording of consents.
4 Agreement to sale of individual member.
5 Agreement to sale of Land to CIDCO/ Owners‘ Association / Co-operative Housing Society.
6 No dues certificate from Estate department.
7 Internal Structural Audit Report by Society/ AOA if requested by CIDCO.
E-Payment Gateway - Processing fee Rs 1000 for ‘FORM A’
S T E P - 0 2 : V E R I F I C AT I O N O F F O R M ‘A’
S T E P - 0 3 : V E R I F I C AT I O N O F S T R U C T U R A L R E P O R T
* E M E R G E N C Y S T E P : L E T T E R I N F O R M I N G U R G E N T E VAC UAT I O N
REDEVELOPMENT
After receiving structural audit report from the committee
CELL
if the building is found dangerous, a letter informing urgent
(Estate Dept.)
evacuation to the Owners‘ Association / Co-operative
housing Society will be issued.
STEP-04 : LETTER OF INTENT
STEP-05 : SUBMISSION OF FORM ‘B’
S T E P - 0 6 : V E R I F I C AT I O N O F F O R M ‘ B ’
STEP-07 : SUBMISSION OF FORM ‘C ’
S T E P - 0 8 : V E R I F I C AT I O N O F F O R M ‘ C ’
STEP-09 :SCRUTINY OF REVISED DWGS
S T E P - 1 0 : S U B M I S S I O N O F F I N A L P R O P O SA L
S T E P - 1 1 : I S S U I N G O F M O D I F I E D T R I - PA R T I T E A G R E E M E N T
S T E P - 1 2 : F O R C E F U L E VA C UAT I O N N OT I C E
STEP-13: ISSUE CC
S T E P - 1 4 : S U P E RV I S I O N AT S I T E
S T E P - 1 5 : I S S U I N G PA R T O C
STEP-16: POSSESSION OF CIDCO SHARES & MARKETING OF
TENEMENTS
P O ST R EDEV ELO P M EN T: I N CO R P O R AT I O N A S M EM B ER
SOCIETY
ROLE
Society to incorporate its existing tenement holders, CIDCO
and Developer’s allotees as members and submit complete
list for CIDCO’s record .
W E B I N T E R FA C E
Click ‘Redevelopment’
Cell’
Redevelopment Cell
THANK YOU!