draft guja

Gujarat Slum Rehabilitation & Affordable

Housing Policy - 2011

Gujarat Slum Rehabilitation & Affordable Housing Policy - 2011

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Urban Development and Urban Housing Department, Sachivalaya, Gandhinagar

Contents

1. Preamble: ........................................................................................................................ 3

2. Policy objectives: ........................................................................................................... 5

3. Short title, extent and commencement: .......................................................................... 5

4. Definitions: ..................................................................................................................... 5

5. Public housing project on public land: ........................................................................... 6

6. Public housing project on private land: .......................................................................... 7

7. Compensatory FSI: ......................................................................................................... 8

8. Rehabilitation of the slum: ............................................................................................. 8

9. Finance, EMI: ............................................................................................................... 10

10. Shelter fund: ................................................................................................................. 11

11. Allotment: ..................................................................................................................... 11

12. Responsibility of the developer: ................................................................................... 12

13. Safety and quality control: ........................................................................................... 12

14. Effect of other zones and regulations: .......................................................................... 13

15. External development charges: .................................................................................... 13

16. Grant of any permission: .............................................................................................. 13

17. Interpretation: ............................................................................................................... 13

18. Grievance redressal: ..................................................................................................... 13

19. Annexure-1 Development requirements ...................................................................... 14

20. Annexure-2 compensatory fsi ...................................................................................... 17

21. Annexure-3 Various charges proposed to be levied to create shelter fund .................. 20

22. Annexure 4 flow chart for processing and approval of proposals by the developer .... 21


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23. Annexure 5 Maximum prices, at which the competent authority shall allot the dwelling units .................................................................................................. 23

24. Annexure- 6(a) Specifications for EWS/ LIG .............................................................. 24

25. Annexure- 6(b) Specifications for MIG ...................................................................... 25


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1. PREAMBLE:

Housing has been recognized as a basic human need. Several Initiatives at the centre and state levels have focused on “housing” as an integral part of the growth process. Housing is known to have multiple linkages with the rest of the economy and investments in housing have composed impact in the region and on the broader economy. Housing initiatives must be viewed in the background of the overall economic development and the needs of the people. An assessment of the magnitude and nature of housing shortage in the state will determine the nature of policy prescriptions and policy interventions. Good and timely policy prescriptions help in establishing a well-functioning and sustainable housing market. The Housing Policy for the state Gujarat will expect to serve the larger overarching goal of “Housing for All”.

Gujarat is the seventh largest state in area and tenth largest in population. Ahmedabad is one of the fastest growing cities with a population of over 3.5 million as per 2001 census. The fast growing urbanization has also witnessed significant shift and changes in the occupational profile of the people, including changes in the income and spending patterns, the capacity for contracting debts and resulting changes in housing demands. At the macro level, there is growing state wide demand for housing, housing finance, land availability and supporting infrastructure.

Urban Scenario:

Today, half the world’s population lives in urban areas. By 2050, 70% of the population will be urban. India has been witnessing massive urbanization but it is not rapid compared to many developing countries in Asia, Africa and Latin America. Over the five decades since independence, India’s population tripled from 350 million in 1947 to 1027 million in the year in 2001. During the same period, the urban population grew from 50 million to 285 million.

Gujarat accounts for 6% of the total geographical area of the country and around 5% of the country’s population. Gujarat is one of the Urbanised state of India with 38% share of urban population as compared to 27.78% share of urban population of India. During 1991-2001, Gujarat has witnessed a growth rate of 33% in urbanisation as compared to 21% in the country.


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Year Gujarat India

Urban Population (Millions)

Share of Urban population (%)

Decadal Growth Rates (%)

Urban Population. (Millions)

Share of Urban population (%)

Decadal Growth Rates (%)

1951 4.43 27.23 - 62.4 17.29 -

1961 5.31 25.74 19.64 78.9 18.00 26.44

1971 7.49 28.06 41.05 109.1 19.91 38.22

1981 10.60 31.10 41.52 159.5 23.70 46.23

1991 14.24 34.47 34.34 217.2 25.71 36.09

2001 18.93 37.36 32.94 285.4 27.78 21.35

Urban Housing:

Less than one third of India’s people live in cities and towns. These areas generate over two thirds of the country’s GDP and account for 90% of government revenues. Contribution of housing sector to GDP in the year 2003-2004 was 4.5% at current prices. Housing stock in 2001 was 51 million for 56 million urban households. The total housing shortage in India was about 24.71 million dwelling units in the year 2007. Amongst this 21.78 million dwelling units comprised were required for EWS (Economically Weaker Section) housing while 2.89 million dwelling units for LIG (Low Income Group). Total urban housing stock for pucca houses, semi-pucca houses and kutcha houses is 79%, 16% and 5% respectively in India.

Housing shortage in Gujarat is 1.66 million which is 6th rank in country. Total number of households in Gujarat is 9.6 cr. while in urban area is 3.8 cr. As per Census of India 2001 for Gujarat total urban housing stock for pucca houses, semi-pucca houses and kutcha houses is 87%, 10% and 3% respectively.

Need of Affordable Housing Policy for EWS & LIG:

Need for Gujarat Affordable Housing Policy arises from the growing requirements of shelter and related infrastructure as due to the change in economic and social environment, growing urbanization, mismatch in demand and supply of developed land and houses at affordable rates and inability of poorer sections of the population to have access to formal land markets and finances from financial institutions leading to a non-sustainable situation.


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2. POLICY OBJECTIVES:

(1) To reduce the housing shortage in the State, especially in EWS/LIG categories.

(2) To take up large scale construction of Affordable Housing (with focus on EWS & LIG housing.)

(3) To bring down the cost of EWS & LIG categories of houses to affordable limits.

(4) To promote investments in housing in Urban Sector on PPP Model.

(5) To involve Private developers in the construction of EWS/LIG categories of houses by offering various attractive incentives.

(6) To create Rental Housing as transit accommodation for migrants to urban areas, and

(7) To check creation of slums.

3. SHORT TITLE, EXTENT AND COMMENCEMENT:

(1) This Policy may be called the Gujarat Slum Rehabilitation and Affordable Housing Policy 2011.

(2) It extends to whole of the State of Gujarat.

(3) It shall come into force on such date as the State Government may, by notification in the Official Gazette, appoint.

4. DEFINITIONS:

(1) In this Regulation, unless the context otherwise requires, —

(a) “Applicant” means an occupier or owner intending to make an application for regularisation of unauthorised development under section 5;

(b) “Beneficiary” means any person who may receive benefits of any slum rehabilitation scheme under these regulations. Such beneficiary may include eligible slum dweller or any project affected person.

(c) “Competent Authority” means any person or persons or authority or authorities, authorized by the prescribed authority as the case may be, to perform such functions as may be specified under these regulations.

(d) “Development authority” means the Appropriate authority constituted under section 5 or section 6 or section 23 of Gujarat Act.

(e) “Slum dweller” means a person enlisted in the census of a slum notified by the development authority or the local authority on or before 1st December 2010.

(f) “GDCR” means the general development control regulations made under clause (m) of sub-section (2) of section 12 of the Gujarat Act;

(g) “Local authority” means the Municipal Corporation or the Nagarpalika.


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(h) “Public land” means any land of a local authority or the development authority which is in possession or acquired or owned or is available under the town planning scheme.

(i) “Private land” means any land other than public land;

(j) “Project Affected Person” means an eligible slum dweller occupying a part of any town planning scheme, road or development plan road or a part under road widening.

(k) “Slum” means and include: slums which are censuses or declared or notified by the municipal corporation or Nagarpalika;

(l) “Developer” means the owner or owners of the plot or Institute or Co-operative society or Company or Gujarat Houysing Board and similar organization or any developer permitted to develop by the competent authority.

(m) “Public housing” means the dwelling units for EWS or LIG or MIG or HIG and the facilities therein required to be provided on any land. Such public housing shall be handed over to the competent authority at free of cost.

(2) Words and expressions used in this regulation but not defined shall have the meaning as assigned to them in the Gujarat Act and the rules made there under.

5. PUBLIC HOUSING PROJECT ON PUBLIC LAND:

Any developer intending to develop public housing can develop either on public land or on private land and opt for any of the models below.

(1) Model-1

(a) The developer intending to develop any housing under this model shall bid for the cost of developing and the lowest bidder shall be eligible for the award of the project

(b) The competent authority shall, for any plot which it intends to develop, prepare a project report mentioning the conditions, the design, the specifications and the estimated cost. This project report shall be the basis for inviting the bids.

(c) The competent authority shall invite the developers to bid for the project and the lowest bidder shall be eligible for the award of the project.

(2) Model-2

(a) The competent authority shall, under this model, invite the developers to develop housing for a minimum FSI, for predefined specifications and planning norms, with specific conditions.

(b) The developer intending to develop any housing under this model shall be compensated by compensatory FSI only for development for the minimum FSI. The bidder shall bid for the project quoting the built-up area he would provide


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in addition to that required as per the minimum FSI.

(c) The competent authority shall, for any plot which it intends to develop, prepare a brief of the project stating the minimum FSI, the manner of getting the compensatory FSI, the design specifications, the planning norms to be adopted and conditions according to which the project is to be implemented. This project brief shall be the basis for bidding. The bidder quoting the highest built-up area shall be awarded the project.

(3) General conditions for both the models:

(a) For both the models the competent authority may for one or more plots advertise in groups, however the bidders shall apply for individual plots, clubbing of plots or interchange of FSI nothing shall be permitted.

(b) The competent authority shall for each plot or group of plots prequalify the bidders and arrange a pre-bid meeting.

(c) The developer shall be eligible for the compensatory FSI as prescribed in this policy.

(d) The competent authority, in model-1, while deriving the estimated cost, shall not include the cost of land.

(e) In Model-2 the developer shall be allowed for commercial, maximum upto 10% of the total built-up area which includes the minimum FSI and the additional built-up area he quotes.

6. PUBLIC HOUSING PROJECT ON PRIVATE LAND:

For public housing purposes, the development on any private land shall be regulated as under:

(1) Mandatory requirements:

(a) Any developer developing on a private land, for residential use, for more than 10 dwelling units and on a plot of minimum 3000 sqmts the developer shall have to construct minimum 5% of the total number of residential units for EWS houses and earmark for public housing and such houses shall be handed over to the competent authority at free of cost.

Provided that, if it is not feasible to develop such EWS dwelling units, the developer shall in lieu of not being able to develop such houses, pay to the authority an amount which shall be calculated at Rs 10000 per sqmts, or rates decided by the competent authority and for the built-up area of such dwelling units which could not be provided. Amount thus received shall be deposited in a Shelter fund.

(b) The developer shall construct such dwelling units as per the provisions in Annexure-6


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(2) Model-3

(a) Any developer intending to develop public housing on any private land owned or acquired development rights may apply to the competent authority in Form-1

(b) The developer shall, under this model, construct LIG and MIG housing as per the specifications, planning norms and conditions mentioned in Annexure-X. Such housing shall be considered as public housing and shall be handed to the competent authority at free of cost.

(c) The developer under this model shall be compensated by compensatory FSI for the built-up area consumed for public housing. The developer may construct the public housing for the entire permissible FSI or for part. In case if he is constructing for part of the FSI remaining he may develop for any other use as permissible under the regulations. In no case the total FSI shall increase than that permissible as per GDCR.

(d) In case, where the developer, on any plot, is developing the public housing for minimum of 60% of the permissible FSI, than he shall be exempted from providing the EWS housing, required as per the mandatory requirements.

7. COMPENSATORY FSI:

(1) The compensatory FSI shall be regulated as per the norms prescribed in Annexure-2.

(2) The developer shall avail the compensatory FSI only after he has developed the public housing and handed over the possession to the competent authority.

8. REHABILITATION OF THE SLUM:

(1) The competent authority on recommendation of the Slum rehabilitation committee request to the government to notify a slum.

(2) The state government may on receiving the recommendation from the Slum Rehabilitation Committee or otherwise decide and notify the slum under sub section(1) of section 3 of the Gujarat Slum Area (Improvement, clearance and Redevelopment), Act 1973. After the possessions of the houses are given to all slum dwellers than the state government may de-notify such slum.

(3) Any beneficiary enlisted in the notified slums, shall only be eligible for rehabilitation.

(4) The competent authority may rehabilitate any slum dweller of a slum on any EWS dwelling unit available within a slum rehabilitation zone only. Such slum rehabilitation shall be decided by the Slum Rehabilitation Committee as per the criteria.

(5) The competent authority shall appoint a slum rehabilitation agency who will organize the rehabilitation.


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(6) For forceful eviction, the prescribed authority may under the powers of section.. of the Gujarat Slum Act take action. The state government shall appoint the chairman of the prescribed committee as prescribed officer.

(7) The competent authority shall consider the projected effected persons at par with the slum dwellers and accordingly give the benefits.

(8) For considering the slum dweller for rehabilitation, he should be an occupant of a notified slum. The slum rehabilitation committee shall recommend to the government for the notification. In case if any developer is willing to develop EWS housing on a public land where there are existing slums, than in such case the developer, in consultation with the rehabilitation agency shall make arrangement for the transit accommodation.

(9) The following shall be considered for the delimitation of slum rehabilitation Zone:

(i) The area should be contiguous;

(ii) Shall be an area having equal FSI

(iii) Shall be well defined by some physical features.

(10) The slum rehabilitation committee shall comprise of the following

(i) Municipal Corporation and appropriate authority areas

Sr. No. Officials/ in charge Designation 1 Municipal commissioner Chairman 2 Standing committee chairman Member 3 Chief Town Planner or his representative not below

the rank of Senior Town Planner Member

4 Collector & Chairman District Urban Development Authority

Member

5 Chief Executive Authority of Urban/Area Development Authority

Member

6 Deputy Municipal Commissioner, Municipal Corporation

Member Secretary.

(ii) For Municipality areas designated as Area Development Authority

Sr. No. Officials/ in charge Designation 1 Collector & Chairman District Urban Development

Authority Chairman

2 President of the Municipality Member 3 Director of Municipalities or his representative not

below the rank of Deputy Director Member

4 Town Planner of the district branch office of Town Planning and Valuation Department

Member

5 Chief Executive Officer of Gujarat Municipal Finance Board or his representative not below the rank of Deputy Director

Member

6 Chief Officer Member Secretary


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(11) Slum Rehabilitation Agency

(a) The competent authority shall appoint one or more slum rehabilitation agency for rehabilitation for one or more slums.

(b) Qualifications of the Rehabilitation agency:

(i) Have experience in at least 5 years slum networking or in the field of health care or education for the slum areas and;

(ii) Any other qualification which the competent authority may feel to be befitting;

(c) Role of the Rehabilitating Agency:

(i) For each Scheme, the Designated Authority shall engage a NGO.

(ii) Organize all the eligible hutment dwellers into a Registered Co-operative Housing Society or a Registered Association.

(iii) Seek consent of at least 75 percent of the occupants of any slum settlement being considered under the scheme. This consent shall contain willingness to join the slum rehabilitation scheme and come together to form a co-operative housing society of eligible hutments through resolution to that effect. The resolution shall contain the following points;

1 Resolution electing a Chief Promoter.

2 Resolution giving the Chief Promoter the Authority to apply for registration of name for Co-operative Housing Society.

3 To collect share capital (Rs.50/- per member for slum societies) and Rs. 10/- as entrance fee and to open account in any nationalized bank.

(iv) Once the slum rehabilitation scheme is certified to have been complete by the rehabilitation agency, it shall hand over the maintenance of services to the registered co-operative housing society.

9. FINANCE, EMI:

(1) The competent authority shall not fix the price of each dwelling unit more than that prescribed in Annexure –5

(2) The subsidy amount would be passed on to the beneficiary only after it has been received from Government of India. The initial allotment would be made at the price fixed as per annexure-. In case of any project where subsidy amount is not sanctioned by GOI,

As per GOI guide lines the abstract of calculation sheet has been prepared based on the assumed rate of interest at 9.5% p.a. for 20 years tenures of loan for a maximum subsidized loan amount of Rs. 1.0 lac.


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No. of units - 1

Loan Amount - Rs. 1 lac

Rate of Interest - 9.5%

Term (Months) - 240

EMI - Rs. 939

Revised EMI (after 5% subsidy on loan amount) - Rs. 633

Rate of Interest Subsidy - 5%

Subsidy per borrower - Rs. 73,440

In case the loan availed for EWS/ LIG is more than Rs. 1.00 lac the EMI would increase proportionately. There is no interest subsidy on loan amount in excess of Rs. 1.00 lac.

10. SHELTER FUND:

(1) The competent authority, to create shelter fund, shall on all developments other than public housing levy the charges mentioned in annexure-3

(2) The competent authority shall maintain an account and shall use such shelter fund for rehabilitation of slums and housing for EWS

11. ALLOTMENT:

(1) The competent authority shall allot each category of houses by computerized random draw or with the unanimous consent of the eligible beneficiary which the competent authority may decide subject to the following:

(a) EWS houses to the beneficiaries who are registered as BPL or who are eligible slum dwellers or who are project effected persons.

(b) Slum dwellers in any slum Rehabilitation zone shall be allotted EWS housing dwelling unit developed in the same zone.

(c) LIG / MIG houses shall be allotted to the beneficiaries of different income, as specified in annexure – 7. The competent authority shall, by advertisement, invite applications from the eligible persons for each category of housing. Only those beneficiaries having applied to such advertisement shall be considered for the allotment.

(2) The scheme developer may dispose them by allotting it to the occupants of shops in the SP or otherwise.

(3) Conditions of Allotment:

(a) The individual occupier of the dwelling unit shall bear the responsibility of


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payments towards Government and Municipal Taxes applicable from time to time.

(b) The allotment of the dwelling unit shall be in joint ownership with spouse. The society shall be issue the share certificates or all other relevant documents in such joint ownership.

(c) In case of Slum Dweller, at any point of time, after the allotment, if it is found that the beneficiary has encroached on any public land, then in such cases, the allotment of the dwelling unit shall be forfeited by the society and such dwelling unit shall be the ownership of the authority.

12. RESPONSIBILITY OF THE DEVELOPER:

(1) The developer shall after getting the building use of the scheme, inform to the designated authority for inspection. On inspection if necessary the designated authority shall direct the developer to make necessary corrections. The developer shall carry out the corrections up to the satisfaction to the Designated Authority.

(2) After completion in all aspects, the developer shall give the possession and transfer the development rights to the Society of the beneficiaries of a particular scheme formed under the Co-Operative Register’s Act.

(3) The Developer shall deposit in the account of the Co-Operative Society, a minimum amount of 10% of the cost of construction of the dwelling units as a maintenance fund.

(4) In case of EWSH, in each scheme, the developer shall provide minimum of 10% of extra dwelling units for Project Affected Persons (PAP’s). Such extra dwelling units shall be considered as a part of the scheme and for all matters shall be considered at par with other dwelling units of the scheme.

(5) The developer shall provide a transit accommodation facility for all the beneficiaries as per requirement.

13. SAFETY AND QUALITY CONTROL:

(1) Prepare the structure from the authorized structural designer.

(2) Each material used in the construction shall be tested for its quality as per the recognized codes of testing. The test reports of such reports shall be maintained and preserved for at least 30 years.

(3) Maintain the records of material consumption

(4) To ensure testing of quality of material & use of latest machines at construction site.

(5) Quality Control, safety measures, facilities for the workers at the site.

(6) On sanction of the project, the developer shall appoint a consultant to supervise the quality and timely execution of the project.

(7) The scheme developer shall deposit with the designated authority 5% of the estimated cost of the project as security deposit on satisfactory completion of the project.


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14. EFFECT OF OTHER ZONES AND REGULATIONS:

(1) All the regulations under any prevalent act, rules and GDCR shall apply mutatis mutandis except for the specific provisions mentioned under this policy;

(2) For the purpose these regulations, the rehabilitation use shall be permissible irrespective to any of the provisions of zoning in the applicable GDCR.

15. EXTERNAL DEVELOPMENT CHARGES:

(1) The developer shall pay, for the external development charge an amount, which is equivalent to the prevalent and applicable rates of amenities fees.

(2) The betterment charge, the development charge, amenities fees, scrutiny fee, for EWS, shall be waved.

16. GRANT OF ANY PERMISSION:

Grant of any permission under these regulations shall mean acceptance by the authority of the following requirements,

(1) The following shall be flowed for development on Public land:

(a) On grant of award shall apply for the development permission along with required documents. The competent authority shall ensure that the permission is granted in maximum 30 days from the receipt of the application.

(b) The competent authority shall before the award of the project, shall get all necessary permissions if required from railways, airport or any other public institution.

(2) The competent authority shall, except in the following matters, grant permission as per the GDCR.

(a) Relax the FSI in case of development under model-2 (b) Relax the provisions of the margin in all cases where the EWS housing is

developed. However in all cases 2.0 mts margin from the building unit and 4.0 mts between two buildings shall be maintained.

17. INTERPRETATION:

(1) If any question or dispute arises with regard to interpretation of any of this policy the decision of the government shall be final.

(2) For public housing, the government in conformity with the intent and spirit of this policy, with diligence and judicious consideration, waive any part of this policy and give directions to the competent authority.

18. GRIEVANCE REDRESSAL:

(1) For any grievance related to benefits available under policy, any beneficiary, availing the benefits under the policy shall be entitled to lodge his complain before the competent authority.

(2) The competent authority shall, on the merits resolve the grievance(s) by giving direction to the developer to resolve the issue.


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19. ANNEXURE-1 DEVELOPMENT REQUIREMENTS

1 Planning Norms

(1) The minimum height of the plinth shall be 45 cms. from the top surface of approach road or path way.

(2) Built-up Area and Minimum Facility:

Built-up Area of individual dwelling unit in sqmts

Minimum Facility

EWS 36.00 The dwelling unit shall at least include two rooms, kitchen, and a bath, a water closet excluding, common areas, such as stairs passages etc.

LIG 50.00 MIG 80.00 HIG 120.00 Note: Entire area left after the required margins shall be considered for the purpose of builtup area.

(3) Margins:

(a) Margins shall be applicable as per GDCR. However for the EWS housing, the margins shall applicable as under:

Margin Low Rise Building

High Rise Building

Road side margin As per GDCR As per GDCR Other than road side margin 3.00 mt 6.00 mt Building to building margin 4.50 mt 6.00 mt Common plot to building margin

3.0 t 3.0 t

(4) Ground Coverage: Entire area left after keeping the required margins can be covered at the ground for the construction of the super structure.

(5) EWS / LIG / MIG shall be permitted in any zone except agriculture, recreational, any other restricted zone or any zone which endangers the habitation.

(6) Height of building, Parking, Common Plots shall be provided as per GDCR.

(7) In all matters where specific provision is not made hereunder, the GDCR shall apply mutandis.

(8) In case of EWS or LIG housing, shops each having a maximum area of 25 sq mt and in total maximum 25 % of the ground coverage shall be provided.

2 Norms for other facilities:

(1) Water supply, drainage, solid waste, power supply to the each dwelling unit:

(a) Water supply: Provide bore well with capacity 135 liters per day per person where corporation / authority water pipe line is not available. Each dwelling unit must be connected with water pipe connection. Each block should have water storage tank with respect to population.


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(b) Solid waste: Wherever property is developed, a space for community bin for disposal of Solid Waste shall be provided in the road side front marginal open space. The size of community bin shall be calculated at the rate of 7 liters capacity per dwelling unit, for residential use of the building.

(2) Provide for every 500 dwelling units

(a) Five room school of minimum total area 100 sq. mt,

(b) One Community Center of minimum area 50 sq. mt

(c) One Anganwadi or Health Post of minimum area 50 sqmts. However that in case the dwelling unit less than 500, the facility for community centre, school, anganwadi or health post shall have to be provided as decided by the slum rehabilitation committee.

(3) Rainwater Harvesting

For the area of building unit above 500 sq.mt. and upto 1500 sq.mt. the owner / developer shall carry out water harvesting system as specified by the authority.

In the case where the area of building unit exceeds 1500 sq. mt. and upto 4000 sq. mt. owner / developer has to provide / construct percolating well with rain water harvesting system in building unit and at the rate of one percolating well for every 4000.00 aq.mt. or part there of building unit.

Terrace water collection: The terrace may be connected to a sump or well bore through a filtering tank by PVC pipe as recommended by Competent Authority. A valve system shall be incorporate to enable the first part of the rain water collected to be discharged out to the solid if it is dirty.

(4) Internal Facilities to be provided

(a) Parking: Parking space required is 15% of maximum permissible FSI. The minimum width of access to street from parking space shall be 3.0 meters.


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(5) Tree plantation:

While applying for development permission, at the rate of 1 tree for every for every 100 sq.mt. of building unit, for all uses land one tree for every 80 sq.mt. built up in agriculture zone, shall have to be shown on the site plan / layout plan. The trees shall have to be guarded by the tree guards and shall be maintained.


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20. ANNEXURE-2 COMPENSATORY FSI

1) Compensation FSI for the construction of the public housing can be availed in any zone within the jurisdiction of the competent authority;

2) The zones shall be based on the jantri rates:

3) The developer may available the compensation FSI as per the percentage shown in the table below:

4) The developer may also use the FSI in parts in any zone; However he shall not be permitted to sell such FSI or give such development rights to any other person;

Table 1: % of Compensatory FSI to be given to recover the cost of development . (for development on Public land in any zone) Jantri Rate/ Sq.mts.

Zone where the FSI of rehabilitation is to be

consumed

5000-10000 149% 10000-15000 90% 15000-20000 64% 20000-25000 50% 25000-30000 41% 30000-35000 34% 35000 - 40000 30% 40000 - 45000 26% 45000-50000 24%

Note: The Percentages mentioned above are based on the jantri rates. To access the compensatory FSI the above rates have to be multiplied by a coefficient. Such coefficient shall be the ratio of the jantri rates to the actual market value. Eg. If the jantri is Rs. 15000 per sqmts and the market rate for sale of any commercial or residential space is Rs. 25000 per sqmts than the coefficient shall be 15000/25000= 0.6

1) Coefficient for the sale price X1 = 0.6

2) Coefficient for the use of FSI X2 for commercial purpose = 0.7


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Table 2: % of Compensatory FSI to be given to recover the cost of development. (for development on private land)

Jantri Rate/ Sq.m

Zone where rehabilitation is done. 5000 -

10000

10000-

15000

15000-

20000

20000-

25000

25000-

30000

30000-

35000

35000-

40000

40000-

45000

45000-

50000 A B C D E F G H I

Zon

e where th

e FSI of r

ehab

ilitation

is to

be consum

ed

5000-10000 1 205% 242% 279% 316% 353% 390% 427% 464% 501%

1000-15000 2 123% 145% 167% 190% 212% 234% 256% 278% 301%

1500-20000 3 88% 104% 120% 135% 151% 167% 183% 199% 215%

2000-25000 4 68% 81% 93% 105% 118% 130% 142% 155% 167%

2500-30000 5 56% 66% 76% 86% 96% 106% 116% 127% 137%

3000-35000 6 47% 56% 64% 73% 81% 90% 99% 107% 116%

3500- 40000 7 41% 48% 56% 63% 71% 78% 85% 93% 100%

4000- 45000 8 36% 43% 49% 56% 62% 69% 75% 82% 88%

4500-50000 9 32% 38% 44% 50% 56% 62% 67% 73% 79%

Note: The Percentages mentioned above are based on the jantri rates. To access the compensatory FSI the above rates have to be multiplied by a coefficient. Such coefficient shall be the ratio of the jantri rates to the actual market value. Eg. If the jantri is Rs. 15000 per sqmts and the market rate for sale of any commercial or residential space is Rs. 25000 per sqmts than the coefficient shall be 15000/25000= 0.6


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To Get Compensatory FSI on Private Developer on Private Land For example if the plot area of public housing scheme is 5000 sq.m., minimum 50% of the plot area i.e. 2500 sq.m. should be reserved for construction of EWS/LIG category. Out of this 2,500 sq.m. of land, minimum 50% of the total permissible built up area (as per normal permissible FAR) is to be constructed by the developer in a jantri zone Rs. 15000 to Rs. 20000. And FSI is 1.8 for area; cost of construction is Rs. 8000 per sq.m for a size of dwelling unit is 36 sq.m. Take a cost of development including cost of (land, cost of construction, infrastructure charges, and administrative charge) is 10 cr. for an area. Additional FAR given is calculated as per given formula below: Additional FAR= (Total cost of development / Jantri rate) = (10 cr. /17000) = 5882 sq.m. % of Additional FAR given = (Additional FAR/total floor area)*co-efficient *100 = (5882/9000)*0.5*100 =32.5 % Same area of construction is undertaken in jantri zone of Rs. 10000 to Rs. 15000 then additional FAR given on that is: Additional FAR= (total cost of development /jantri rate) = (10 cr. /12500) = 8000 sq.m. % of Additional FAR given= (Additional FAR/total floor area)*co-efficient *100 = (8000/9000)*0.5*100 =44%

1) Co-efficient = Jantry rate/Actual Market rate 2) While calculating the compensatory FSI, for residential purpose is 0.5 coefficient

is taken to meet market value. 3) In above example there is 32.5% additional FAR for Jantry zone 15,000 to

20,000 and 44% additional FAR for Jantry zone 10,000 to 15,000


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21. ANNEXURE-3 VARIOUS CHARGES PROPOSED TO BE LEVIED TO CREATE SHELTER FUND

Following charges are proposed to be levied in addition to any amount being

charged under prevailing provisions.

1) For Residential Buildings: - Rs. 10/- per sq. ft. on account of approval of

building plan (where proposed building height is 15 mt. & above) in

addition to any amount being charged earlier.

2) For Commercial Buildings: - Rs. 25/- per sq. ft. on account of approval of

building plan (where proposed building height is 15 mt. & above) in

addition to any amount being charged earlier.

3) Rs. 25 per sqm for getting permission of any land use change.

4) Rs. 10 per sqm on sale of plots in urban areas (more than 300 sqm) and Rs. 10 per

sqft. on constructed houses/flats with plinth/carpet area more than 1000/- sqft.

5) Rs. 25/- per sqm on account of reconstitution/subdivision of plots to be charged in

addition to the amount being charged earlier.

6) Rs. 25 sqm. on Institutional land allotment by ULBs.


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22. ANNEXURE 4 FLOW CHART FOR PROCESSING AND APPROVAL OF PROPOSALS BY THE DEVELOPER

Model-1

Bidding Process

Final Selection of Developer

Issuance of approval by the state Government

Approval of local authority for building plan, layout plan and land use pattern.

Start of construction work

Invitation of proposal under EOI from Developers

Invitation of financial proposal from Developers (cost of developing and lowest bidder shall be eligible)

Invitation of Technical proposal from Developer (the design, specification with material quality


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Model-2 Model-3

Bidding Process

Final Selection of Developer

Issuance of approval by the state Government



Invitation of proposal under EOI from Developers

Invitation of Technical proposal from Developer (Min. FSI and highest built area will be selected

Develop should develop EWS / LIG housing as per specifications and shall be handed to the competent authority at free of cost

Developer compensated by compensatory FSI for the built-up area consumed for public housing




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23. ANNEXURE- 5 MAXIMUM PRICES, AT WHICH THE COMPETENT AUTHORITY SHALL ALLOT THE DWELLING UNITS

The competent authority shall allot the dwelling units at prices mentioned below in Talbe1 and shall give installments as per table-2

Table - 1 Category Built-up area in sqft. Price for allotment Rs. In lacs Remarks

EWS 325 2.40 LIG 500 3.75 MIG 600 6.00 Note:-

1. The built areas mentioned above are indicative and the exact amount shall be calculated as per the drawings

2. Sale value as mentioned above is maximum and is subject to review from time to time

Table - 2 Category Built-

up area in sqmts

Period of recovery/

ROI

Income category (Rs.)

Affordable EMI (p/m) (40%) (Rs.)

40% EMI ceiling as per GOI guidelines

EMI Charged

w/o interest subsidy Rs.

EMI to be charged after availing interest subsidy announced by GoI. (Rs.)

EWS 325 20/9.5% 0-3300 1320 1300 1000

LIG 500 20/9.5% 3301-7500

1320-3000 2500 2200

MIG 600 Note:- Government of India has announced interest subsidy of 5% to be channelised through HUDCO/National Housing Bank (NHB).


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24. ANNEXURE- 6(A) SPECIFICATIONS FOR EWS/ LIG

Building Specifications 1. Earthquake resistant, safe and sound RCC frame structure 2. Renowned, standard and tested raw material for all work 3. Colour wash/white wash in all rooms, kitchen, WC/Bath, exterior surface and common areas 4. Mosaic tiles/flooring for heat reflection and thermal insulation with waterproofing treatment on

terrace Unit Specifications

1 Flooring 1. Kota stone or any other equivalent local material flooring.

2 Electrical Work

2. Concealed wire with ISI copper wires 3. Ample electrical points in all rooms 4. Modular switches and accessories 5. Standard ELCB and MCB

3 Wall Finishes 1. Internal and external plaster

4 Kitchen 1. Kota stone platform with kota stone sink (or any other equivalent local material)

2. 2' high ceramic tile dado above kitchen platform 3. Overhead storage space

5 Doors-Windows 4. All door/window frames in steel sections

6 Bathrooms 1. Separate bathroom and WC 2. Anti skid ceramic tile flooring 3. Ceramic tile dado up to door height/skirting height 4. Concealed plumbing 5. Premium quality fittings 6. Indian style/Orissa pan WC

7 General 1. Aesthetically designed master plan with tree lined avenues 2. G+3 building with beautifully landscaped courtyards 3. Eco-friendly green development 4. Well developed landscape garden with sit outs 5. Internal road with street light 6. Rain Harvesting System 7. Solar Energy Provision on each block


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25. ANNEXURE- 6(B) SPECIFICATIONS FOR MIG

Building Specifications 1. Earthquake resistant, safe and sound RCC frame structure. 2. Renowned, standard and tested raw material for all work. 3. Weather resistance acrylic paint on exterior walls. 4. Water repellent coating on exterior wall for waterproofing. 5. Distemper in all common area. 6. Mosaic tiles/flooring for heat reflection and thermal insulation with waterproofing treatment on terrace.

Unit Specifications 1 Flooring 1. Vitrified tiles flooring in drawing dinning, kitchen, master and other

bedrooms 2 Electrical Work

1. 3–phase electric supply 2. Concealed wire with ISI copper wires 3. Ample electrical points in all rooms 4. T.V. and telephone points 5. Modular switches and accessories 6. Standard ELCB and MCB 7. Geyser points in all toilets

3 Wall Finishes 1. Internal plaster with putty finish 2. External double coat plaster

4 Kitchen 1. Granite on cooking and service platform 2. Quality tile dado up to lintel level 3. Overhead storage space 4. Double bowl S.S. kitchen sink 5. Exhaust fan provision 6. Water purifier 7. Utility area: washing machine inlet / outlet

5 Doors-Windows 1. Waterproofing to internal and external doors 2. Stone sill in windows 3. Safety railing to window openings 4. Standard S.S. hardware

6 Bathrooms 1. Shower panel in all bedrooms 2. CPVC pipes for water supply and S.W.R. in drainage work 3. Branded sanitary ware 4. Lintel height tiles dado in all toilets 5. Anti-skid ceramic tile flooring in bath area

7 General 1. Aesthetically designed master plan with tree lined avenues 2. G+5 building with beautifully landscaped courtyards 3. Eco-friendly green development 4. Entrance gate with security cabin 5. 24 hour security system 6. Well developed landscape garden with sit outs 7. Internal road with street light 8. Elevator ,Fire safety system 9. Rain Harvesting System & Solar Energy Provision on each block


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26. ANNEXURE-7 ELIGIBILITY FOR BENEFICIARIES/APPLICANTS

(i) As per the criteria laid down by Government of India the monthly income of applicant should be as follows:-

Income Group Income per Month (In Rupees)*

Economically Weaker Sections (EWS) Up to Rs.3,300/-

Lower Income Groups (LIG) Rs.3,301/- to 7,500/- Middle Income Groups - A (MIG lower)

Rs.7,501/- to 10,000/-

Middle Income Groups - B (MIG Higher)

Rs.10,001/- to 14,500/-

Higher Income Group (HIG) Above Rs.14,500/-

* Likely to be revised upwards by Government of India

draft guja

Documents

developed

total floor

entire area

affordable

middle income

tested raw

wall finishes

extra dwelling