(Bangalore property|apartments|flats|lands for sale in Bangalore)
Shelter is a basic human need, which has become a major
challenge in a country, which is fast urbanizing. Maharashtra is one of the
most urbanized states in the country. Whereas nationally 27% of the population
was in the urban areas, in Maharashtra, the figure was 42% (Census 2001).
Housing in urban areas assumes much greater
significance, as it relates not only to basic shelter needs but also provides a
facility to the citizens to access services and be part of the development
process. Housing implies not only construction of bricks and mortar;it
includes the supporting infrastructure, access to transport and employment
opportunities.
Meaning
Redevelopment refers to the process of reconstruction
of the residential/commercial premises by demolition of the existing structure
and construction of a new structure.This is done by utilizing the potential of
the land by exploiting additional TDR, FSI as specified under the Development
Control Regulations.
Why Redevelopment is
required?
[a] For Existing Owners: Though they are in dire need
of extensive repairs, societies are starved of necessary funds required to
carry them out. On the one hand, they do not have the resources and expertise
to handle the repairs on their own and on the other, the families of the
members have expanded and they need larger space to accommodate themselves.
Drawbacks
of old buildings:Lack of services such as security,
cleaning, and to operate pumps. Absence of common facilities like gymnasium and
a society office. Unavailability of proper playing area for children in the
compound. Perennial leakage in the structure and also in the overhead or ground
floor water tanks. Unavailability of elevators causing suffering to heart
patients and the elderly. Absence of a proper entrance lobby. Room sizes being
too small. Interior planning of rooms being unsatisfactory. Lack of attached
toilets in bedrooms. Plumbing/electrical lines lying open. Size of toilets
being too small Low resale value due to poor condition of the building
[b] For Builders/Developers
Builders/Developers opting for purchasing land and
developing the same, incur huge stamp duty cost on transfer of land. Instead
redevelopment of old building reduces stamp duty to a significant extent. For
this they enter into development Agreement with Society. Entering into such
development agreement does not vest any title of the land in the favor of
developer, but merely authorizes the developer to develop the land. The builder
approaches the owner of the land and, instead of buying the land and paying a
large amount towards the purchase; he enters into an agreement with the owner
for permission to develop the land on the owner's behalf. In other words, in a
case of development, the builder constructs the buildings at his cost, retains
some flats for himself to be sold in the open market, gives a few flats to the
landowner and also pays him some monetary consideration. The developer carries
out this development work in the capacity of a constituted attorney of the
owner and not on his own behalf.
Later, these flats are sold by the developer in the
open market and from such sale, he makes a profit. The rate of stamp duty in
respect of development agreement being much less than that payable on outright
purchase, there's a significant saving in stamp duty cost. Later, when the
building is actually conveyed to a co-operative society or a company, the
landowner and builder become party to the conveyance deed on which the stamp
duty is payable and the same is also registered.
Procedure for redevelopment of an
immovable property
The consent of the society members must be obtained
during society meetings. On or before the execution of the agreement, the
society should hand over to the developers, the copy of the conveyance deed in
respect of the society's property, along with certified copies of the property register card, index II, latest electricity bill, water bill, municipal tax
bill, N.A. tax bill in respect of the society's property and also, the copy of
the registration certificate of society under the Cooperative Societies Act.
The list of members with their choice of new flats and parking, area
entitlement among others as agreed upon in the new building should be prepared.
The terms about the provision of temporary alternate accommodation to the
members during the construction period should also be made clear in the
agreement.
Challenges
Inability to assemble all members of the society at a
single point of time, as some of the members may not be available. Some flats
may be mortgaged to a bank or a financial institutions. Some of the members may
be interested in purchase of new flats at a discounted rate in the newbuilding. The title may not be clear, i.e. conveyance deed of the land and
structure is not executed in favor of the society.Anxiety in the minds of the
members about possible delay in completion of the project after they have vacated
their old flats. The old documents of the members may not be traceable Lack of
unity amongst the members. The tax issues regarding redevelopment are not clear
to the society. Very high prices are expected on sale of old flats in the case
of certain members who are not interested in staying in the new building.
Corpus amount takes a long time to be fixed by the society. The decision as to
which member will get what type of parking takes a very long time.
Cluster Approach
The Cluster Redevelopment Approach has successfully
transformed the cities of Hong Kong, Singapore and Shanghai. It is proposed to
adopt a similar approach for Urban Renewal in Maharashtra State.
For the redevelopment of old buildings, it is proposed
to undertake cluster development as strategy for expediting and to bring about
planned development. In order to promote cluster redevelopment, it is proposed
to give higher FSI to large cluster redevelopment. The main objectives of the
cluster approach will be as follows :-
a) To transform the fractured development in to
cohesive urban unit as laid down in Development Plan.
b) To provide modern accommodation and social services
which raise living standards and reduce disparities amongst different sections
of population.
c) To provide an environment which permits the
residents of such areas to live fuller and richer lives free of physical and
social stress that are generally associated with haphazard urban development.
d) To facilitate development and proper maintenance of
infrastructure facilities such as sewerage/storm water drainage /DP Roads
which cannot be developed because of the present haphazard Development
e) To generate maximum number of surplus tenements for
rehabilitation of the occupiers who are on Master List of MHADA. The fact that
MHADA will play the nodal role in the cluster approach and shall be a signatory
to all the agreements will provide greater acceptability and credibility
amongst the tenants and landlords.
Joint Venture for
Redevelopment Projects
Till date, the Repairs & Reconstruction Board of
MHADA has been able to undertake redevelopment of old and dilapidated buildings
under DCR 33(9) Few Other old and dilapidated buildings have been reconstructed
through private developers under DCR 33(7). In order to accelerate the
redevelopment of old and dilapidated buildings, it is proposed to encourage
redevelopment projects through joint ventures in which MHADA along with the
tenants, landlords and private developers, if necessary, will come together for
undertaking redevelopment of Cluster. Detailed guidelines for this scheme shall
be issued by the Urban Development Department separately.
Adoption of
Earlier Reports
The problem of Urban Renewal and of old and dilapidated
buildings and the need to bring together tenants and landlords is a concern not
only for Mumbai and its suburban areas but, also for other cities of
Maharashtra State. This problem has been studied in detail and recommendations
of Sukhthankar Committee and Afzulpurkar Committee have been accepted by
Government. It is now proposed to extend the applicability of these two reports
to all Municipal Areas of Maharashtra.The concerned Municipal Corporation or
Council will adopt and implement the principles enunciated in these reports
with suitable local modifications. This will be monitored by the Urban
Development Department.
Conclusion
There are constraints on the availability of open land
within the city limits coupled with fast growing demand for houses and shortage of housing stock. On the other hand that there are thousands of ageing
buildings which are dilapidated and have reached a stage where it is not
possible to carry out structural repairs and rehabilitation as the same are not
economically viable. The redevelopment of old building has become a necessity
since the problem of old and dilapidated buildings in the city of Mumbai grows
more acute with each passing year and with each passing monsoon more and more
building becomes dangerous and unfit for habitation. Many of these buildings
are so run down that they are unrepairable and the only solution is to put them
down totally and to reconstruct them.
Scheme which involves adequate and due compensation to
the landlord and the tenants/members and to the developer duly is an ideal Redevelopment
scheme.
For more details,
M sand is superior quality, engineered crushed stone sand which is highly suitable for construction. M sand comes in two types for concrete and plastering.
ReplyDeleteIt has benefits over river sand and is slowly gaining its importance. Get more details:Plastering Sand in Bangalore