Idea Transcript
Ministry of Housing and Urban Poverty Alleviation, Government of India Conference on Rental Housing
Presentation by
Shri. S. C. Deshpande Chief, Rental Housing Division
Mumbai Metropolitan Region Development Authority
23rd September 2011 1
MMRDA Established in 1975 under MMRDA Act,1974 for Planning, coordinating and supervising the proper, orderly and rapid development of the areas in the region and executing plans, projects and schemes for such
development,
and
to
provide
for
matters
connected therewith.
2
MUMBAI METROPOLITAN REGION
Vasai-Virar
Area
4355 sq.km.
Population
1.92 Cr (2001)
Districts in MMR
1. 2. 3. 4.
Mumbai Suburban Thane Raigad
Corporations in MMR
1. 2. 3. 4. 5. 6. 7. 8.
Greater Mumbai Thane Navi Mumbai Ulhas Nagar Kalyan-Dombivali Mira Bhayandar Bhiwandi- Nizampur Vasai-Virar
Municipal Councils in MMR
1. 2. 3. 4. 5. 6. 7. 8. 9.
Ambernath Kulgaon-Badlapur Alibaug Pen Uran Matheran Hill Station Panvel Karjat Khopoli
Villages
1000
Urbanisation
94% Urban Population 6% Rural Population
Thane Dist. Bhiwandi
Mira-Bhayander Suburban Dist.
Thane
Kalyan Ambernath
Ulhasnagar
Navi Mumbai Badlapur
Mumbai
Panvel
Raigad Dist.
Uran
Matheran
Karjat
Khopoli Pen Alibag
3
MMR – Population and Employment
Base Year (2005) Total population
:
20.80 millions
Total Employment
:
07.60 millions
Pop (m) Mumbai Rest of region
Employ (m)
12.86
4.7
7.94
2.9
4
Regional Plan 1966-2011 Land-use
Vasai
Thane
Kalyan
Navi Mumbai
Mumbai
--------------------------------------------------Use Area in sq.km. % age --------------------------------------------------U1 Zone 791 19 U2 Zone 217 5 I Zone 129 3 G1 Zone 1350 32 G2 Zone 303 7 Forest 976 23 Wetlands 116 3 Others 231 5 --------------------------------------------------Total Area 4355 100 ---------------------------------------------------
5
5
Role of MMRDA Regional Planning Authority for MMR Special Planning Authority for certain notified areas within MMR. Development Financing Agency for ULBs within MMR. Nodal Agency for Centrally Sponsored Schemes. Co-ordination Agency for Infrastructure Projects implemented by different agencies. Implementing Agency for various infrastructure projects within MMR with Transport Infrastructure as the primary focus.
6
Special Planning Authority
In Mumbai Dist. :
Bandra-Kurla Complex
Backbay Reclamation Scheme
Oshiwara District Centre
Wadala Truck Terminal
International airport
In Thane Dist. :
Ambernath-Badlapur surrounding area,
27 villages excluded from KDMC,
51 villages notified around Bhivandi,
Gorai-Manori-Uttan notified area
7
Mumbai : the ‘Financial Hub’ of India
• Commercial and financial capital of India • Generates 5% of India’s GDP • Contributes over 1/3rd of India’s tax revenues • 2 ports in Mumbai handle 1/3rd of the country’s total foreign trade • Caters to about 38% and 26% of international and domestic air traffic respectively • Contributes over US$ 111 m annually as taxes to Central Government
8
MMRDA - Constitution Authority (1- Chairman,16 Members and 11 invitees) Chairman : Minister for Urban Development Department Members 1. Minister of Housing 2. Minister of State for Urban Development 3. MLC 4. Mayor of Mumbai 5. Chairman, Standing Committee, MCGM 6. Councillor, MCGM 7. Councillor, MCGM 8. Councillor, MCGM 9. M.L.A. 10. M.L.A. 11. Chief Secretary, Government of Maharashtra 12. Principal Secretary, UDD 13. Municipal Commissioner, MCGM 14. Secretary, Housing Department 15. Managing Director, CIDCO 16. Metropolitan Commissioner, MMRDA
Invitees Members 1. Mayor, Thane Municipal Corporation 2. Mayor, Navi Mumbai Municipal Corporation 3. Mayor, Kalyan Dombivali Municipal Corporation 4. President, Khopoli Municipal Council 5. President, Karjat Municipal Council 6. President, Pen Municipal Council 7. President Thane Zilla Parishad 8. President, Raigad Zilla Parishad 9. Secretary, UDD 10. Managing Director, MSRDC 11. Secretary, General Administration Department
9
MMRDA - Constitution Executive Committee ( Chairman – 1,Members - 8 and 4 invitees) Chairman : Chief Secretary, Government of Maharashtra
Members
Invitees
1. 2. 3. 4. 5.
1. Secretary, UDD 2. Principal Secretary (Industries) 3. Secretary, Environment 4. Secretary (Special Project), G.A.D.
Expert Member Expert Member Expert Member Principal Secretary, UDD Municipal Commissioner, MCGM 6. Secretary, housing Department 7. Managing Director, CIDCO 8. Metropolitan Commissioner
10
Projects under MMRDA Sr No
Name of the Projects
1
MUMBAI METRO RAIL PROJECT
2
MUMBAI MONO RAIL PROJECT
3
RENTAL HOUSING
4
INNOVATION PARK
5
MUMBAI URBAN TRANSPORT PROJECT – (MUTP) Rail and Road Component, BEST Component, ATC, Pedestrian Subways
6
MUMBAI URBAN INFRASTRUCTURE PROJECT – (MUIP ) Road, Flyovers, Pedestrian Subways & FOBs, ROBs, Elevated Road
7
REDEVELOPMENT OF NARIMAN POINT
8
SKYWALKS
9
MUMBAIL TRANS HARBOUR LINK
10
MULTI MODAL CORRIDORS
11
Projects under MMRDA Sr No
Name of the Projects
11
REGIONAL LANDFILL SITES & E-WASTE
12
NIRMAL MMR ABHIYAN
13
WATER TRANSPORT CELL (RO-RO)
14
WATER RESOURCES
15
POWER GENERATION
16
FUNICULAR RAILWAY AT MATHERAN
17
GORAI-MANORI-UTTAN NOTIFIED AREA
18
TREE PLANTATION & WATER CONSERVATION
19
MITHI RIVER DEVELOPMENT PROJECT – (MRDP )
20
WADALA TRUCK TERMINUS & ISBT
21
NATIONAL MASS TRANSIT TRAINING & RESEARCH INSTITUTE
22
RESETTLEMENT & REHABILITATION
12
Projects under MMRDA
Sr No
Name of the Projects
23
REFURBISHING MARINE DRIVE
24
GROWTH CENTERS
25
BACKBAY RECLAMATION
26
MUMBAI INTERNATIONAL AIRPORT NOTIFIED AREA
27
BANDRA-KURLA COMPLEX
28
OSHIWARA DISTRICT CENTER
29
PROJECTS UNDER JNNURM
30
HERITAGE & ENVIRONMENT
31
COMMUNITY FACILITATION CENTRES
32
COMPREHENSIVE TRANSPORTATION STUDY
33
ISSUES FOR CONSIDERATION
13
URBANISATION – GROWTH PROJECTION
India Total Population Urban Population % Urban to Total Maharashtra Total Population Urban Population % Urban to Total MMR Total Population Urban Population % Urban to Total
2001
2031
-
102.7 Cr. 28.53 Cr. 27.78%
144.98 Cr. 51.70 Cr. 35.60 %
-
9.67 Cr. 4.10 Cr. 42.39%
13.81 Cr. 9.20 Cr. 66.61 %
1.92 Cr. 1.80 Cr. 93.50%
3.40 Cr. 3.20 Cr. 98 -100%
-
-
14
HOUSING IN MMR : SHORTAGE , DEMAND & SUPPLY
In Mumbai, an estimated 60% of pop lives in slums. Slum pop in MMR (2011) - 1 Cr. No of houses required - 20,00,000 (Family size - 5 ) Slumless MMR : 2011- 2031 - 20 years (Backlog Removal ) Slumless MMR : Housing demand - 1 lakh/ year
Total Housing Demand : MMR
Slumless MMR : POP Growth + Migration : Total : Rental Housing: (MMRDA)
-
100,000 / year 50,000 / year (EWS/LIG) 150,000 / year 1 lakh / year
15
HOMES FOR ALL
Mah Chamber of Hsg Industry (MCHI) and GoM signed Joint Declaration on 28.4.2010 to construct 5 lakh houses in 5 years.
Govt constitutes committee under Chairmanship of Hon’ble Chief Secretary to supervise the set objectives such as single window clearance etc.
Immediate target of MMRDA - 1 lakh houses /year ( for 5 years)
16
MAHARASHTRA STATE HOUSING POLICY 2007
Objective : To facilitate affordable housing to the poor on ownership or rental basis.
Relevant Features :
Role of private sector in Rental Housing.
Incentivize Rental Housing through higher Floor Space Index (FSI).
17
RENTAL HOUSING - GOM DIRECTIVES
MMRDA - Project Implementing Agency (PIA) Metropolitan Commissioner, MMRDA - Chief Executive Officer (CEO)
Rental Housing - Vital Public Purpose Project Slum Prevention Program as against Slum Rehabilitation Scheme
Directives
- for ULB’s
- Aug 2008
onwards Notification - for U1 & U2 zones of MMR - Nov 26 ,2008 18
RENTAL HOUSING SCHEME - OBJECTIVE
To make available a self-contained dwelling unit of 160 sq.ft. (14.86 sqmt ) carpet area on leave and license basis in the Mumbai Metropolitan Region within the financial reach of Economically Weaker Section (EWS) and Low Income Group (LIG) i.e at an affordable rent of Rs. 800 to 1500 per month and thus achieve inclusive growth in the region. 19
RENTAL HOUSING - ELIGIBILITY CRITERIA 1. The allottee under the project shall have employment / self employment business within MMR and minimum family income of the allottee shall be Rs. 5000/- per month.
2. The allottee and his family member shall not own any house in Mumbai Metropolitan Region.
3. The allottee shall be continuously residing in the State of Maharashtra for at least 15 years before the date of application for rental housing. (as per modification in respect of rental housing DCR for MMR dated 04/06/09)
4. The allotment shall be made in the joint name of spouse if married.
Typical RENTAL HOUSING UNIT
Carpet Area: 14.86 sq.m (160.00 sq.ft) Built-up Area: 18.00 sq.m (193.00 sq.ft) 20
DEVELOPMENT MODELS Sr No
Applicable to ULBs
Type of Model
Total FSI
Componen t for Rental Housing
Component for Developer
1
Municipal Councils of Karjat, Pen, Uran, Alibagh and Khopoli. Municipal Corporations of Thane, Kalyan-Dombivali, Mira-Bhayander, Bhiwandi-Nizampur, and Special Planning Authority Areas at Vasai-Virar Subregion, and Ambernath, Kulgaon, Badlapur and Surrounding Notified Area, and Municipal Council of Panvel and Urbanisable Zone-1 (U1) and Urbanisable Zone-2 (U2) within Mumbai Metropolitan Region
Model-1 (FSI MODEL) (Private Land)
4 FSI
1.00 FSI with 25% appt. Land (15 % commercial )
3.00 FSI (15 % commercial )
2
Municipal Corporations of Greater Mumbai, Thane, Kalyan-Dombivali, Mira-Bhayander, Bhiwandi-Nizampur, and Special Planning Authority Areas at Vasai-Virar Subregion, and Ambernath, Kulgaon, Badlapur and Surrounding Notified Area, and Municipal Council of Panvel
Model-2 (TDR MODEL) (Private Land)
3 FSI
3.00 FSI* of total land (100% land)
TDR $ equivalent to plot area for land/ Land TDR
Construction of Rental Housing on any unencumbered lands vested with MMRDA# in Mumbai Metropolitan Region
Model-3 (MMRDA LAND)
4 FSI
3
+ Construction TDR of 1.33 X 3 (FSI of Rental Housing) Construction TDR
3 FSI: Rental Housing 1 FSI: Commercial (to be developed by MMRDA) (100% land)
Note: FSI*-Floor Space Index, TDR$ - Transferable Development Right, MMRDA# -Mumbai Metropolitan Region Development Authority
21
MODEL-1: TDR is applicable ( FSI 3.00 ) 1
Area of land in sq.m.
A
10,000
2
FSI for Rental Housing
B
3.0 FSI
3
Built-up Area of Rental Housing in sq.m.
AXB=C
30,000 (1667 units)
4
Total built-up area of Rental Housing in sq.m. including balwadi, amenity, staircase, passage etc.
1.3XC=D
39,000
5
Rate of Construction of Rental Housing
E
Rs.10,000/sq.m.
6
Cost of construction
DXE=F
Rs.39,00,00,000
7
Rate of land (Assumed Rs 930/Sq.ft.)
G
Rs.10,000/sq.m.
8
Cost of land
AXG=H
Rs. 10,00,00,000
9
Cost to developer
F+H=I
Rs. 49,00,00,000
10
Total TDR (Land TDR + Construction TDR)
A+1.33D=J
61870 sq.m
11
Market Rate of TDR
K
Rs.10000/sq.m.
12
Value of TDR
JXK=L
Rs.61,87,00,000
L-I=M
Rs.12,87,00,000
Costing
Recovery
Surplus
22
MODEL-2: TDR not applicable ( FSI 4.00 ) 1
Area of land in sq.m.
A
10,000
2
FSI for Rental Housing
B
1.0 FSI
3
Built-up Area of Rental Housing in sq.m.
AXB
10000 (555 Units)
4
Total built-up area of Rental Housing in sq.m. including balwadi, amenity, staircase, passage etc.
1.3XAXB=C
13,000
5
FSI for Private Housing (Maximum 75% land)
D
3.0 FSI
6
Total built-up area of Private Housing in sq.m. including, amenity, staircase, passage etc.
1.3XAXD=E
39,000
7
Rate of Construction
F
Rs.10,000/sq.m.
8
Cost of construction of Rental Housing
CXF=G
Rs.13,00,00,000
9
Cost of construction of Private Housing
EXF=H
Rs.39,00,00,000
10
Rate of land (Assumed Rs 150/Sq.ft.)
I
Rs.15,00/sq.m.
11
Cost of land
AXI=J
Rs. 15,00,00,00
Cost to developer
G+H+J=K
Rs. 53,50,00,000
12
Rate of sale of Private Housing (Assumed Rs 1394/sq.ft)
L
Rs.15000/sq.m.
13
Sale Recovery
EXL=M
Rs.58,50,00,000
M-K
Rs (50,000,000)
(Minimum 25% land)
Costing
Recovery
Surplus
Viability gap may be required to make project viable in certain locations
23
MODEL-3: MMRDA LAND ( FSI 4.00 ) 1
Area of land in sq.m.
A
10,000
2
FSI for Rental Housing
B
3.0 FSI
3
Built-up Area of Rental Housing in sq.m.
AxB
30,000 (1667 Units)
4
Total built-up area of Rental Housing in sq.m. including balwadi, amenity, staircase, passage etc.
1.3XAXB=C
39,000
5
FSI for Commercial
D
1.0 FSI
6
Total built-up area of Commercial including, amenity, staircase, passage etc.
1.3XAXD=E
13,000
7
Cost of land
Government land
8
Rate of Construction
F
Rs.10,000/sq.m.
9
Cost of construction of Rental Housing
CXF=G
Rs.39,00,00,000
10
Cost of construction of Commercial
EXF=H
Rs.13,00,00,000
11
Cost to developer
G+H=I
Rs. 52,00,00,000
12
Rate of sale of Commercial Area (Assume Rs.4648/sq.ft)
J
Rs.50,000/sq.m.
13
Sale Recovery
EXJ=K
Rs.65,00,00,000
K-I
Rs.13,00,00,000
Costing
Recovery
Surplus
24
RENTAL HOUSING PROPOSALS - CURRENT STATUS
1
Total Rental Housing Proposals
204
894,360
Active Proposals
151
472,454
50
255,493
In Principle Locational Clearance Granted by MMRDA I
LC Alive
37
85,646
ii
LC Cancelled by MMRDA
10
166,735
iii
LC Stayed by MMRDA
2
2,946
iv
LC Granted but Proposal Withdrawn by Applicant
1
166
2
Proposals Under Scrutiny at MMRDA
8
7,673
3
Document Asked by MMRDA
43
109,487
4
ULC Affected proposals to be cleared as per Govt. GR dated 25/08/2011.
21
51,174
28
47,976
1
651
53
421,906
5 6
Proposals from 27 Villages in Kalyan at MMRDA SPA: Awaiting DP Publication Proposals from 51 Villages in Bhiwandi at MMRDA SPA : Awaiting DP Publication Closed Proposals
25
SUMMARY – LC Granted till date
Sr. No.
Status
Thane District
Raigad District
Total
Proposals
RHUs
Proposals
RHUs
Proposals
RHUs
1
CC Granted
12
15,659
5
16,756
17
32,415
2
CC Pending
22
142,070
7
26,856
29
168,926
3
Not applied for CC
3
38,369
1
15,783
4
54,152
TOTAL
37
196,098
13
59,395
50
255,493
• VVMC • SRZ & LDZ 26
RENTAL HOUSING PROPOSALS – Location spread Sr. No.
Name of ULB
No. of Cases
No. of RHUs
1
Raigad District
13
2
Vasai-Virar Municipal Corporation
4
113,598
3
CIDCO (SPA)
1
10,115
4
Kalyan Dombivali Municipal Corporation
2
36,029
5
Thane Municipal Corporation
17
22,177
6
MMRDA (SPA)
5
8,278
7
Mira Bhayendar Municipal Corporation
7
5,036
8
Ulhasnagar Municipal Corporation
1
378
TOTAL
50
255,493
58,301
27
RENTAL HOUSING - ASSET VALUATION Asset Creation from 2.55 Lakh RHU Sr. No. i. ii. iii. iv. v.
vi.
Particulars F.S.I. Size of Each Unit Locational Clearance Granted proposals No. of Housing units. Construction Rate : a. For U1 U2 area b. For Corporation areas Const Cost: a. For U1 U2 areas
b. For Corporation areas
Total Const Cost
vii.
Rental Housing
Free Sale Housing
1 20 sq.m. each 50 Nos.
3 60 sq.m. each.
2,55,493 Nos.
2,53,142 Nos.
Rs. 10,000/ sq. m. Rs. 15,000/ sq. m.
Rs. 15,000 / sq. m. Rs. 20,000 / sq. m.
20 sq. m(i.e. 1 unit) x Rs. 10,000 Rs. 2,00,000/- per unit 67,476 RHUs x 2,00,000 Approx. Rs. 1,349Crores 20 sq. m(i.e. 1 unit) x Rs. 15,000 Rs. 3,00,000/- per unit 1,88,017 RHUs x 3,00,000 Approx. Rs. 5,640Crores Approx Rs. 6,988 Crores
60 sq. m(i.e. 1 unit) x Rs. 15,000 Rs. 9,00,000/- per unit 66,855 RHUs x 9,00,000 Approx. Rs. 6,017 Crores 60 sq. m(i.e. 1 unit) x Rs. 20,000 Rs. 12,00,000/- per unit 1,86,287 RHUs x 12,00,000 Approx. Rs. 22,354 Crores Approx Rs. 28,356 Crores
20 sq. m ( i.e. 1 unit ) x Rs. 25,000 Rs. 5,00,000 /- per unit 67,476 RHUs x 5,00,000 Approx. Rs. 3,373 Crores 20 sq. m ( i.e. 1 unit ) x Rs. 35,000 Rs. 7,00,000 /- per unit 1,88,017 RHUs x 7,00,000 Approx. Rs. 13,161Crores
60 sq. m ( i.e. 1 unit ) x Rs. 35,000 Rs. 21,00,000 /- per unit 66,855 RHUs x 21,00,000 Approx. Rs. 14,039 Crores 60 sq. m ( i.e. 1 unit ) x Rs. 50,000 Rs. 21,00,000 /- per unit 1,86,287 RHUs x 21,00,000 Approx. Rs. 39,120Crores
Approx Rs. 16,535 Crores
Approx Rs. 53,156 Crores
Market Value: a. For U1 U2 limit
b. For Corporation areas
Total Market Value @ Market rate
28
RENTAL HOUSING : Rent collection Rent collection from 2.55 Lakh RHU’s Particulars
Rent Collection
Projected Rent Collection For Corporation areas (Unit Rent – Rs 1500/- Month)
For U1 U2 Zone within Thane District. (Unit Rent – Rs 1500/- Month)
For U1U2 Zone within Raigad District.
12 x 1500 x 1,88,017 =
Appx. Rs 338.43 Cr
12 x 1500 x 8081
=
Appx. Rs 14.54
Cr
12 x 1000 x 59,395
=
Appx. Rs 71.27 Cr
(Unit Rent – Rs 1000/- Month)
Total 2.55 Lakh RH Units Appx. Rs. 424.25 Cr / year At 80 % Occupancy the Rent Collection is Appx.Rs. 339.40 Cr/year
29
RENTAL HOUSING - INFRASTRUCTURE CHARGE Sr. No. 1
2
3
GR Details
Infrastructure Charges in Rs/sq. mt for surplus BUA Private Land MMRDA Land 1000/900/GR dated 6th August, 2008 for Greater Mumbai-Suburbs (MMRDA to forward 90% (MMRDA to pay amount to MCGM and retain MCGM) 10% amount) st 500/450/GR dated 21 August, 2008 for Municipals Council’s of Karjat, (MMRDA to forward 90% (MMRDA to pay Pen, Uran, Alibagh and Khopoli amount to Concerned Concerned Planning Planning Authority and retain Authority i.e. 90% of Rs. 500/-) GR dated 4th November, 2008 for 10% amount) Thane, Kalyan-Dombivali, MiraBhayander, Bhiwandi-Nizampur and Special Planning Authority areas at Vasai-Virar subregion and Ambernath, Kulgaon, Badlapur & surrounding notified area and Municipal Council of Panvel NA GR dated 26th November, 2008 250/for U1 and U2 Zones in MMR. 30
INFRASTRUCTURE CHARGES - COLLECTION Infrastructure charge collection from 2.55 Lakh Rental Housing Units
Sr. Location No.
FSI Permis Total BUA BUA Off Site sible Addl. BUA Net Plot Permissibl under Infra No. of as per 40 % area Rental Diff In BUA e as per Exempted Charges Proposals MMR MMR DCR / Housing in FSI Rs/ Sq. Mt. DCR / Local DCR Scheme Local DCR
Off site Infr. Amount
Areas in sqmt 1
2
3
U1, U2
250/ Sq. mt.
18
1331585
0.4
Corporation 500/ Sq. mt. limit
32
3734788
1
0
0
1
Council limit
Total
500/ Sq. mt.
50
532634.06 5326341 6657925.80
6125291.74
153.13 Crores
3734787.67 14939151 18673938.35 14939150.68 746.95 Crores
0
0
0
0
0
900.09 Crores
MMRDA shall arrange for offsite infra in U1 U2 areas and within ULB’s to the extent possible and feasible 31
QUALITY CONTROL AND MAINTENANCE
QUALITY CONTROL – Specifications of rental hsg. prescribed by MMRDA , MMRDA engineers supervise construction , PMC in place shortly.
MAINTENANCE – Assuming Rs 3 per sqft as maintenance cost the total maintenance cost per unit will be about Rs 500/month and for 2.55 lakh rental units whose applications are cleared in principle by MMRDA The rent collection projected is Rs 424.25 cr ( Rs 339.40 cr at 80 % Occupancy ) While maintenance cost is Rs 147 cr . It is modest surplus assuming vacancy and rent evasion , moreover The market value of the asset is Rs 16,535 crores which could be leveraged in several financial models in management As on date offsite infra collection by MMRDA is Rs 3 cr .
32
EMPANELLED LIST OF PMCs FOR RHS
Sr. No.
PANEL-I
PANEL-II
PANEL-III
(Upto 1,000 RHUs or BUA upto 20,000 Sqmt.)
(For 1,001 to 5,000 RHUs or BUA 20,001 to 100,000 Sqmt.)
(Above 5,000 RHUs or BUA more than 100,000 Sqmt.)
Name of Consultant
1 2 3
Master & Associates M/s Wapcos Limited Magus Consulting Pvt. Ltd.
4
Frischmann Prabhu (India) Pvt. Ltd.
5 6 7
Shashi Prabhu and Associates C.N. A. Architects The Louis Berger Group Inc.
8
Patwardhan and Associates
9 10 11 12
Kalayojan Architects M/s SGS India Pvt. Ltd Ar/En. Vijay B. Sambrekar SC Techno Consultants Pvt. Ltd.
13 14
Urban Pandit Architects & Consultants LLP. Dipak D. Kulkarni
Sr. Name of Consultant No. 1 M/s Mukesh & Associates
Sr. No.
Name of Consultant
1
Shrikande Consultant Pvt. Ltd
2
Master & Associates
3
Shrikande Consultants pvt.Ltd. Wapcos Limited
2
Mukesh and Associates
3
Wapcos Limited
Epicons Consultants Pvt. Ltd. Patwardhan and Associates
4
Louis Berger Group Inc.
5
Frischmann Prabhu (India) Pvt. Ltd.
6
Pentacle Consultants (I) Pvt. Ltd Shashi Prabhu and Associates
10
Frischmann Prabhu (India) Pvt. Ltd. Shashi Prabhu and Associates SNC - Lavalin Infrastructure Pvt. Ltd. The Louis Berger Group Inc
11
C.N.A. Architects
12 13
M/s SGS India Pvt. Ltd. Magus Consulting Pvt. Ltd
14
Monarch & Surveyors & Engg. Consultant Pvt. Ltd.
4 5 6 7 8 9
7 8
SNC - Lavalin infrastructure Pvt. Ltd.
9
Consulting Engineering Services (India) Pvt. Ltd.
10
Magus Consulting Pvt. Ltd.
11
SGS India Pvt.Ltd.
33
ALLOTMENT AND MANAGEMENT
ALLOTTMENT – MMRDA will adopt online lottery system and success stories of MHADA will be replicated and improvesided to make it applicant friendly
MANAGEMENT – VARIOUS MODELS INCLUDING PPP, OUTSOURCING , JV , NGOs, ASSET MANAGEMENT COMPANIES, SPV , SECTION 25 COMPANY , ALMO (ARMS LENGTH MANAGEMENT ORG ) WILL BE FOLLOWED
34
PROJECTS
M/s Neelkamal Realtors Suburban Pvt. Ltd. M/s Ackruti Mahajanwadi, Thane (2675 RHUs) Majiwade, Thane (1114 RHUs)
M/s Dosti Corporation Panch Pakhadi, Thane ( 1448 RHUs)
M/s Lucina Land Dev. Ltd. Kon, Panvel (5274 RHUs)
M/s Friends Development Chitalsar Manpada, Thane (1211 RHUs)
35
PROJECTS
M/s Cheda and Cheda Enterprises Naupada, Thane (113 RHUs)
M/s Cow Town Land Pvt. Ltd. Mira Road, Thane ( 635 RHUs)
M/s Magestic Premises Pvt. Ltd. Panchpakhadi, Thane (105 RHUs)
M/s Supreme Parivaar ( 5 Acre ) Rohinjan, Panvel (1019 RHUs)
M/s Adhiraj Construction Pvt. Ltd. Rohinjan, Panvel (4958 RHUs) 36
RENTAL HOUSING SCHEME: YEAR WISE COMPLETION PROGRAM Sr. No.
1 2 3 4 5 6 7 8 9 10 11
Name and Location of Rental Housing Scheme
2011
2012
2013
2014
Total No. of RHUs
2015
Dec
Jun
Dec
Jun
Dec
Jun
Dec
Jun
Dec
M/s Neelkamal Realtors Suburban Pvt. Ltd, 600 Mahajanwadi, Thane (8 bldgs.) M/s Ackruti (M/s Asiatic Gases) Majiwade, Thane (5 bldgs.) M/s Lucina Land Dev. Pvt. Ltd. 215 Kon, Panvel (12 bldgs.) 1448 M/s Dosti Corporation Panchpakhadi, Thane (4bldgs.) M/s Friends Development Chitalsar Manpada, Thane (5 bldgs.) M/s Cheda and Cheda Enterp. Naupada, Thane (1bldgs) M/s Magestic Premises Pvt. Ltd. Panchpakhadi, Thane (1 bldgs) M/s Cow Town Land Dev. Pvt. Ltd. Mira Road, Thane (1 bldgs) M/s Supreme Parivaar ( 5 Acre ) Rohinjan, Panvel (1 bldgs) M/s Supreme Parivaar ( 15 Acre ) Rohinjan, Panvel M/s Adhiraj Constructions Pvt. Ltd. Rohinjan, Panvel (8 bldgs) Total 2263
840
520
385
330
-
-
-
-
2675
300
329
250
235
-
-
-
-
1114
2511
2050
498
-
-
-
-
-
5274
-
-
-
-
-
-
1448
400
811
-
-
-
-
-
-
1211
-
-
113
-
-
-
-
-
113
-
105
-
-
-
-
-
-
105
-
-
300
335
-
-
-
-
635
-
-
500
519
-
-
-
-
1019
-
-
-
-
-
1000
1000
776
2776
-
-
700
800
1000
1000
1000
458
4958
4051
3815
2746
2219
1000
3776
1000
458
21328
37
Sample Rental Unit : M/s Dosti Corporation, Panchpakhadi, Thane
38
Sample Rental Unit : M/s Neelkamal Realtors Suburban Pvt. Ltd, Mahajanwadi, Thane
39
FORMATION OF COMMITTEE FOR IMPLEMENTATION OF RHS
Urban Development Department vide Notification dated 08/09/2011 has constituted committee to look into the issues in detail addressed by MMRDA vide its letter dated 03/06/2009 and to submit its report to Govt. The members of the Committee are as follows :Metropolitan Commissioner, MMRDA
Chairman
Addl. Metropolitan Commissioner, MMRDA
Member
Vice President, MHADA
Member
Chief Executive Officer, SRA, Mumbai
Member
Municipal Commissioner, Thane Municipal Commissioner
Member
Municipal Commissioner, Mira Bhayandar Municipal Commissioner
Member
Chief Engineer, (DP) Brihan Mumbai Municipal Commissioner
Member
Dy. Director of Town Planning, Kokan Division
MemberSecretary 40
CLARIFICATIONS /MODIFICATIONS Nomenclature to be changed from “Rental” 13 to “Affordable” 14 15 Definition of Rental Housing Unit 16 17 18 Release of FSI Procedures for Developing Rental Housing 19 Scheme
Development Charge, infrastructure charge, scrutiny fee Parking Property tax Deemed NA conversion Stamp Duty Relocation of reservations within layout Tree cutting permission
5 6
Development of Amenities Gross Plot Area
20
Environmental Clearance ( SEAC) (SEIAA)
7
Clubbing of the Land Parcels of the same owner Development in NDZ Areas Residual Plot to have 3 FSI
21
Concessions in open space and Height relaxation Local DCR Applicability
1
2 3 4
8 9 10
22
Application of scheme in NMMC Area and MIDC Area 23
11
Issue of Ordinance to empower MMRDA – Single Window Clearance
12
In U1 U2 areas FSI 1:3 to have an alternative of UPTO 4
24
Staircase/Passage to be counted in FSI for RH but to be exempted in Free Sale 15% commercial of MMRDA to be cancelled
41
Options for Managing Rental Housing Stock
42
MUMBAI RENTAL MANAGEMENT OPTIONS
WHO IS HOMELESS INTERNATIONAL?
UK based Non-profit agency founded by UK Housing Social Housing Sector in 1987 to improve housing conditions for poor communities internationally.
HI’s focus is to support the development of local institutions to achieve this
HI Has been supporting Indian partner since 1988
WHAT ARE THE INTERESTS OF HOMELESS INTERNATIONAL?
HI seeks to encourage rental housing in India and other countries
HI has access to a wealth of experience and expertise in the development and management of rental housing
HI considers the MMRDA rental initiative as a strategic and desires to provide support
HI has no commercial interest 43
MUMBAI RENTAL MANAGEMENT OPTIONS
PURPOSE OF THE MOU To develop and pilot a Special Purpose Vehicle (SPV) suitable to Mumbai for managing and maintaining affordable rental housing for low income families currently living in informal settlements, in rental stock currently being constructed for the MMRDA KEY CONSIDERATIONS Homeless International is support the MMRDA in the following areas:
Legal
Business Planning
Housing Management
Policy Regulatory Matters
Housing Finance and Viability
Organisational Development, Capacity Building and Training
44
MUMBAI RENTAL MANAGEMENT OPTIONS
SPV MODEL ASSESSMENT AREAS: Legal Aspects: Corporate non-profit Status Contractual Agreements with MMRDA Tenure Arrangements/ Agreements Enforcement Regulations Allocations Procedures
Business Planning:
Target Setting Service Planning Outline initial costs and benefits Information Flows IT models and systems Co-ordination
Housing Management:
Policy/Regulatory Matters: Allocations Delegated Authority/ Reporting to Rent collection Regulator Day to day and planned maintenance Regulator responsibilities Disputes Rent Setting Services Arrears management Contract Enforcement/ Evictions Allocations Service Standards Maintenance Procedures Housing Finance/ Business Viability Insurance Financial Models Budgeting & Cashflow Housing Finance Organisational Dev. and Training Banking Competency Areas Job Descriptions Recruitment and Training Governance Procedures Conflict of interest regime
45
MUMBAI RENTAL MANAGEMENT OPTIONS
UK MODELS BE CONSIDERED Discussions in Mumbai and London considered the following models operational in the UK for adaptation to Mumbai: Independent, private, for Profit Company provides management, maintenance and rental collection services for Local Authority on tendered/contract basis
1. Facilities
Management
Model:
2. Arms Length Management Organisation: Not-for-profit company set up/owned up by Local Authority to manage housing stock.
Ownership of stock stays with Local Authority 3. Housing Association (Management): Non-Profit (Section 25) Company
managed by independent board of directors leases stock from Local Authority and manages and maintains independently/ under regulated conditions 4. Housing Association (Management + Development): Same as above
except HA purchases stock from Local Authority and develops new stock with bank finance (Dominant UK Model) 46
Developer Housing Units built and transferred to MMRDA
Management Contract secured through Public Tender to manage Stock and Collect Rents
For Profit Company providing management, maintenance and rental collection
Facilities Management Company
MMRDA
Rental Payments collected by FMA for MMRDA
Allocations Agency Tenants selected through Lottery Process
Tenants
MODEL 1 FACILITIES MANAGEMENT CONTRACT
47
Developer Regulatory Agency
Housing Units built and transferred to MMRDA
Monitoring and scrutiny
ALMO = Not-for-profit company set up/owned up by MMRDA to manage housing stock. Ownership of stock stays with MMRDA
ALMO
MMRDA
Rental payments made to ALMO
Allocations Agency Tenants selected through Lottery Process
Tenants
MODEL 2
ARMS LENGTH MANAGEMENT ORG (ALMO)
48
Developer Housing Units built and transferred to MMRDA
Regulatory Agency Monitoring and Scrutiny
Housing Association = NonProfit/Section 25 Company managed by independent Board subject to MMRDA consent
HOUSING ASSOCIATION
MMRDA
MMRDA Leases Units to Housing Association with conditions of lease premium , rent fixation etc **
Rental Payments to Housing Association for maint. Units
Allocations Agency Tenants selected through Lottery Process
Tenants
MODEL 3 HOUSING ASSOCIATION (LEASE)
49
Developer
BANK
Housing Units built and transferred to MMRDA
Regulatory Agency
Bank finances purchase of Units from MMRDA
Monitoring and Scrutiny
HOUSING ASSOCIATION
MMRDA
MMRDA Sells Units to Housing Association with conditions **
Allocations Agency
** Regulator
Tenants selected through Lottery Process
Tenants
can reclaim housing units if there is breech in use conditions
Rental Payments to Housing Association for maintaining units HA uses rental surpluses and loans to construct additional units for low income families
MODEL 4
HOUSING ASSOCIATION (SALE)
50
UK SUPPORT FOR HOMELESS INTERNATIONAL MOU WITH MMRDA: UK Governmental Regulatory and Representative Bodies: Government Agency for Developing Social Housing
Housing Management Organisations and Expertise: Largest and Oldest (100 Years + Housing Group
Government Agency for Regulating Social Housing Organisations
Large Housing Group
Trade Body representing 1300 Housing Associations
Large Housing Group
Chartered Institute Housing representing 22000 Housing Professionals
Large Housing Group
Trade Body representing ALMOS
HOMELESS INTERNATIONAL SUPPORTING ORGANISATIONS
Pre-eminent Legal firm in UK responsible for Housing Policy and Regulation 51
THANK YOU
52