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 ABOUT CIDCO Navi Mumbai Development Plan 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. 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 B. RABALE-GOTHIVALI 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 types- Self residential Rented – Chawl type Commercial Residential cum commercial Residential and rented commercial 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 LOCATION 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.

KARAVE VILLAGE EXSITING CONDITION Mixed use structures Very narrow roads. No fire safety. Lack of proper drainage system. No Parking space. Inadequate physical and social infrastructure.

CLUSTER DEVELOPMENT PROJECT BOUNDARY 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

CLUSTER DEVELOPMENT PROPOSED ROAD NETWORK 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.

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 1000- 2500 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……

REDEVELOPMENT OF DILAPIDATED BUILDINGS IN NAVI MUMBAI CONTENT HOUSING SCENARIO PROCESS : CIDCO SALIENT FEATURES OF POLICY REDEVELOPMENT CELL WEB INTERFACE

REASONS FOR DILAPIDATION LOW / NO MAINTENANCE QUALITY OF construction material Illegal construction climatic and geographic conditions OVERCROWDING WHO WILL BE ELIGIBLE ? CIDCO/ Owners‘ Association / Co-operative Housing Society can apply for redevelopment 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 2,25,000 units .Out of that CIDCO has constructed about 123,533 tenements in the city. Out of these 51% were for EWS / LIG, while 26% was reserved for MIG and 23% for HIG. Year CIDCO % Upto 1980 6724 5% 1981-1985 37670 30% 1986-1990 19420 16% 1991-1995 27817 23% 1996-2000 17341 14% 2001-2010 13261 11% 2010-2012 1300 1% Total 123533 100% As per housing stock. More than 30 yrs old = 44394 tenements, (35%) Between 25yrs to 30 yrs. = 19420 tenements (16%) Total Housing Stock in Navi Mumbai Total CIDCO constructed tenements located 51% of the total housing stock is more than 30 years old. 75% of the tenements are located in NMMC area

SALIENT FEATURES OF POLICY FOR REDEVELOPMENT OF DILAPIDATED BUILDINGS CIDCO New Regulation 34 and Appendix: VII is proposed in Sanctioned GDCRs for Navi Mumbai 1975, dated 04/02/2015.

1.0 REGULATION FOR REDEVELOPMENT: 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) REHABILITATION AREA ENTITLEMENT: 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.

(As % of Admissible Rehabilitation Area) 2.0 (A)(II) REHABILITATION AREA ENTITLEMENT: 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 ratio of Land Rate (LR) in Rs/sqm. of plot under redevelopment as per Annual Schedule of Rates (ASR) and Rate of Construction (RC) incentive FSI 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

Society / Association Share 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 Society / Association Share CIDCO Share Above 3.00 50% 30% 70% Above 2.00 and upto 3.00 60% 40% Above 1.00 and upto 2.00 Upto 1.00 80% 20% 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 SALIENT FEATURES: CIDCO & NMMC Area: Redevelopment of dilapidated buildings in a housing scheme of CIDCO is undertaken by CIDCO directly or jointly, Rehabilitation Area entitlement shall be increased by 15% of the existing carpet area. Incentive FSI same as mentioned above in table-B. Balance FSI entirely available to CIDCO for implementing Affordable Housing Project.

3.0 FEATURES : 3.0(A) Amalgamation of plots: 3.0 (B) Land component: Amalgamation of more than one AOA/ CHS shall be permitted only when atleast 70% lease holders/ Occupants intend to do so. 3.0 (B) Land component: 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) Density: Normal Tenement Density may be allowed to exceed in multiples of FSI permissible.

5% Convenience shopping 10% Convenience shopping 3.0 (D) Change of Land Use (C+R): Plot area < 1000 sqm. No change of land use permitted Front road Plot area = or > 1000 sqm. 5% Convenience shopping Road fronting 20m Wide Plot area = or > 1000 sqm. 10% Convenience shopping Road fronting 30m Wide

5% 5% 10% 15% 3.0 (E) Recreational Open Space & Amenity Area Plot area < 2500 sqm. No open space & amenity space Front road 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 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 FSI > 1 CA < BA CA = FSI = 1 BA FSI < 1 CA > BA Existing FSI CA BA FSI = 2.5 As per 2.5 FSI, the built up area will be increasing, Vertical Development FSI -2.5 considered Building block design as per compliance of GDCR X, Y: site setback from compound wall and no relaxation in it Parking norms as per NMMC BA CA < or > Main access road Note : CA: Condominium area BA : Builtup area

SINGLE WINDOW CLEARANCE INFORMATION AVAILABLE ON WEBSITE FOR APPLYING FOR REDEVELOPMENT CIDCO & NMMC AREA DATA BANK : Nodal plans showing locations List of Buildings with details Condominium Plans Structural Audit Report for Condominium constructed upto 1990 in CIDCO Area REDEVELOPMENT CELL CIDCO Procedure to apply & eligibility CIDCO & NMMC GR Criteria for selection of Developer FAQs SINGLE WINDOW CLEARANCE 16 Steps

STEP-01: APPLICATION IN FORM ‘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 General body meeting decision copy duly signed. 3 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’

STEP-02: VERIFICATION OF FORM ‘A’ STEP-03 : VERIFICATION OF STRUCTURAL REPORT *EMERGENCY STEP: LETTER INFORMING URGENT EVACUATION After receiving structural audit report from the committee if the building is found dangerous, a letter informing urgent evacuation to the Owners‘ Association / Co-operative housing Society will be issued. REDEVELOPMENT CELL (Estate Dept.) STEP-04 : LETTER OF INTENT STEP-05 : SUBMISSION OF FORM ‘B’ STEP-06 : VERIFICATION OF FORM ‘B’ STEP-07 : SUBMISSION OF FORM ‘C’ STEP-08 : VERIFICATION OF FORM ‘C’ STEP-09 :SCRUTINY OF REVISED DWGS

POST REDEVELOPMENT: INCORPORATION AS MEMBER STEP-10:SUBMISSION OF FINAL PROPOSAL STEP-11: ISSUING OF MODIFIED TRI- PARTITE AGREEMENT STEP-12: FORCEFUL EVACUATION NOTICE STEP-13: ISSUE CC STEP-14: SUPERVISION AT SITE STEP-15: ISSUING PART OC STEP-16: POSSESSION OF CIDCO SHARES & MARKETING OF TENEMENTS POST REDEVELOPMENT: INCORPORATION AS MEMBER SOCIETY ROLE Society to incorporate its existing tenement holders, CIDCO and Developer’s allotees as members and submit complete list for CIDCO’s record .

Click ‘Redevelopment’ Cell’ WEB INTERFACE Click ‘Redevelopment’ Cell’ Redevelopment Cell

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