CORE GROUP ON HOUSING RECOMMENDATIONS

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CORE GROUP ON HOUSING RECOMMENDATIONS
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ISSUES IN GREEN FIELD PROJECTS- Inclusionary
Zoning

• 25 of FSI in every new housing project-layout of
  size over 2000 sq. m., will be reserved for
  EWS/LIG housing through appropriate legal
  stipulations and spatial incentives. If
  project-layout is on land less than 4000sq. m,
  constructing separate buildings for public and
  private components shall not be insisted.
• CommentsThis proposal was accepted by the
  Honble Chief Minister . The actual
  implementation and relevant details were to be
  worked up by the Secretary Housing in
  consultation with the UD Department.
  
  
• This would be treated as public housing and its
  construction free of FSI. The units are handed
  over to MHADA at construction cost which sells
  them transparently
• Comments The disposal of these houses was
  recommended to be done through MHADA and it was
  left to the Secretary Housing to discuss if some
  of them could be used for rental purposes also.
  
  
• To avoid subdivision of land, developers are
  levied a fee if they do projects smaller than
  2000 sq mt. The fee goes into an Infrastructure
  Fund that goes to MHADA or MMRDA to build
  Affordable Housing stock. The fee levied should
  be such that it makes subdivision of land the
  unattractive alternative.
• 
  
  

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ISSUES IN GREEN FIELD PROJECTS- Addressing the
Land Crunch

• In Greater Mumbai 136.69 sq. kms. of land are
  under NDZ( BMC information). Need to identify
  developable NDZ lands, prepare master plan and
  put it to use for creating affordable and rental
  housing
• If legally permissible, allow lands exempted U/s
  20 of ULC Act to be used for affordable/rental
  housing schemes. Restrictions on areas designated
  as Special Residential Zones (SRZ) in VVMC, U2
  Zone in Panvel/other parts of MMR to be relaxed
  for Affordable Housing Schemes.
• Appoint Group to study large tracts of
  sub-optimally used land that can be used for
  Affordable Housing like BEST, Salt Pan, Port
  Trust.
• Necessary efforts to use Salt Pan lands for
  Rental and 2.5 MHADA schemes. To examine the
  possibility of invoking something similar to
  Private Forest Acquisition Act by which all salt
  Pan Lands, at one stroke, can vest with Govt.
• An independent High level Arbitration Body
  (Settlement Commission) to be set up for out of
  court settlement of Lands under litigation with
  the condition that such lands would be
  exclusively used for affordable and/or rental
  housing schemes
• Comments Affordable housing was recommended to
  be constructed on land by freeing spaces in bus
  depots, land held by railways and non-operational
  port trust lands.
• A group was agreed to be set up to identify land
  that is currently NDZ, U2, SRZ, Salt pans, etc.
• A court or a commission is to be set up to look
  at cases stuck in the Urban Ceiling Act, a group
  was also to be set up to give recommendation to
  the land related policies.

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ISSUES RELATED TO PROCEDURAL SIMPLIFICATION
REGULATION

• TRANSPARENCY OF DCRs/GRs/GOs
• Put ALL DCR rules on the web along with clear
  mention of laws governing regular FSI and free
  FSI. Also publish all the GOs/GRs related to land
  zoning and construction. This will reduce the
  cost of doing business, benefits of which get
  passed on to customers.
• AUTOMATIC NA
• Lands earmarked for residential/commercial
  use in Development Plans/Regional Plans should
  be deemed to be Non-Agricultural and capitalized
  NA charges can be collected by ULBs at the time
  of giving Building Proposal approval.
• SINGLE WINDOW APPROVAL
• Housing projects totally devoted to
  creating private affordable housing should be
  given time bound approval, under a single window,
  by the Planning authority.
• REGULATORY AUTHORITY
• A real estate regulatory body needs to be
  set up under MOFA at the earliest.
• Comment Simplification of procedures for
  approval were to be further analyzed by the UDD
  and the Housing Dept. and made public as early as
  possible.

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ISSUES IN BROWN-FIELD PROJECTS-Slum Redevelopment

• Need to prepare cluster wise master plan covering
  all the slums in the city by a public authority,
  preferably the Planning Authority, like SRA for
  Mumbai and ULBs for other cities. Time frame 6
  months to 1 year.
• To finalize policy to tackle post cut-off-date
  slum dwellers. Free housing scheme for post
  cut-off-date dwellers to be discontinued.
• To fix a time frame for slum dwellers consent
  and right to choose developer.
• The scheme in the present form generates 269 sq.
  ft. free rehab tenements and the free sale
  component which cannot be termed affordable
  housing. The scheme should have flexibility to
  generate public affordable housing as well as
  private/public rental housing.
• To set up a small group headed by an individual
  acquainted with the problems of urbanization and
  urban housing as well as extant law, which could
  suggest amendments to existing legislation/regulat
  ion, to make existing policy more transparent,
  sustainable regulated.
• Comments Portion of land field was also to be
  used for rehabilitation of pre 1995 slum
  dwellers. The SRA schemes were also recommended
  to be of 1 3 or max. 1 4 structures. The
  cluster developments were also to be co-ordinated
  
• and a separate authority was decided to be
  created for overlooking
• this project ward-wise and in the ward
  specific area-wise

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ISSUES IN BROWN-FIELD PROJECTS-Urban Renewal

• Need to prepare cluster wise master plan covering
  all the cessed buildings in the city by a public
  authority within 6 months to 1 year.
• To fix a time frame by which tenant/occupants
  will have the right of giving consent or choosing
  their developer.
• The scheme in the present form generates 300 sq.
  ft. free rehab tenements and the free sale
  component which cannot be termed affordable
  housing. The scheme should have flexibility to
  generate public affordable housing as well as
  private/public rental housing.
• To set up a small group headed by an individual
  acquainted with the problems of urbanization and
  urban housing as well as extant law, which could
  suggest amendments to existing DCR Sub-Sections
  under Section 33 to make existing policy more
  transparent, sustainable regulated.
• Comments As of now approval for redevelopment of
  cessed building with an FSI of 3 was approved but
  it was recommended that a cluster-wsie master
  plan for cessed building and a fixed time frame
  for the landlord and the tenents to chooses a
  developer must be adhered to make this proposal
  viable. A separate authority was also
  recommended to be created for this.

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WAY FORWARD-Recap

• Inclusionary zoning for Green Field developments
  ACTION UDD
• MHADA 2.5 FSI scheme and MMRDA Rental scheme to
  be activated ACTION UDD
• Set up Group to identify land that is currently
  NDZ, U2, SRZ that can be converted to R-Zone land
  with FSI 1.5 that can be used for Affordable
  Housing in MMR
• Set up Group that can identify land for
  Affordable Housing that is available with
  different agencies in MMR like BEST
• O M agency for managing Rental housing
  ACTION MMRDA
• Procedural simplification Automatic NA, Single
  Window approval, all rules on web
• 
  
  ACTION RFD, UDD
• Utilizing NDZ, BEST, Salt Pan, SRZ, Exempted ULC,
  Port Trust lands ACTION UDD

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WAY FORWARD-Recap

• Arbitration mechanism (Settlement Commission) for
  freeing lands under litigation
  ACTION UDD, RFD
• Set up Expert group to suggest amendments to
  existing legislation/regulation, to make existing
  policy more transparent, sustainable regulated.
  ACTION HOUSING
• Urban renewal Slum-free cluster planning
  ACTION MHADA, SRA
• Set up Real Estate Regulatory authority under
  MOFA ACTION HOUSING