UNDERSTANDING
THE
IMPORTANT CONCEPTS LIKE
FSI, TDR, FEASIBILITY, ETC.
IN
REDEVELOPMENT PROCESS.
Architects, Project Management Consultants, Valuers
Mukund Godbole
Jitendra Mukadam
www.godbolemukadam.com
Mob. No. : +91 9322272016
WHY THE SOCIETY BUILDINGS SHOULD BE
REDEVELOPED ?
1. Whether the society building is dilapidated or requires Extensive
Structural Repairs?
2. Whether the society premises has enough Parking Space?
3. Do you have enough Play Area for children?
4. Do you have Lifts? Is it convenient to get a Patient down
through staircase in Emergency?
5. In heavy rain whether society plot Submerges with Flooding
Water?
architects, project management consultant, valuers 2
WHY THE SOCIETY BUILDINGS SHOULD BE
REDEVELOPED ?
1. Whether the Existing Flat Area is enough for your Growing
Family?
2. Do you have Modern Facilities like……………
a) Wide staircases.
b) Children play area & Gardens.
c) Intercom.
d) Security camera phone.
e) Flower bed.
f) Fire fighting system.
g) Fitness center
architects, project management consultant, valuers 3
TECHNICAL TERMS
architects, project management consultant, valuers 4
1. FLOOR SPACE INDEX (FSI)
a) FSI means the quotient of the ratio of the total
Permissible Built Up Area to the total plot area.
Permissible Built Up Area
Floor space index =
Plot area
OR
Floor space index X Plot area = Permissible Built Up Area.
e.g.
1.00 X 5000 Sq.Ft. = 5000 Sq.Ft.
architects, project management consultant, valuers 5
2. TRANSFERABLE DEVELOPMENT RIGHTS (TDR)
a) Transferable Development Rights (TDR) is a
compensation in the form of Floor Space Index (FSI) or
Development Rights which shall entitle the owner for
construction of built-up area against handing over the area
under plot or land which is under various reservation as per
development plan. This FSI credit shall be issued in a
certificate which shall be called as Development Right
Certificate (DRC).
architects, project management consultant, valuers 6
CASES ELIGIBLE FOR TRANSFERABLE
2(a) DEVELOPMENT RIGHTS (TDR ):-
a) Compensation in terms of TDR shall be permissible for
lands under various reservations for public purposes like
garden, school, public housing, library new roads, road
widening etc. which are subjected to acquisition,
proposed in Draft or Final ROAD DR
USED FOR
Development Plan, prepared under the
provisions of the Maharashtra Regional
and Town Planning Act,1966.
ROAD
RESERVAT
architects, project management consultant, valuers 7 ION AREA
3. PREMIUM FSI
1. This FSI is available on payment of premium to MCGM.
2. The maximum permissible Additional FSI is applicable as per
table no 12 (as mention below)
3. This premium FSI is Depend upon the width of the road
abutting the plot.
architects, project management consultant, valuers 8
4. FUNGIBLE FSI
1. The fungible compensatory area admissible on rehab
component shall be granted without charging premium and
such fungible compensatory area for rehabilitation component
shall not be used for free sale component and shall be used to
give additional area over and above eligible area to the existing
tenants.
2. The fungible compensatory area is admissible with charging
premium on sell component.
architects, project management consultant, valuers
5. ACCESS ROAD
1. The permissible FSI on a plot is related with the road width it
is facing as shown in FSI table.
2. TDR and Premium FSI are not permissible on a plot fronting
road width less than 9 mts.
3. MCGM shall convert all roads of width less than 9 m to 9 m
and above as per site condition through MR&TP Act or MMC
Act.
4. The plots which are facing on existing roads less than 6 mt.
width but are proposed to be widened upto 9 mt. in future, will
be permissible for FSI per 9 mt road width.
architects, project management consultant, valuers 10
1
REGULATION 30(A)(1) TABLE NO 12, FSI & BUILT
4.
1
UP AREA COMPUTATION
Area & Road Zonal Additional Admissible Permiss
Zone width (Basic) FSI TDR ible FSI
on payment (3+4+5)
of
Premium
1 2 3 4 5 6
Less than 9m 1.33 --- --- 1.33
Island
City 9m & above but 1.33 0.5 0.17 2.0
Residentia less than
l 12.00m
/Commer 12.00 m 1.33 0.62 0.45 2.4
cial &above but less
than 18.00m
18.00m & 1.33 0.73 0.64 2.7
above but less
than
architects, project 27m consultant, valuers
management
1
2 Area & Road Zonal Additional Admissib Permissi
Zone width (Basic) FSI le ble FSI
on payment TDR
of (3+4+5)
Premium
1 2 3 4 5 6
Suburbs Less than 9m 1.00 --- --- 1.00
and
Extended 9m & above but 1.00 0.5 0.5 2.0
Suburbs less than
( Except 12.00m
BARC, 12.00 m 1.00 0.5 0.70 2.2
Akse, &above but less
Marve and than 18.00m
CRZ) 18.00m & 1.00 0.5 0.90 2.4
above but less
than 27m
27 m and above 1.00 0.5 1.00 2.5
architects, project management consultant, valuers
REDVELOPMENT SCHEMES
IN DCPR 2034
architects, project management consultant, valuers 13
1
33(5) FOR MAHARASHTRA HOUSING & AREA
A.
4
DEVELOPMENT AUTHORITY (MHADA)
1. Applicable to development / redevelopment of housing schemes
implemented by MHADA on MHADA lands for Economically
Weaker Sections (EWS), Low Income Group (LIG) and Middle
Income Group (MIG) categories.
2. 3 FSI permissible on gross plot area.
3. 4 FSI is permitted to Plot area more than 4000 Sq.mt. and
fronting road width more than 18 mts.
4. Each occupant shall be given the existing carpet area + 35%
basic entitlement subject to minimum 35 Sq.mt. (376Sq.ft.)
architects, project management consultant, valuers
1
5
5. Fungible for rehab area is available free of premium.
6. For a plot of area upto 4000 Sq.mt. MHADA may allow payment of
premium instead of Constructing and handing over its share.
7. In case of plot having area 4000 sq. m or above and road width 18
mt. or more , the FSI 1.00 out of 4 FSI, shall be permissible in the
form of Social Housing stock in the ratio of 1 MHADA: 0.5
Cooperative Society (2/3rd : 1/3rd) and it shall be handed over to
MHADA free of cost & without any compensation.
architects, project management consultant, valuers
1
6 33(7) FOR OF CESSED BUILDINGS IN THE
B. ISLAND CITY
1. Reconstruction or redevelopment of cessed buildings in the island
city by co-operative housing societies or of old buildings belonging
to the corporation existing from prior to 30/06/1969
2. 3 FSI on gross plot OR Rehab BUA+ Incentive whichever is more.
3. Incentive on rehab area is 50% for 1 plot , 60% for 2 to 5 plots and
70% 6 plots or more. An Additional incentive is permissible for
rehab depending upon the combination of no. of plots.
4. Each occupant shall be given the existing carpet area subject to
minimum of 300 Sq.ft. and maximum of 1292 Sq.ft. In case of non-
residential occupier carpet to be given shall be equivalent to the
area occupied in the old building.
architects, project management consultant, valuers
1
7
C. 33(7)(A) FOR TENANT OCCUPIED BUILDING
1. Applicable to Dilapidated authorized tenanted building/s in Suburbs
and Dilapidated authorized Non cessed Tenanted building/s in Island
City
2. Rehab area + Incentive OR Permissible FSI as per Table no 12 of
regulation 30(A)(1) whichever is more.
3. Incentive on rehab area is 50% for 1 plot , 60% for 2 to 5 plots and
70% for 6 plots or more.
4. Each tenant will get minimum 300 Sq.ft. and maximum of 1292 Sq.ft.
of carpet area and non-residential occupier will get equivalent to
existing carpet area.
5. No new tenancy created after 13/6/96 shall be considered.
architects, project management consultant, valuers
1
8
D. 33(7)(B) FOR RESIDENTIAL HOUSING SOCIETIES.
1. For, Housing Societies in Suburbs and Island City which are 30
years old excluding buildings covered under regulation 33(7) and
33(7)(A).
2. Existing area + Incentive OR Permissible FSI as per Table no 12
of regulation 30(A)(1) whichever is more.
3. 15% Incentive on Existing authorized area or 10 Sq.mt. per
residential tenement which ever is more.
4. If tenanted building/s and building/s of co-operative housing
society/non-tenanted building/s coexist on the plot under
development, then the rules of 33(7)(A) & 33(7)(B) can be
combined.
architects, project management consultant, valuers
1
9
33(9) FORBUILDINGS UNDER CLUSTER
E. DEVELOPMENT SCHEME(S)(CDS)
1. For, Redevelopment of Clusters. Minimum Plot area of 4000
Sq.mt. in Island City and 6000 Sq.mt. in Suburbs. Road width must
be 18 mt. wide or more.
2. Cessed Buildings, Non cessed buildings which are 30 years old,
Slums upto 50% of area are allowable under Cluster
redevelopment.
2. 4 FSI OR Rehab Built up area + Incentive whichever is more.
3. Each rehab tenement shall be given occupied area subject to
minimum 300 Sq.ft. carpet area and maximum of 1076 Sq.ft.(100
Sq.mt.)
architects, project management consultant, valuers
2
0
F. 33(10) FOR SLUM DWELLERS
1. For, Slum Rehabilitation area declared or notified under Slum Act.
2. 4 FSI OR Rehab Built up area + Incentive whichever is more.
3. Each rehab tenement shall be given 300 Sq.ft. carpet area
4. Schemes under redevelopment of Slum areas are sanctioned by a
separate Slum Rehabilitation Authority.
5. The no. of hutment dwellers are certified by SRA.
6. The density in SRA scheme is high and hence various relaxations in
open spaces are given in SRA schemes.
architects, project management consultant, valuers
1. DOCUMENTS REQUIRED
• Property Card
• City survey plan.
• D. P. Remark.
• Inspection Extract.
• Road Line Remark.
• Occupation Certificate
• Sanctioned/Approved Plans.
• Ownership Proof.
• List Society Members with flat no. 21
architects, project management consultant, valuers
2. PROJECT REPORT
1. Project report will furnish detailed information about FSI
calculation, Various Expenditure & Total Revenue along with
gross profit.
2. FSI will cover, Are under reservation & amenity, Total
permissible BUA, Rehab Area, Sell area etc ….
3. Revenue is based on RERA carpet area & calculated
considering prevailing market rate.
4. Expenditure covers construction cost, approval cost, TDR cost,
rent brokerage corpus fund etc…
5. The gross profit is deducting Expenditure from Revenue.
architects, project management consultant, valuers 22
REDEVELOPMENT
THROUGH DEVELOPER
architects, project management consultant, valuers 23
1.LINE OF ACTION • Short listing of Developer.
• Taking Quotations from • Finalization of Developer
Architect/ P.M.C.
• Development Agreement &
• Appoint the Architect/
Power of Attorney
P.M.C.
• Documentation & • Finalize the Building Plans.
Survey.
• Approval of Building Plans
• Project Report.
• Shifting and demolition
• Tendering Process
• Commencement of Construction
• Comparative Analysis
• Occupation Certificate from
• Understanding the Municipal Corp.
Developer • Handing over the Possession
architects, project management consultant, valuers 24
SELF REDEVELOPMENT
architects, project management consultant, valuers 25
2
A.
6
DEFINITION OF SELF REDEVELOPMENT
Redevelopment of old/ dilapidated buildings by
Owner/Society, without appointing any Developer/
Builder is known as Self Redevelopment.
architects, project management consultant, valuers
B. ADVANTAGES
Openness in planning and sizes of Rooms
Elevation of Buildings
Cross ventilation in rooms.
Nature of parking system
Number of Lifts.
Garden areas
Floor Allotment.
architects, project management consultant, valuers 27
BENEFITS AS PER STATE GOVERNMENT
C. REGULATION DTD:13/09/2019
1. 10% Additional F.S.I. / Incentive F.S.I. will be given over and
above permissible F.S.I.
2. Local Competent Planning Authority will sell T.D.R. at
discounted rate of 50% of Ready Reckoner Rate.
3. Local Competent Planning Authority will give discount in all
the Premium payable by the Society during the Project
Approvals.
4. The discounted premium amount can be Paid in Easy
Installments as decided by Local Competent Planning Authority.
architects, project management consultant, valuers 28
BENEFITS AS PER STATE GOVERNMENT
C. REGULATION DTD:13/09/2019
5. Stamp Duty of the existing flats owned by registered society
members will be Rs.1000/- as applicable in Pradhan Mantri
Awas Yojana (PMAY)
6. Discount will be given in the Open Space Deficiency,
Development Charges payable to local approving authority.
7. Maharashtra State Co-op Bank will be a nodal agency and
will promote Self-Redevelopment through respective District
Central Co-op bank.
architects, project management consultant, valuers 29
BENEFITS AS PER STATE GOVERNMENT
C. REGULATION DTD:13/09/2019
8. State government of Maharashtra shall give Subsidy of 4 % in
the Interest Rate Payable To Bank for Self- Redevelopment
projects.
9. Vigilance Committee And Grievance Redressal Committee
shall be formed so as to keep check on the progress, Ethical
Practices And Resolving Disputes between the parties.
10. The Local Planning Authority shall decide the criteria and will
Empanel / Register the Qualified Contractors for the
construction of buildings under Self- Redevelopment.
architects, project management consultant, valuers 30
• Submission and Approval of
1.LINE OF ACTION Plans
• Appointment of
Consultants • Raising Funds
• Documentation and
Survey • Shifting, Demolition
• Project Report • Construction Activity
• Bank loan application • Sales and Marketing
• Scheme Design
• Occupation Certificate
• Tendering Process
• Handing Over Flats
• Finalization of
Contractor • Repayment of Loans
architects, project management consultant, valuers 31
Architects, Project Management Consultants, Valuers
Mukund Godbole
Jitendra Mukadam
www.godbolemukadam.com
Mob. No. : +91 9322272016
