1. REDEVELOPMENT IN A YOUNG CITY -THE NAVI MUMBAI CASE
ITPI’S WEST ZONE CONFERENCE AT SURAT
14TH May, 2016
M.D. Lele
Chief Planner

2. CONTENTS OF THE PRESENTATION
PART - A
Urban Renewal Scheme for PAPs structures
PART - B
Redevelopment of Dilapidated Buildings

3. 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

4. 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 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

5. 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.

6. 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.

7. 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.

8. 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

9. GARJEPOTI
IMAGES

10. 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.

11. 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.

12. 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.

13. 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.

14. CLUSTER DEVELOPMENT PROJECT BOUNDARY
The boundary of the cluster development is delineated excluding Gaothan.
Total project area = ha
Gaothan area = 3.35 ha
Net project area = 20.22ha

15. 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.

16. CLUSTER DEVELOPMENT CLUSTER PLAN
Proposed road network divides total project area into 9 clusters.
Area of cluster varies from ha.
Only footprint area of existing structures within a particular cluster is accommodated within that cluster.

17. 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 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.

18. To replace ….CLUSTER DEVELOPMENT

19. SALIENT FEATURES OF POLICY
PREPARATION OF URBAN
RENEWAL PLAN
Minimum road width -18.0m.
Minimum size of an Urban Renewal Cluster (URC) sqm.
Minimum Internal road width m
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

20. 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 m
Minimum carpet area of a tenement - 30sqm.

21. 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……

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

23. 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

24. 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%
37670
30%
19420
16%
27817
23%
17341
14%
13261
11%
1300 1%
Total
123533
100%
As per housing stock. More than 30 yrs old
= tenements, (35%)
Between 25yrs to 30 yrs.
= 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

25. 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.

26. 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 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.

27. (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

28. 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.

29. 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.

30. 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

31. 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 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

32. 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

33. 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 in CIDCO Area
REDEVELOPMENT
CELL CIDCO
Procedure to apply & eligibility
CIDCO & NMMC GR
Criteria for selection of Developer
FAQs
SINGLE WINDOW CLEARANCE
16 Steps

34. 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’

35. 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

36. 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 .

37. Click ‘Redevelopment’ Cell’
WEB INTERFACE
Click ‘Redevelopment’ Cell’
Redevelopment Cell

38. THANK YOU!