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Re-imagining Mumbai

WHAT IS REDEVELOPMENT?

Redevelopment is about reimagining a future that is built to enhance the present. It is about revamping a dilapidated structure, without altering the soul and its underlying philosophy.

At Richa Realtors, redevelopment is an intrinsic part of our expertise. For us redevelopment is not about scrapping away a collective past, but a way of creating contemporary spaces, which incorporate refined approach and efficient planning.

We have successfully completed 12 redevelopment projects in Mumbai and 1 in Pune in the last 8 years. One of our largest redevelopment projects was in Mulund- 25 Acre of 2.0 Mn sft. It was jointly developed with Tata Housing.

STAGES OF REDEVELOPMENT
  • Offer letter to the society
  • Finalization of terms and conditions with the society
  • Agreement with the society
  • Sanction of proposal plans submitted from MCGM (Municipal Corporation of Greater Mumbai)
  • Obtaining the IOD (Intimation of Disapproval)
  • Loading of TDR (Transfer of Development Rights) in the society's name
  • Shifting of the members & demolition of the existing structure
  • Obtaining the CC (Commencement Certificate)
  • Construction of the new building/s
DOCUMENTS REQUIRED FROM THE SOCIETY
  • Conveyance Deed
  • Society Registration Certificate
  • General Body Resolution to go in for Redevelopment
  • Consent letter from co-operative registrar's office
  • List of members with their respective carpet areas
  • C.T.S plan & property card for the plot
  • D.P remarks; if the property is under TPS scheme then T.P. remarks
  • Copy of the municipal approval plans.
WHY IS PROJECT MANAGEMENT CONSULTANT IMPORTANT IN REDEVELOPMENT ?

A Project Management Consultant is basically a team of Architects, Civil Engineers and Legal Advisors.

Architects who are required to prepare financial feasibility of project, technical analysis of offers of developers, verifications of building plans prepared by the developers, preparation of schedule of municipal process with developer. Civil Engineers are required to cross check R.C.C drawings of the proposed building and check onsite quality of the construction.

Legal Advisor is required to prepare a development agreement and individual MOFA agreements of society members and developer and check other legal aspects of the proposal


DUTIES & FUNCTIONS OF A DEVELOPER
  • The Developer has to demolish the existing building/s in the plot and construct new multi storey building/s taking into account the earthquake resistant factors as directed by the Municipal Corporation of Greater Mumbai. The new building/s should have stilt for car parking and should consist of those number of storey’s as per in the approved plans. The final plans are to be prepared after due consultation with the managing committee and understanding their requirements.
  • The Developer shall be responsible to obtain all the necessary approvals from the Municipal Corporation of Greater Mumbai and all other statutory and government offices and departments, which will include:
  • Development Planning Remark or Town Planning Remark
  • Survey of the entire plot with regards to the area and topography of the plot, existing plot boundary and existing structures (Developer's Architect)
  • Intimation of Disapproval (IOD)
  • Property Tax Assessment NOC: MCGM (Assessment Department)
  • Hydraulic Engineer No Objection Certificate: MCGM (Hydraulic Department)
  • Storm Water Drainage No Objection Certificate: MCGM
  • Sewerage No Objection Certificate: MCGM
  • No Objection Certificate from the Traffic Department: MCGM
  • Urban Land Ceiling NOC: Competent Authority in Collector's Office
  • Tree No Objection Certificate: MCGM (Tree Authority)
  • Non-Agricultural Permission: Collector's Office
  • Civil Aviation No Objection Certificate: Airport Authority of India
  • Pest Control No Objection Certificate: MCGM (PCO)
  • MTNL No Objection Certificate: MTNL
  • Chief Fire Officer's No Objection Certificate: Fire Department Office
  • Commencement Certificate: MCGM
  • Lift Inspection No Objection Certificate: Inspector of Lifts, PW
  • Occupation Certificate (OC): MCGM
  • Water Connection Certificate under section 270A: MCGM
  • Drainage Completion Certificate: MCGM (Water Department)
  • Building Completion Certificate (BCC): MCGM
  • TDR Loading: MCGM
  • Building Demolition Work: Contractor appointed for demolition work
  • Soil Testing Report: The Concerned Laboratory
  • The Developer should hand over all the listed certificates as the same needs to be with the custody of the Housing Society once the redevelopment of the property is completed and the occupancy certificate is issued by MCGM to re-house the members.
  • The Developer should provide the following infrastructure after the completion of the re-development work:
  • Complete paving around the building finished with suitable materials
  • Storm Water Drain
  • Sewerage lines
  • Security arrangements
  • Garden and landscaping (wherever possible)
  • Pipe gas line (as per availability)
  • Internet facility (as per availability)
  • Society office
  • Adequate car parking spaces
COMMENCEMENT CERTIFICATE

Demolition of the building - Once the members have shifted into their alternate accommodation, the demolition of the building will take place either of all the wings simultaneously or phase wise, depending upon the scheme of re-development. Usually about three months are given to the members from the date of execution of the development agreement before asking them to shift to the alternate accommodation.

Obtaining the CC (Commencement Certificate) - The IOD approval and demolition of the building will be followed by the issue of the CC (plinth level) by the MCGM which shall enable the Developer to start the construction work and after the plinth lines are verified by the MCGM officers, the further CC is granted for the complete building

OCCUPANCY CERTIFICATE

Construction of the building - The building construction work will begin in full swing as per the approved plans. Various safety factors will be considered during the construction work. The amenities will be as per the agreed terms and conditions.

Obtaining the OC (Occupancy Certificate) - The last step before the construction work is declared as complete is obtaining the Occupancy Certificate enabling the developer to allot the occupancy to the old as well as the new members.

Shifting the old members - On receipt of the Occupancy Certificate, the developer can lawfully allow the possession of the flats to the owners