chief, rental housing division mumbai metropolitan … · mumbai metropolitan region development...

Ministry of Housing and Urban Poverty Alleviation, Government of India

Conference on Rental Housing

Presentation by Presentation by

Shri. S. C. DeshpandeShri. S. C. DeshpandeShri. S. C. DeshpandeShri. S. C. DeshpandeChief, Rental Housing DivisionChief, Rental Housing Division

Mumbai Metropolitan Region Development Mumbai Metropolitan Region Development AuthorityAuthority

23rd September 201123rd September 2011

1

M M R D A

Established in 1975 under MMRDA Act,1974 for

Planning, coordinating and supervising the proper,

orderly and rapid development of the areas in theorderly 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

Thane

Vasai-Virar

Bhiwandi

Kalyan

Mira-Bhayander

UlhasnagarAmbernath

BadlapurNavi Mumbai

Thane Dist.

Sub-urbanDist.

Area 4355 sq.km.

Population 1.92 Cr (2001)

Districts in MMR 1. Mumbai2. Suburban3. Thane4. Raigad

Corporations in MMR 1. Greater Mumbai 2. Thane3. Navi Mumbai4. Ulhas Nagar5. Kalyan-Dombivali6. Mira Bhayandar7. Bhiwandi- Nizampur

MUMBAI METROPOLITAN REGION

Mumbai

Khopoli

Pen

Alibag

Badlapur

Panvel

Uran

Matheran

Karjat

Navi Mumbai

Raigad Dist.

7. Bhiwandi- Nizampur8. Vasai-Virar

Municipal Councils in MMR

1. Ambernath2. Kulgaon-Badlapur3. Alibaug4. Pen 5. Uran6. Matheran Hill Station7. Panvel8. Karjat9. Khopoli

Villages 1000

Urbanisation 94% Urban Population6% Rural Population

3

Total population : 20.80 millions

Total Employment : 07.60 millions

Base Year (2005)

MMR – Population and Employment

Pop (m) Employ (m)

Mumbai 12.86 4.7

Rest of region 7.94 2.9

4

Thane Kalyan

Vasai

------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------UseUseUseUse AreaAreaAreaArea

in sq.km. % agein sq.km. % agein sq.km. % agein sq.km. % age------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------U1 ZoneU1 ZoneU1 ZoneU1 Zone 791 19791 19791 19791 19U2 ZoneU2 ZoneU2 ZoneU2 Zone 217 5217 5217 5217 5I ZoneI ZoneI ZoneI Zone 129129129129 3 3 3 3 G1 ZoneG1 ZoneG1 ZoneG1 Zone 1350135013501350 32323232G2 Zone G2 Zone G2 Zone G2 Zone 303303303303 7777

Regional Plan 1966-2011 Land-use

5

Mumbai

Navi MumbaiG2 Zone G2 Zone G2 Zone G2 Zone 303303303303 7777ForestForestForestForest 976 23976 23976 23976 23WetlandsWetlandsWetlandsWetlands 116116116116 3333OthersOthersOthersOthers 231 5231 5231 5231 5------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------Total Area 4355 100Total Area 4355 100Total Area 4355 100Total Area 4355 100------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

5

�Regional Planning Authority for MMR

�Special Planning Authority for certain notified areas within

MMR.

�Development Financing Agency for ULBs within MMR.

Role of MMRDA

�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

In Mumbai Dist. :

� Bandra-Kurla Complex

� Backbay Reclamation Scheme

� Oshiwara District Centre

� Wadala Truck Terminal

� International airport

Special Planning Authority

In Thane Dist. :

� Ambernath-Badlapur surrounding area,

� 27 villages excluded from KDMC,

� 51 villages notified around Bhivandi,

� Gorai-Manori-Uttan notified area

7

• Commercial and financial capital ofIndia

• Generates 5% of India’s GDP

• Contributes over 1/3rd of India’s taxrevenues

• 2 ports in Mumbai handle 1/3rd ofthe country’s total foreign trade

Mumbai : the ‘Financial Hub’ of India

the country’s total foreign trade

• Caters to about 38% and 26% ofinternational and domestic air trafficrespectively

• Contributes over US$ 111 mannually as taxes to CentralGovernment

8

Authority (1- Chairman,16 Members and 11 invitees)

MMRDA - Constitution

Members1. Minister of Housing 2. Minister of State for Urban

Development3. MLC4. Mayor of Mumbai5. Chairman, Standing Committee,

MCGM

Invitees Members1. Mayor, Thane Municipal Corporation2. Mayor, Navi Mumbai Municipal

Corporation3. Mayor, Kalyan Dombivali Municipal

Corporation4. President, Khopoli Municipal Council

Chairman : Minister for Urban Development Department

MCGM6. Councillor, MCGM7. Councillor, MCGM8. Councillor, MCGM9. M.L.A.10. M.L.A.11. Chief Secretary, Government of

Maharashtra12. Principal Secretary, UDD13. Municipal Commissioner, MCGM14. Secretary, Housing Department15. Managing Director, CIDCO16. Metropolitan Commissioner, MMRDA

5. President, Karjat Municipal Council6. President, Pen Municipal Council7. President Thane Zilla Parishad8. President, Raigad Zilla Parishad9. Secretary, UDD10. Managing Director, MSRDC11. Secretary, General Administration

Department

9

MMRDA - Constitution

Executive Committee ( Chairman – 1,Members - 8 and 4 invitees)

Members1. Expert Member2. Expert Member3. Expert Member4. Principal Secretary, UDD5. Municipal Commissioner,

Invitees1. Secretary, UDD2. Principal Secretary

(Industries)3. Secretary, Environment

Chairman : Chief Secretary, Government of Maharashtra

5. Municipal Commissioner, MCGM

6. Secretary, housing Department

7. Managing Director, CIDCO8. Metropolitan Commissioner

3. Secretary, Environment4. Secretary (Special Project),

G.A.D.

10

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)

Projects under MMRDA

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


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


23 REFURBISHING MARINE DRIVE

24 GROWTH CENTERS

25 BACKBAY RECLAMATION

26 MUMBAI INTERNATIONAL AIRPORT NOTIFIED AREA

27 BANDRA-KURLA COMPLEX


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 - 102.7 Cr. 144.98 Cr.

� Urban Population - 28.53 Cr. 51.70 Cr.

� % Urban to Total - 27.78% 35.60 %

Maharashtra

2001 2031

14



� % Urban to Total - 42.39% 66.61 %

MMR



� % Urban to Total - 93.50% 98 -100%

� 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

HOUSING IN MMR : SHORTAGE , DEMAND & SUPPLY

� Total Housing Demand : MMR

Slumless MMR : - 100,000 / year

POP Growth + Migration : - 50,000 / year (EWS/LIG)

Total : - 150,000 / year

� Rental Housing: (MMRDA) - 1 lakh / year

15

� 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

HOMES FOR ALL

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 :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

18

� 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

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

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.

RENTAL HOUSING - ELIGIBILITY CRITERIA

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. 20

Carpet Area: 14.86 sq.m (160.00 sq.ft)

Built-up Area: 18.00 sq.m (193.00 sq.ft)

RENTAL HOUSING UNITTypical

DEVELOPMENT MODELS

SrNo

Applicable to ULBs Type of Model

Total FSI

Component for Rental Housing

Component for Developer

1 Municipal Councils of Karjat, Pen, Uran,Alibagh and Khopoli. Municipal Corporationsof Thane, Kalyan-Dombivali, Mira-Bhayander,Bhiwandi-Nizampur, and Special PlanningAuthority Areas at Vasai-Virar Subregion, andAmbernath, Kulgaon, Badlapur andSurrounding Notified Area, and MunicipalCouncil of Panvel and Urbanisable Zone-1 (U1)and Urbanisable Zone-2 (U2) within Mumbai

Model-1

(FSI MODEL)

(Private Land)

4 FSI 1.00 FSI with 25% appt. Land

(15 % commercial )

3.00 FSI

(15 % commercial )

21

and Urbanisable Zone-2 (U2) within MumbaiMetropolitan Region

2 Municipal Corporations of Greater Mumbai,Thane, Kalyan-Dombivali, Mira-Bhayander,Bhiwandi-Nizampur, and Special PlanningAuthority Areas at Vasai-Virar Subregion, andAmbernath, Kulgaon, Badlapur andSurrounding Notified Area, and MunicipalCouncil 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 TDR of 1.33 X 3 (FSI of Rental Housing) -Construction TDR

3 Construction of Rental Housing on anyunencumbered lands vested with MMRDA# inMumbai Metropolitan Region

Model-3

(MMRDA LAND)

4 FSI 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

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

Costing

5 Rate of Construction of Rental Housing E Rs.10,000/sq.m.

6 Cost of construction DXE=F Rs.39,00,00,0006 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

Recovery

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

Surplus L-I=M Rs.12,87,00,000

22

MODEL-2: TDR not applicable ( FSI 4.00 )


2 FSI for Rental Housing (Minimum 25% land) B 1.0 FSI

3 Built-up Area of Rental Housing in sq.m. AXB 10000 (555 Units)


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

Costing

7 Rate of Construction F Rs.10,000/sq.m.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

Recovery

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

Surplus M-K Rs (50,000,000)

Viability gap may be required to make project viable in certain locations 23


2 FSI for Rental Housing B 3.0 FSI

3 Built-up Area of Rental Housing in sq.m. AxB 30,000 (1667 Units)


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

Costing

MODEL-3: MMRDA LAND ( FSI 4.00 )

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

Recovery

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

Surplus K-I Rs.13,00,00,000

24

RENTAL HOUSING PROPOSALS - CURRENT STATUS

Total Rental Housing Proposals 204 894,360

Active Proposals 151 472,454

1 In Principle Locational Clearance Granted by MMRDA 50 255,493

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

25

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

5Proposals from 27 Villages in Kalyan at MMRDA SPA:Awaiting DP Publication

28 47,976

6Proposals from 51 Villages in Bhiwandi at MMRDA SPA :Awaiting DP Publication

1 651

Closed Proposals 53 421,906

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

• VVMC

• SRZ & LDZ

26

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

Sr. No.

Name of ULBNo. of Cases

No. of RHUs

1 Raigad District 13 58,301

2Vasai-Virar MunicipalCorporation

4 113,598

3 CIDCO (SPA) 1 10,115

4Kalyan DombivaliMunicipal Corporation

2 36,029

RENTAL HOUSING PROPOSALS – Location spread

5Thane MunicipalCorporation

17 22,177

6 MMRDA (SPA) 5 8,278

7Mira BhayendarMunicipal Corporation

7 5,036

8Ulhasnagar MunicipalCorporation

1 378

TOTAL 50 255,493

27

RENTAL HOUSING - ASSET VALUATION

Asset Creation from 2.55 Lakh RHUSr. No. Particulars Rental Housing Free Sale Housing

i. F.S.I. 1 3

ii. Size of Each Unit 20 sq.m. each 60 sq.m. each.

iii. Locational Clearance Granted proposals

50 Nos.

iv. No. of Housing units. 2,55,493 Nos. 2,53,142 Nos.

v. Construction Rate :

a. For U1 U2 area Rs. 10,000/ sq. m. Rs. 15,000 / sq. m.

b. For Corporation areas Rs. 15,000/ sq. m. Rs. 20,000 / sq. m.

vi. Const Cost:

a. For U1 U2 areas 20 sq. m(i.e. 1 unit) x Rs. 10,000Rs. 2,00,000/- per unit67,476 RHUs x 2,00,000

60 sq. m(i.e. 1 unit) x Rs. 15,000Rs. 9,00,000/- per unit66,855 RHUs x 9,00,00067,476 RHUs x 2,00,000

Approx. Rs. 1,349Crores66,855 RHUs x 9,00,000Approx. Rs. 6,017 Crores

b. For Corporation areas 20 sq. m(i.e. 1 unit) x Rs. 15,000Rs. 3,00,000/- per unit1,88,017 RHUs x 3,00,000Approx. Rs. 5,640Crores

60 sq. m(i.e. 1 unit) x Rs. 20,000Rs. 12,00,000/- per unit1,86,287 RHUs x 12,00,000Approx. Rs. 22,354 Crores

Total Const Cost Approx Rs. 6,988 Crores Approx Rs. 28,356 Crores

28

vii. Market Value:a. For U1 U2 limit 20 sq. m ( i.e. 1 unit ) x Rs. 25,000

Rs. 5,00,000 /- per unit67,476 RHUs x 5,00,000Approx. Rs. 3,373 Crores

60 sq. m ( i.e. 1 unit ) x Rs. 35,000 Rs. 21,00,000 /- per unit66,855 RHUs x 21,00,000Approx. Rs. 14,039 Crores

b. For Corporation areas 20 sq. m ( i.e. 1 unit ) x Rs. 35,000Rs. 7,00,000 /- per unit1,88,017 RHUs x 7,00,000Approx. Rs. 13,161Crores

60 sq. m ( i.e. 1 unit ) x Rs. 50,000 Rs. 21,00,000 /- per unit1,86,287 RHUs x 21,00,000Approx. Rs. 39,120Crores

Total Market Value @ Market rate Approx Rs. 16,535 Crores Approx Rs. 53,156 Crores

Particulars Rent Collection

Projected Rent Collection

For Corporation areas (Unit Rent – Rs 1500/- Month)

12 x 1500 x 1,88,017 = Appx. Rs 338.43 Cr

RENTAL HOUSING : Rent collection

Rent collection from 2.55 Lakh RHU’s

For U1 U2 Zone within Thane District. (Unit Rent – Rs 1500/- Month)

12 x 1500 x 8081 = Appx. Rs 14.54 Cr

For U1U2 Zone within Raigad District. (Unit Rent – Rs 1000/- Month)

12 x 1000 x 59,395 = Appx. Rs 71.27 Cr

Total 2.55 Lakh RH Units Appx. Rs. 424.25 Cr / year

29At 80 % Occupancy the Rent Collection is Appx.Rs. 339.40 Cr/year

Sr. No.

GR Details Infrastructure Charges in Rs/sq. mt for surplusBUA

Private Land MMRDA Land

1 GR dated 6th August, 2008 for Greater Mumbai-Suburbs

1000/-(MMRDA to forward 90% amount to MCGM and retain 10% amount)

900/-(MMRDA to pay MCGM)

2 GR dated 21st August, 2008 for Municipals Council’s of Karjat, Pen, Uran, Alibagh and Khopoli

500/-(MMRDA to forward 90% amount to Concerned

450/-(MMRDA to pay Concerned Planning

RENTAL HOUSING - INFRASTRUCTURE CHARGE

30

Pen, Uran, Alibagh and Khopoli

GR dated 4th November, 2008 for Thane, Kalyan-Dombivali, Mira-Bhayander, Bhiwandi-Nizampurand Special Planning Authority areas at Vasai-Virar subregionand Ambernath, Kulgaon, Badlapur & surrounding notified area and Municipal Council of Panvel

amount to Concerned Planning Authority and retain 10% amount)

Concerned Planning Authority i.e. 90% of Rs. 500/-)

3 GR dated 26th November, 2008 for U1 and U2 Zones in MMR.

250/- NA

Sr.No.

Location

Off Site Infra

ChargesRs/ Sq. Mt.

No. of Proposals

Net Plot area

FSI Permissible

as per MMR DCR / Local DCR

Total BUAPermissibl

e as per MMR DCR / Local DCR

BUA under Rental

Housing Scheme

Addl. BUA 40 %

Exempted in FSI

Diff In BUAOff site Infr.

Amount

Areas in sqmt

1 U1, U2 250/ Sq. mt. 18 1331585 0.4 532634.06 5326341 6657925.80 6125291.74 153.13 Crores

Infrastructure charge collection from 2.55 Lakh Rental Housing Units

INFRASTRUCTURE CHARGES - COLLECTION

1 U1, U2 250/ Sq. mt. 18 1331585 0.4 532634.06 5326341 6657925.80 6125291.74 153.13 Crores

2Corporation

limit500/ Sq. mt. 32 3734788 1 3734787.67 14939151 18673938.35 14939150.68 746.95 Crores

3Council

limit500/ Sq. mt. 0 0 1 0 0 0 0 0

Total 50 900.09 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

32

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 .

EMPANELLED LIST OF PMCs FOR RHS

Sr.

No.

Name of Consultant

1 Master & Associates

2 M/s Wapcos Limited

3 Magus Consulting Pvt. Ltd.

4 Frischmann Prabhu (India)

Pvt. Ltd.

5 Shashi Prabhu and

Sr.

No.

Name of Consultant

1 M/s Mukesh & Associates

2 Master & Associates

3 Shrikande Consultants

pvt.Ltd.

4 Wapcos Limited

5 Epicons Consultants Pvt.

Sr.

No.

Name of Consultant

1 Shrikande Consultant Pvt.

Ltd

2 Mukesh and Associates

3 Wapcos Limited

4 Louis Berger Group Inc.

PANEL-I(Upto 1,000 RHUs or

BUA upto 20,000 Sqmt.)

PANEL-II(For 1,001 to 5,000 RHUs or

BUA 20,001 to 100,000 Sqmt.)

PANEL-III(Above 5,000 RHUs or

BUA more than 100,000 Sqmt.)

5 Shashi Prabhu and

Associates

6 C.N. A. Architects

7 The Louis Berger Group Inc.

8 Patwardhan and Associates

9 Kalayojan Architects

10 M/s SGS India Pvt. Ltd

11 Ar/En. Vijay B. Sambrekar

12 SC Techno Consultants Pvt.

Ltd.

13 Urban Pandit Architects &

Consultants LLP.

14 Dipak D. Kulkarni

5 Epicons Consultants Pvt.

Ltd.

6 Patwardhan and Associates


Pvt. Ltd.

8 Shashi Prabhu and

Associates

9 SNC - Lavalin Infrastructure

Pvt. Ltd.

10 The Louis Berger Group Inc

11 C.N.A. Architects

12 M/s SGS India Pvt. Ltd.

13 Magus Consulting Pvt. Ltd

14 Monarch & Surveyors &

Engg. Consultant Pvt. Ltd.


Pvt. Ltd.

6 Pentacle Consultants (I)

Pvt. Ltd

7 Shashi Prabhu and

Associates

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

34

� MANAGEMENT – VARIOUS MODELS INCLUDING PPP,

OUTSOURCING , JV , NGOs, ASSET MANAGEMENT

COMPANIES, SPV , SECTION 25 COMPANY , ALMO (ARMS

LENGTH MANAGEMENT ORG ) WILL BE FOLLOWED

PROJECTS

M/s Neelkamal Realtors Suburban Pvt. Ltd.

Mahajanwadi, Thane (2675 RHUs)M/s Lucina Land Dev. Ltd.

Kon, Panvel (5274 RHUs)

M/s Dosti Corporation

Panch Pakhadi, Thane ( 1448 RHUs)

M/s Friends Development

Chitalsar Manpada, Thane (1211 RHUs)

M/s Ackruti

Majiwade, Thane (1114 RHUs)

35

PROJECTS

M/s Cheda and Cheda Enterprises

Naupada, Thane (113 RHUs)

M/s Supreme Parivaar ( 5 Acre )

Rohinjan, Panvel (1019 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 Adhiraj Construction Pvt. Ltd.

Rohinjan, Panvel (4958 RHUs)

36

RENTAL HOUSING SCHEME: YEAR WISE COMPLETION PROGRAM

Sr. No.

Name and Location of RentalHousing Scheme

2011 2012 2013 2014 2015Total No. of RHUs

Dec Jun Dec Jun Dec Jun Dec Jun Dec

1 M/s Neelkamal Realtors Suburban Pvt. Ltd,

Mahajanwadi, Thane (8 bldgs.)

600 840 520 385 330 - - - - 2675

2 M/s Ackruti (M/s Asiatic Gases) Majiwade,

Thane (5 bldgs.)

- 300 329 250 235 - - - - 1114

3 M/s Lucina Land Dev. Pvt. Ltd.

Kon, Panvel (12 bldgs.)

215 2511 2050 498 - - - - - 5274

4 M/s Dosti Corporation

Panchpakhadi, Thane (4bldgs.)

1448 - - - - - - - 1448

5 M/s Friends Development - 400 811 - - - - - - 12115 M/s Friends Development

Chitalsar Manpada, Thane (5 bldgs.)

- 400 811 - - - - - - 1211

6 M/s Cheda and Cheda Enterp.

Naupada, Thane (1bldgs)

- - - 113 - - - - - 113

7 M/s Magestic Premises Pvt. Ltd.

Panchpakhadi, Thane (1 bldgs)

- - 105 - - - - - - 105

8 M/s Cow Town Land Dev. Pvt. Ltd.

Mira Road, Thane (1 bldgs)

- - - 300 335 - - - - 635

9 M/s Supreme Parivaar ( 5 Acre )

Rohinjan, Panvel (1 bldgs)

- - - 500 519 - - - - 1019

10 M/s Supreme Parivaar ( 15 Acre )

Rohinjan, Panvel

- - - - - - 1000 1000 776 2776

11 M/s Adhiraj Constructions Pvt. Ltd.

Rohinjan, Panvel (8 bldgs)

- - - 700 800 1000 1000 1000 458 4958

Total 2263 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

40

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 Member-

Secretary

CLARIFICATIONS /MODIFICATIONS

1

2

Nomenclature to be changed from “Rental” to “Affordable”

Definition of Rental Housing Unit

13

14

15

16

17

18

19

Development Charge, infrastructure charge, scrutiny fee

Parking

Property tax

Deemed NA conversion

Stamp Duty

Relocation of reservations within layout

Tree cutting permission

3

4

Release of FSI

Procedures for Developing Rental Housing Scheme

5 Development of Amenities 20 Environmental Clearance ( SEAC) (SEIAA)

6 Gross Plot Area

7 Clubbing of the Land Parcels of the same owner

21 Concessions in open space and Height relaxation

8

9

Development in NDZ Areas

Residual Plot to have 3 FSI

22 Local DCR Applicability

10 Application of scheme in NMMC Area and MIDC Area 23

24

Staircase/Passage to be counted in FSI for RH but to be exempted in Free Sale

15% commercial of MMRDA to be cancelled

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

41

Options

for for

Managing Rental Housing Stock

42

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

MUMBAI RENTAL MANAGEMENT OPTIONS

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

To develop and pilot a Special Purpose Vehicle (SPV) suitable toMumbai for managing and maintaining affordable rental housing forlow income families currently living in informal settlements, in rentalstock currently being constructed for the MMRDA

PURPOSE OF THE MOU


KEY CONSIDERATIONS

Homeless International is support the MMRDA in the following areas: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

SPV MODEL ASSESSMENT AREAS:


Legal Aspects:� Corporate non-profit Status� Contractual Agreements with

MMRDA� Tenure Arrangements/ Agreements� Enforcement Regulations� Allocations Procedures

Housing Management:� Allocations� Rent collection� Day to day and planned maintenance

Business Planning:� Target Setting� Service Planning� Outline initial costs and benefits � Information Flows� IT models and systems� Co-ordination

Policy/Regulatory Matters:� Delegated Authority/ Reporting to

Regulator� Day to day and planned maintenance� Disputes� Services� Contract Enforcement/ Evictions

Housing Finance/ Business Viability � Financial Models� Budgeting & Cashflow� Housing Finance� Banking

Regulator� Regulator responsibilities � Rent Setting� Arrears management� Allocations� Service Standards� Maintenance Procedures� Insurance

Organisational Dev. and Training� Competency Areas� Job Descriptions� Recruitment and Training� Governance Procedures� Conflict of interest regime

45

Discussions in Mumbai and London considered the following models operational in the UK for adaptation to Mumbai:

UK MODELS BE CONSIDERED


1. Facilities Management Model: Independent, private, for ProfitCompany provides management, maintenance and rentalcollection services for Local Authority on tendered/contract basis

2. Arms Length Management Organisation: Not-for-profit company setup/owned up by Local Authority to manage housing stock.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) Companymanaged by independent board of directors leases stock fromLocal Authority and manages and maintains independently/ underregulated conditions

4. Housing Association (Management + Development): Same as aboveexcept HA purchases stock from Local Authority and developsnew stock with bank finance (Dominant UK Model)

46

DeveloperDeveloper

MMRDAMMRDAFacilities

Management Company

Facilities Management

Company

Management Contract secured through Public Tender to manage Stock and Collect Rents

Housing Units built and transferred to

MMRDA

For Profit Company providing management, maintenance and rental collection

MODEL 1FACILITIES MANAGEMENT CONTRACT

Rental Payments collected by FMA for MMRDA

TenantsTenants selected through Lottery Process

Allocations AgencyAllocations Agency

47

ALMO ALMO

DeveloperDeveloper

ALMO = Not-for-profit company set up/owned up by MMRDA to manage housing stock. Ownership of stock stays with MMRDA

MMRDAMMRDA

Housing Units built and transferred to MMRDA

Regulatory Agency

Regulatory Agency

Monitoring and scrutiny

MODEL 2

ARMS LENGTH MANAGEMENT ORG (ALMO)

Rental payments made to ALMO

Tenants


Tenants selected through Lottery Process

48

MMRDAMMRDA

DeveloperDeveloper

HOUSING ASSOCIATION

HOUSING ASSOCIATION

Regulatory Agency

Regulatory Agency

Monitoring and Scrutiny


Housing Association = Non-Profit/Section 25 Company managed by independent Board subject to MMRDA consent

MMRDA Leases Units to Housing Association with conditions of lease premium , rent fixation etc **

Rental Payments to Housing Association for maint. Units

MODEL 3 HOUSING ASSOCIATION (LEASE)

Tenants



49

MMRDAMMRDA

DeveloperDeveloper

HOUSING ASSOCIATIONHOUSING ASSOCIATION

Regulatory Agency

Regulatory Agency

BANKBANK

Bank finances purchase of Units from MMRDA

Monitoring and Scrutiny


MMRDA Sells Units to Housing Association with conditions **

Rental Payments to Housing Association for maintaining units

MODEL 4

HOUSING ASSOCIATION (SALE)

Tenants



HA uses rental surpluses and

loans to construct additional units for

low income families ** Regulator can reclaim housing units if there

is breech in use conditions

50

UK SUPPORT FOR HOMELESS INTERNATIONAL MOU WITH MMRDA:

UK Governmental Regulatory and Representative Bodies:

Housing Management Organisations and Expertise:

Largest and Oldest (100 Years + Housing Group

Government Agency for Developing Social Housing

Government Agency for Regulating Social Housing Organisations

Large Housing Group

HOMELESS INTERNATIONAL SUPPORTING ORGANISATIONS

Trade Body representing 1300 Housing Associations

Organisations

Chartered Institute Housing representing 22000 Housing Professionals

Trade Body representing ALMOS

Large Housing Group

Large Housing Group

Pre-eminent Legal firm in UK responsible for Housing Policy and Regulation

51

THANK YOU52

chief, rental housing division mumbai metropolitan … · mumbai metropolitan region development...

Documents