Mhada buildings redevelopment proposed under cluster scheme, with bigger houses – ET RealEstate

MUMBAI: The state housing department (HD) has proposed that the redevelopment of Mhada buildings be carried out under cluster redevelopment scheme.

Cluster redevelopment is allowed under Development Control Regulation 33(9) and allows a maximum FSI of 4.

A larger area under cluster redevelopment allows residents bigger apartments. Mhada has 52 layouts here spread over several acres.

These areas have huge open spaces. Currently, redevelopment under DCR 33(5) allows single buildings in Mhada layouts to be redeveloped but this does not allow optimal planning and utilisation of space.

The HD has asked urban development department (UDD) to bring DCR 33(5) on par with DCR 33(9) to enable cluster redevelopment of Mhada layouts, offering bigger homes and better amenities. UDD officials said the proposal was being examined.

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Mumbai: Strict conditions for builders have halted revamp of cessed buildings – ET RealEstate

MUMBAI: The redevelopment of cessed buildings has been stuck for over a year because of a government resolution (GR) issued in September 2019, even as old and dilapidated buildings in the city continue to collapse with appalling frequency.

The Maharashtra Housing and Area Development Authority’s (Mhada) Mumbai Building Repairs and Redevelopment Board (MBRRB), which regulates the redevelopment of old, cessed buildings, has not issued a single no-objection certificate (NOC) since the GR was issued last year by the state housing department under the then BJP-led government.

The GR, dated September 11, 2019, made the conditions for redevelopment by private builders so stringent that no developer has been able to fulfill them. As a result, NOCs for the redevelopment of at least a 100 buildings are stuck and people continue to live in dangerous structures. One of the conditions in the GR is that any builder who wants to redevelop a cessed building must have a turnover of Rs 10 crore to Rs 50 crore in three years.

Another says the builder should have already constructed 500 houses to be eligible to redevelop a cessed building. Ironically, when the GR was passed, officials said the amended guidelines were meant to expedite the redevelopment of cessed buildings after Kesarbai Mansion at Dongri collapsed in July 2019, killing 16 people.

A senior Mhada official said, “We have received and scrutinised many applications. But because the builders don’t meet the criteria laid down in the GR, we have not been able to issue any NOCs in the past 12 months. Because of this, all the changes made in Mhada’s norms to fact-track redevelopment have proved futile. Till this GR is scrapped, nothing will move.” He added, “No builder or landlord is approaching Mhada anymore. We are waiting for the GR to be scrapped.”

Mhada officials said there are around 14,000 odd cessed buildings in Mumbai, many of which are in urgent need of redevelopment. A cessed building is one on which tax — to fund its repairs — has been paid. These buildings are mainly located in south and central Mumbai, where buildings date back to the pre-Independence era. Cessed buildings are owned by private landlords and are regulated by the Bombay Rent Control Act.

Mumbai: Strict conditions for builders have halted revamp of cessed buildings
One of these is Byculla’s Abdulla Mansion. First declared dangerous in 2012, its redevelopment has been stuck for want of an NOC as the builder hasn’t been able to fulfill the myriad conditions in the GR. The four-storey building has 50 flats — though only 25 are currently occupied — and has been issued a vacation notice by Mhada.

Samajwadi Party MLA Rais Shaikh said, “The builder has submitted a proposal and is waiting for an NOC. Just because of the September 2019 order, no NOC is being issued. The conditions in the NOC are so stringent and impractical that no small or medium-sized builder can fulfil them. If the building falls and people die, Mhada will be responsible.” Shaikh has written to Chief Minister Uddhav Thackeray, asking him to scrap the September 2019 orders and fast-track NOCs.

Amin Patel, Congress MLA from Mumbadevi, said that Housing Minister Jitendra Awhad had announced in the state legislative assembly earlier this month that the September 2019 order would be scrapped. “But even two weeks after the minister’s announcement, the GR hasn’t been scrapped. Hundreds of NOCs are stuck and thousands of people are at risk as they continue to live in old, dilapidated buildings. The GR must be scrapped. Given the Covid-19 pandemic, norms for redevelopment must be relaxed and builders must be given concessions so that redevelopment can move forward,” he said.

Patel added that most cessed buildings stand on small land parcels of 200 to 1,500 square metres. At such sites, redevelopment is usually undertaken by small developers or the landlords themselves, he said, but they can’t fulfill the stringent criteria laid down in last year’s GR.

Awhad said, “MLAs from all parties have demanded that this GR be scrapped. I have already announced in the legislative assembly that it has been scrapped and it stands cancelled. If there is any delay in the formal scrapping, I will look into it.”



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MHADA to redevelop Thane police colony, build 1,000 homes – ET RealEstate

MUMBAI: Maharashtra government on Tuesday cleared a long-pending proposal to redevelop dilapidated police colony at Vartak Nagar in Thane, and task MHADA to redevelop these 47-year-old buildings, and construct 1000 homes, some of which will be sold by MHADA in its lottery.

The decision was taken at a meeting chaired by state Housing Minister Jitendra Awhad in Mantralaya. Thane Shiv Sena MLA Pratap Sarnaik, Additional Chief Secretary (Home) Sitaram Kunte, Principal Secretary, Housing SVR Srinivasan, and newly appointed MHADA Vice President and Chief Executive Officer Anil Diggikar were present at the meeting.

MHADA had created housing for different sections in the 1960s out of which 10 buildings were handed to Thane police in 1973 for housing its personnel. Some of these buildings were declared dangerous to live and were demolished. Police personnel and their families continue to live in other dilapidated structures. Some police families were moved out into a state rental housing scheme. The previous government had announced cleared a similar redevelopment proposal with 4 FSI, but it continued to be pending.

The existing buildings have 40 tenements of 474 sq ft carpet area for the middle-income group (MIG), 120 tenements of 365 sq ft area for the lower-income group (LIG), and 400 tenements of 160 sq ft area.

According to the proposal, the total area available for redevelopment would be 61,166.94 sq metres and 5.26 FSI could be applicable as per February 2009 government resolution for the project. If implemented with 5.26 FSI, the 120 low-income group tenements could get a larger carpet area of 484 sq ft, and 400 LIG tenements could 322 sq ft carpet area.

The proposal also said MHADA will construct 1000 homes and after handing over 560, the remaining tenements will be sold by MHADA through its lottery at prevailing market rates. Police personnel will be given priority in the lottery distribution, the proposal said. 30-storey towers are proposed to be built over a three year construction period.

MHADA will have to get environment clearance as the 10 buildings are located in three clusters, and two of the clusters have more than 20,000 sq ft developable area which requires mandatory environment clearance. It will also have to apply for a No Objection Certificate from the National Wildlife Board of India.




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MHADA provides roof to Bhanushali building residents – ET RealEstate

MUMBAI: After running from pillar to post, 21 families of Bhanushali building have been allowed to stay in the adjoining building at Tardeo until the allotted building’s repair work is completed.

On September 9, Mumbai Mirror published a report on the plight of these residents. After this, MHADA senior officers visited the spot for the first time, and instructed junior officers to speed up the repair work of the allotted building.

Haresh Chavda, one of the residents who had made representations to MHADA along with others, told Mumbai Mirror, “The electricity and water supply will be fixed in building number 10. We are allowed to stay there until building number 9 gets repaired. We thank Mumbai Mirror for highlighting our long-pending issues. Finally, we will have our own accommodations.”

Twenty-one families that survived the collapse of the Bhanushali building in Fort on July 16 didn’t have temporary accommodation as promised by MHADA until September 10. MHADA had claimed that they have all been assigned temporary accommodations but the residents were not allowed to stay there. Ten people died when a part of the 80-year-old building, which was due for redevelopment, fell during rains.

As per the survivors’ demands, MHADA soon gave them temporary accommodation in one of its buildings in Tardeo’s Chikhalwadi area. The allotment letters said they would be given flats in Building No 9 for a period of 12 months. As per MHADA rules, the families paid Rs 5,000 deposit and Rs 500 rent for two months.

They then received the allotment letters, MHADA officials told them there had been a mistake, and that they would be moving into building 10. On August 17, Housing Minister Jitendra Awhad, Shiv Sena’s South Mumbai MP Arvind Sawant and MHADA Mumbai Building Repairs and Redevelopment Board (MBRRB) chairman Vinod Ghosalkar handed over keys to the families

When some of the families moved into building 10, they were told to vacate the flats. The families had allotment letters, keys, but no place to stay. And they were getting increasingly desperate. They had cleaned the flat in building 10, bought drums to store water. People with children in the families shifted gas cylinder, suitcases full of clothes and everything to building No 10 already. They are relieved that they will not become homeless. The residents were worried because they could not request friends and relatives to allow them to stay for a longer period.

MBRRB chairperson Vinod Ghosalkar told Mumbai Mirror, “We will keep our word. We will not abandon the victims.”



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