Draft Development Plan 2014 - 2034

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Word of CAUTION to Housing Societies going for Redevelopment

There have been recently appearing Advertisements in some of the leading newspapers for re-development which is ill timed.

There is utter confusion among the Architects and Developers about the overall implication of the proposed Development Plan 2034 they are themselves not sure whats in store from FSI ranging from 3.5 to 8. You can also see new statement of The Chief Minister and MCGM in the newspapers over the issue.

MCGM have published Notification on 25th February 2015 titled

Revision of Development Plans of Greater Mumbai - Publication of Draft Revised Development Plan 2034 & Draft Development Control Regulation 2034 for Municipal Corporation of Greater Mumbai.

The notification has given 60 days time inviting SUGGESTIONS and/or OBJECTIONS from the members of the public in respect of the said Draft Development Plans of Greater Mumbai (2034) before publication of this notice in the official Government Gazette.

The last date for submitting objection is 24th April 2015 and the MCGM office is already flooded with such objections. Under the current scenario it may take 6 months to a year for clarity as to WHAT IS REALLY GOING TO HAPPEN?

There is utter confusion among the Office Bearers and Members too, where tenders have already been floated and are in the final stage of negotiation with words of 5, 6.5 and 8 FSI floating around against 2.70 earlier leading to fights, doubts and suspicion in meetings. Some of the areas under 5 to 8 FSI are in air funnel zone where such FSI want be practically usable.

Under the above circumstances; What projections can be expected from PMC, What offer can be expected from the developer and What the Office Bearers and members plan to negotiate?

Office Bearers and Members are suggested to hold on the process until there is further clarity on the issue so that transparent and clear re-development process can be adhered to for convenience of both the Managing Committee and the Members. Kindly ensure that your plot is not affected in any way as per the new proposed DP. 

Mohan Chandra

9819011191
8433225151

Forum for Integrated Redevelopment

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Introduction

A new modus operandi by some land lords and developers on disputed/dilapidated structures has come to light. After the crash of Altaf Mansion in Mahim the MCGM has started giving random notices to tenants/residents of buildings considered dilapidated to vacate the premises. While is some cases the apprehension of MCGM is genuine, it has been observed that some land lords and developers with long standing legal disputes with the tenants/residents are unscrupulously conniving with the MCGM officials to get the premises vacated under pretext of such notices even in cases where it is absolutely not necessary to issue such notices and where repair is possible as per the structural report. The electricity and water supply connection is also being disconnected to such buildings and the members are being compelled to vacate the premises who have become helpless without any outside support. This development has necessitated formation of a group to collectively fight and protect the interest of the residents/tenants.  

FORUM FOR INTEGRATED REDEVELOPMENT will take up the cause of such helpless residents/tenants who are suffering at the hands of unscrupulous land lords and developers and are being threatened under the pretext of the recent Notification of obtaining an order to vacate the building. The Forum will include other buildings whose favour the conveyance are pending and are being purposely delayed by land lords/developers with vested interest.

The MCGM officials are only interested in saving their jobs and not keen in taking any concrete steps to resolve the long standing problems of such disputed buildings and their residents.       

A Forum of likeminded Societies/Residents/Tenants/Members is being formed with the following objectives.

Objectives

1.    The Forum will try to make collective representation of all the affected societies/buildings  to the Government, MCGM, Registrar, Courts and other bodies to highlight the grievances of the tenants/residents/members/managing committee of dilapidated buildings/residential societies to find immediate solutions.

2.    The Forum will make collective representation to the Government, MCGM, Registrar, Courts of Law and other bodies for buildings/residential societies where conveyance has not be done.

3.    The Forum will form a Techno Legal team will study all the available documents of the building and try to find the best possible solution.

4.    The forum will try to compile all the necessary documents and obtain the same on behalf of the society/building/tenants/residents/members  from MCGM and other government bodies.

5.    The forum will make individual/collective representation on behalf of the tenants/members to the government bodies to get the conveyance done in favor of the residents/tenants.

6.    The forum will inspect all the available documents and guide residents/tenants on further course of action.

7.    The forum will guide in procuring all documents required for conveyance/deemed conveyance from various government bodies.

8.    The forum will guide residents/tenants on documentation for conveyance/ deemed conveyance.

Mohan Chandra

Mobile 9819011191, 8433225151

Email : redevelopment.forum@gmail.com

'IOD’ – Intimation of Disapproval & ‘CC’ - Commencement Certificate

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In any society under redevelopment members are apprehensive about when to vacate the old buildings, What is IOD? What  is CC? Here is some clarity

In any redevelopment project once the members of the society have approved the plans and layout for the new proposed building submitted by the developers, the same is submitted by the Architects of the developers to the MCGM for approval. On receipt of the plans by the MCGM it will forwarded to its various departments for their approval and remarks. These remarks are compiled together in a letter by MCGM and issued to the Architects for the developers which is called 'Intimation of Disapproval' i.e. ‘IOD’ in short.

Now the IOD may go into numerous pages clearly enumerating conditions that are to be complied with (i) immediately before commencing the work (ii) during the process of construction of the building and (iii) after the process of completion of the new building. Before vacating the premises members should ensure that the developers comply with first part of the IOD i.e.  (i) above and should also ensure that there are no adverse remarks on the layout of their individual and overall plan approved by them.

While on a vacant plot without any structures a ‘CC’ Commencement Certificate is possible immediately in case of redevelopment where plots have existing structures obtaining CC without demolition of the old structure is technically not possible. Because once the plot is free of all structures it is surveyed by MCGM and dimensions of the plots with respect to old available records of MCGM are re-confirmed.

After the new D.C. Rules have come into force from 2012 the MCGM has gradually started taking a cautious approach for all re-development projects and recently it has been observed that they are ensuring that all land records and titles are clear so that members of societies under redevelopment don’t have to suffer due to disputes later.

'Broken Dreams' - Raj Vaibhav CHSL, Yogi Nagar, Borivali West

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The elevation of the proposed Raj Vaibhav building that was supposed to come in place of the old building

Building vacated and cordoned by the Police

This four storied structure was built in 1979, The members signed re-development agreement with one M/s. Sarah Enterprises in 2007 (the news article in the papers states that it is M/s. Navkar Developers). 1 or 2 members are embroiled in dispute with the Society/managing committee. With the development agreement executed in 2007 the work should had commenced in 2008 or 2009 while the dispute definitely delayed the project the structural failure in a 34 year old building is surprising.

Vacated Members on the streets after the structural failure

The dispute and the subsequent structural failure has now brought all the members on street and made them homeless. After another few weeks the issue will be dumped with all other pending files with the BMC and the investigations may take another 1 or 2 years and there is no immediate reprieve in sight to the 64 members.

The above case is not a isolated incident of dispute, it is the story in majority of the societies, a few members will not let their EGO fall even if the building falls. A lesson for us all.

Directive u/s 79[A] of the MCS Act And Rules 1960 for Redevelopment

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English Version of Directive under section 79[A] of the MCS Act And Rules 1960 in respect of redevelopment of Building of the   Cooperative

Housing Societies in Maharashtra by Chief Secretary Cooperation, Govt. of Maharashtra.

Maharashtra Government Order No SAGRUYO 2007 / case No.554 /14(S)

Co – Operative Marketing and textile Division. Dated 3^rd Jan 2009.

      

Where as the-development of building belonging to Co operative Housing Society is in progress on large scale in the state of Maharashtra, there are large number of complaints received from the members in respect of management. Nature of the most of the complaints received in respect of re– development of building of Housing Society are as under.

1. The members are not taken in to confidence in the process of re – development
2. No Transparency in the process of Tender
3. Arbitrary appointment of Architect.
4. Gross Violation of provisions of MCS Act 1960 & Rules 1961.
5. No Coordination between Architect & Project consultants.
6. No planning in process & Redevelopment.
7. No proper method is being followed while finalizing the Tenders.
8. No uniformity in contracts done with developer.

 Where as there is no uniform & firm policy in deciding the above complaints and at different levels and to deal with various complaints received, in order to have a consultation with respective authorities working in the field, the Commissioner for Cooperation and Registrar of Cooperative Societies Maharashtra State Pune has appointed study group under the chairmanship of joint Registrar of Coop. Society. CIDCO. The said study group under consultation with all concern in the field unanimously opined that there should be guiding Rules for Re – development of Buildings of Co – op. Housing Societies.

            There for as per the section 79 (A) of the MCS Act 1960, Govt. has passed the following orders. In respect of redevelopment of Co-op. Societies building. It shall be treated as “Cooperative Housing Societies Buildings Redevelopment Directives.”

1)     Demand for a special General Body Meeting: Note of suggestions & implications of the said project and to take.

Members not less than ¼ of the total number of members of the cooperative Housing Society must give a requisition notice for convening a special General Body Meeting of members to the secretary of the society and the Managing Committee duly elected and constituted as per byelaws of the Co-operative Housing Society to consider aspect of redevelopment of building of the co-operative. Housing Society after taking policy decisions on various terms and conditions about the redevelopment of building of the Society.

2)     Convenceing Special General Body Meeting – As directed in para No. 1 above, within 8 days of the receipt of the Requisition Notice from the members, the Secretary of the Society shall convene a meeting of the Managing Committee to take note of above notice and convene within one month a special General Body Meeting and send the said notice with agenda to all the Members with 14 clear days notice in advance. Their acknowledgement receipt for the notice and Agenda shall be kept in the office of the society.                                                                 

Before convening the special General Body Meeting, the Managing Committee of the society, shall obtain panel of Architect and & project consultant prepared State Govt. or Local self Govt. and call 5 Architect/ project consultants from the said panel who are well conversant with re-development & building and expert in the field with request to prepare Redevelopment Project Report and submit quotations to the society. The said quotations & Project Reports shall be kept before the special General Body Meeting any for society’s competent quotation & project Report of one such project consultant / Architect.

The following Agenda shall be discussed in the Special General Body Meeting and the decision shall be taken on the following various issues.

a)     To take primary decision on redevelopment after considering suggestions & demands of members.

b)    To appoint expert & experienced Architect & Project Management Consultant (PMC) from the panel of state Govt. / Local self Govt. and to finalise scope of their work with the terms and conditions of their appointment.

c)     To outline in details the working procedure, in respect of Redevelopment of the societies buildings.

3)     To receive written suggestion of re – development of the building. The Members can submit to the committee their suggestion, recommendations for the project and also names of known expert Architect and Project Management consultant eight days before the date of the meeting. However, these names shall be from the panel of the Govt./ local self Govt. who shall have their letter of consent of willingness to work for the project.

4)     Decision to be taken at special general body meeting – Quorum for the special General Meeting shall be 3/4 of the total numbers of members of the society. If there is no quorum the said meeting shall stand adjourned for eight days and the adjourned meeting shall be convened accordingly. If there is no quorum at the adjourned special General Meeting, the meeting shall stand dissolved assuming that members are not interest in the redevelopment of the society’s building.             

       If there is requisite quorum present at the Special General Meeting as directed above, the meeting shall take cognizance of all suggestions & recommendation objections & directions given by the members for the redevelopment of building. They shall be recorded in the Minutes of special General Meeting with their name. The Special General Meeting. Thereafter will take primary decisions in principle in the meeting regarding redevelopment programme & its implementation by passing a resolution by 3/4 of the majority of the members present at the meeting. After passing the resolution as said herein, the special General Meeting shall decide issues as under.

a)     To finalise terms and conditions along with scope of work for appointment of an Architect and Professional Project consultant the panel of State Govt./local self Govt. who will be entrusted with Re-development work.

b)    To present program for Re-development of building to the members.

5)     Proceeding of Special General Meeting – The secretary of the Society will prepare the proceeding of the special General Meeting and will circulate copy of the said proceeding to all members within 10 days. He shall keep the acknowledgment of members in the office for receiving minutes. Copy of the same shall be sent to the registrar’s office of Coop. societies of the concerned ward where the society is registered.

6)     An appointment letter to Architect and Project Management Consultant – The Secretary of the society will give within 15 days form the date of Special General Meeting the appointment letter to approved Architect and project management consultant. The committee will enter into contract, based as the terms & conditions and scope of work approved by Special General Meeting with architect and Project Management Consultant.

7)     The initial work to be under taken by Architect / Project Management Consultant.

a) To survey the Land and Building of the society.

b)To obtain the information as to conveyance of the Land & Building in favour of society.

c) To obtain information about availability of FSI / TDR based as the prevailing Rules & Regulations of Government and as per type of ownership of land, Rules & regulation of MHADA / SRA / BMC if the Lard is under these categories.

d)To prepare Realistic & feasible report, after considering suggestion, Recommendations, objection & direction of members of the society made by them in Special General Meeting, giving details of availability of areas available for Residences commercial, open space, garden, parking and specification of construction of building.

e) The Project Management Consultant / Architect to submit within two months from date of their appointment, the report to the committee of the Society.

8)     Work after obtaining feasibility Report of Redevelopment of Building.

(a)   On receipt of the feasibility report, the Secretary of the Society shall convene a Special General Meeting of the member to consider the feasibility Report of Architect / Project Management Consultant. Notice in respect of the aforesaid meeting indicating the date, time & place, shall be displayed on the Notice Board of the society. It may be circulated to all the members.  The said notice shall also intimate to the members that the copy of the said report is available at the office and the said report shall be kept for the inspection in the office for the 8 days before the date of Special General Meeting. The notice intimating availability of report shall also invite suggestions on report within Eight days of the date of notice. The acknowledgment of notice by members shall be kept in the office the society.

(b)    The secretary of the society shall send seven days before the date of joint Special General Meeting, suggestions received from members to the Architect / Project consultant for their consideration.

(c)   At the above Special General Meeting of Members & Architect, Project consultant, overall consideration of suggestions and recommendations of the member and consideration of opinion of Architect, there shall be made context of this consideration and with some required & approved changes special General Meeting shall give approval to the said feasibility Report by majority. The Special General Meeting will take after the next date of the meeting for considering & finalizing the tentative draft of tender, tender notice. The Special General Meeting shall fix date & time, place of meeting of considering tenders. The SGM will direct to the competitive tenders through Architect / Project consultant in which emphasis shall be on carpet Area / Corpus found & other technical terms. Tenders shall be called from well known expert & experience developers. Members may give names of such developers in the Meeting. The secretary will obtain detailed report from Architect / Project consultants on these tenders.

Added : -  Tender notice shall be published at any two national & regional newspaper for invitation of builders / developers.

Time limit must be fixed & approved to collect / submit / open / comparison / site visit of the tenders of bidders / developers.

Opening of tenders must take place within one hour of submission in front of all members / developers, to maintain transparency. EMD ( .001% ) as earnest money deposit must be asked from bidders to prove genuineness. Respective builders must be asked to explain reasonableness of their offer. Architect / project consultants shall ask & Builder / developer must inform each and every aspect / course of action for redevelopment including exit option in case of failure by developer due to any unforeseen reason.    

9)     To display list of tenders

a)         The secretary shall display on the notice board the list of tenders received on the last day of date of receipt of Tenders.

b)        15 days after the last day of receiving tender secretary of the society shall convene a special / redevelopment management committee. In the said meeting representative of developers who have submitted bid in tenders shall be allowed to remain present, member of the society who so desire may remain present in the meeting as observers. Received tender shall be opened in the meeting in present of Architect / Project consultants & all within mentions persons present at meeting. Architect / Project, Management consultant shall scrutinize all the received tenders and prepare a comparative table, which shall compare bidders who have bid in the tenders, their quality, reputation, experience, competitive rates with other terms & conditions offered by them. Out of these bidders, it they are more,  then at list 5 and or all the bidders if they are less then 5 bidders. The bidder shall be short listed from all the bidders who have made bid in the tenders. They shall be presented in the special General Meeting for approval at next special General Meeting. The short listed bidders shall be invited at this Meeting.

10)  Selection of Developer

a)     Appointment of officer – representative of Registrar of Co-op. societies – The Managing Committee of the society within 8 days shall make and application to the Registrar of Co-op. society to appoint his representative to attend Special General Meeting and in whose presence Developer shall be selected considering his experience, quality, his financial & technical capability and competitive rates with terms & condition offered by him. On receipt of such an application, Registrar will appoint his representative for the Meeting.

b)    Special General Meeting for finalization of final Tender – After the appointment of representative of Registrar and his prior permission after fixing date, place & time of meeting with him, the secretary of the society shall convene a special General Meeting, within one month of his appointment giving 14 days notice, membership there in time, place & date of meeting and along with the Agenda to all the members. The notice shall be sent by hand delivery or by post with their acknowledgement which shall be kept in the office of the society. The society shall invite representative of the developers to remain present at the meeting. Registrar’s office shall make arrangement for presence of his representative in such meeting. The society at its own cost shall provide for video Recording of the meeting of the society. The Society shall ensure that no other persons other than members shall be allowed to remain present & participate in the meeting. For this purpose, the society shall give Identification Card (I. D. Card) to every member to his identification. This is for the members to remain present at the meeting with Identity Card. Decision’s regards Redevelopment, Scheme & selection of Developer & other decision shall be made in presence of authorized representative of Registrar Co-op. Societies. Such approved proposal shall be sent to the competent authority for approval.

c)     Absence of require quorum at special General Meeting – Quorum for the special General Meeting shall be 3/4 of the total number of members. If there is no quorum present at the special General Meeting it shall be adjourned for eight days. If there is no required quorum present at the adjourned special General Meeting, it shall be deemed that the member of the society are not interested in the redevelopment of building and the meeting shall stand dissolved with remarks that the redevelopment of building proposal shall not be allowed to be presented again in Special General Meeting till completion of one year period from the date of dissolved special General Meeting.

d)    Work of the special General Meeting in respect of selection of Developers – The authorized officer of the Registrar of Cooperative societies will remain present at above Special General Meeting convened for selection of developers as an observer.  On necessary presence of representatives & officer deputed by the Registrar, and if the proper Quorum i.e. ¾ of the total number of the society present, the S.G.M. shall transact the following business.

1. Comparative information in respect of redevelopment by select developers for presentation of their proposal.
2. Tender to be presented in chronological order.
3. To approve term & conditions of one of the developers and finalize & select the said Tenders.
4. To take approval of the selected tender.
5. To acquaint members about further work of the Redevelopment

       Consent of ¾ members present at the meeting in writing is a must for appointment of developer. If should be noted that if selected developer or his representative is not present at this meeting, it shall be presume that they have consent to work the meeting will undertake other aspects of the Redevelopment.

11)  Development Agreement with Developer: - The managing committee of the society on passing of Resolution of appointment of developers at S.G.M. shall execute Development Agreement within one month of date of the said SGM with a selected developer on the basis of terms & conditions approved by the members in S.G.M. under the consultation & guidance of the Architect / Project Management consultant.

Development Agreement shall contain other terms as under in additions to terms & conditions recommended by the Architect and project Management consultant & approved SGM.

1. Redevelopment of the building shall be completed within two years & not more than that and in peculiar circumstances it shall not exceed more that three years.
2. The Developer shall provide a Bank Guarantees of 20% of the total cost of the redevelopment Project.
3. The Developer shall make provision for temporary alternate accommodation in the same area for the members who will be vacating the premises or shall make provision for monthly rental plus deposit to be paid to all the members of the society if they agree or shall make provision for temporary alternate accommodation in the Transit Camp.
4. Development agreement shall be registered under the Registration Act 1908.
5. New members, on completion of Project, shall be  admitted in S.G.M. as member of the society
6. Agreement must specify carpet area to be given.
7. Right to Redeveloped societies building given to the builder is not transferable.
8. Flat owners shall vacate the premises only after obtaining all legal documents and permission of the competent Authority for redevelopment of building.
9. In case of one who is in possession of flat / premises & who if owner of the same, his right of ownership shall not be disturbed.
10. If there arises any dispute in the redevelopment of building agreement executed by the developer, Architect and Society, it shall be resolved under the provisions of sec. 91 of MCS Act 1960 and such provision shall be made in the development agreement.

12)  Allotment of flats shall be given in the new building in the same manner in which the original flats were i.e. the floor, the location and shall be allotted after the receipt of occupation certificate. It is necessary to allot flats by lot system, it shall be allotted accordingly but only after building completion which is ready for occupation and members are ready & willing to occupy their premises. Allotment shall be done in presence of authorized officer of Registrar. The developer shall make arrangement for video recording of the same.

13)  The office bearer or any committee member of the society is prohibited to be appointed as developer or shall not be relative of the appointed developer.

14)  Sanctioned plans shall be obtained for Municipal Corporation or Competent Authority who has right to sanction plans and shall be put before the special General Meeting. If any member wants to have any certified document, he shall make an application and shall also pay requisite amount for copy of document to the secretary of the society; the Committee shall be responsible to provide required information to the members.

This order is available or website of Government of Maharashtra(in Marathi) – No.  20090103114749001

This order in Marathi is issued in the name of Governor of Maharashtra.

 

Mohan Chandra, Project Management Consultants, Andheri, Mumbai
Mobile : 9819011191, 8433225151
Email : aek.omcar@gmail.com