Slum rehabilitation authority
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Discussed about Slum Rehabilitation Authority of mumbai city
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- 1. Slum Rehabilitation Authority Aditya Bhide Harsh
JainPresented by Mahesh Kaushal : Mohsin Khan R.Venkat
- 2. SlumsBig problems for small cities
- 3. Slums Big problem for small city GOI definition of Slum
Settlements:- Apparent physical sub-standardness, irrespective of
land ownership or tenure statuslegal settlements as Slums? Unfit
for human habitation due to dilapidation, overcrowding, lack of
ventilation, light or sanitation facilities which are water, roads,
healthcare, education? If conditions met, settlements can be
regularised as Slums
- 4. Classification of Slum Settlements Freehold land , such as
those in the inner city, blighted areas or urban villages. Squatter
Settlements which are encroachments on public or private land.
Illegal Land Sub-Divisions where quasi/legal land ownership but the
land subdivision undertaken illegally. Public or Private Leasehold
Land , such as cooperative-model in resettlement colonies or urban
villages.
- 5. Slums The grim reality 70% of slum dwellings were exposed or
semi-permanent. 25% of slums lacked safe drinking water & on
average one community tap served 63 households true access? 72% of
slums lacked community or individual toilets & on average, 1
seat for 376 persons forced open defecation. 68% of slums lacked
municipal rubbish facilities & threw garbage in open areas
city-wide health epidemics. 45% of slums lacked any drainage
infrastructure floods. 85% of slums lacked underground sewerage
exposure. 63% of slums had no fully-surfaced internal road
time.
- 6. Slums Problem within the city Mumbai Pune region has large
slum settlement in the state. 58% of Mumbai& 40% of Punes
population lives in slums, much with lack of basic amenities
(especially Dharavi and Pimpri Chinchwad & Pune area). Threat
of a new slum settlement, larger than Dharavi is on the rise at
Nalasopara, near Mumbai. These slums are now posing serious threat
in terms of terrorist activity to the Maximum City. Slums are
increasing everyday, due to influx of people coming to Mumbai from
all over country in search of jobs / opportunity. This is putting
huge pressure on infrastructure of the city
- 7. Slums Government initiatives
- 8. Slum clearance The Government way From 1946 to 1974 Slum
eviction and clearance with limited relocation was predominant
policy From 1975 to 1977 During Emergency, slum clearance was
notorious and unpleasant From 1980s to 1990s Various International
donor agencies insisted on In-situ slum upgradation Year 1997
National slum development program was announced Year 2001 VAMBAY
(Valmiki Ambedkar Malin Basti Avaash Yojana) launched for urban
population below poverty line. Year 2001 Draft National slum Policy
being prepared, with emphasis to In-situ development of regularized
and under serviced settlement.
- 9. SRA The Genesis Phase I Prior to 1970, clearance of slums
were the only solution thought of, by the State government The
encroachment would grow again, post the demolition drive. This was
not the permanent solution to the situation Phase II It became
necessary to tolerate slum as housing structure Census of hutments
were carried and I.Card were issued to such dwelling, post Feb 1976
It was agreed that whenever the slums are to be removed for public
purpose, the dwellers would be located elsewhere
- 10. SRA The GenesisPhase III -- In the mid 80s, on the
guidelines of World Bank, Slum upgradation work was carried out. --
Slum lands were given on 30 years lease to slum dweller society at
nominal lease rent. Soft loans were provided for slum upgradation
on as is where is basis -- Such schemes were limited to State
Govt., Municipal and housing board lands.Phase IV-- Post 1990, a
comprehensive rehabilitation scheme was launched under
therecommendation of Afzalpurkar committee, headed by Shri Dinesh
Afzalpurkar,Ex.Chief Secretary-- Mah. Slum Area (Improvement,
Clearance and Redevelopment) Act of 1971was amended and Slum
Rehabilitation Authority was created vide notificationdated 16
Dec., 1995. It become functional from 25th December, 1995.-- It was
given corporate status from 3rd Jan., 1997. It is now an
independentautonomous body.
- 11. SRA Constitution & function The entity, thus created,
consist of Chairperson CM of Maharashtra CEO Super time scale IAS
Officer 14 members includes ministers of state, principal
secretary, elected member of State legislature and non-official
members from field of construction. The main function of the
authority are Planning & implementation. Building permission
and supervision. Eligibility certification, eviction of
non-participants and declaration of slums and rehabilitation area.
Registration of Co-op housing society. Land management, community
development, General administration, Accounts and finance.
- 12. Schemes for Slum development
- 13. Slum Rdevelopment SchemeSlum redevelopment scheme was made
operative from 25th March, 1991.Under this scheme redevelopment of
slums whose structure and inhabitantsname appeared in electoral
list of 1985.Rehab area upto 180 sq.ft. Each dwellers had to pay
Rs.15000/- to Rs.18000/- ascontribution.Profits for promoters were
capped at 25% and FSI restricted upto 2.5 of totalarea to
accommodate both rehab and sale components.This scheme was later
scrapped and new Slum rehabilitation scheme wasintroduced with the
formation of SR Authority.Every slum structure existing as on
1/1/1995 or prior there-to is eligible forrehabilitation.
- 14. Slum Redevelopment SchemeSlum dwellers get a self contained
225 sq. ft. carpet area tenement free of cost. (currently this is
being amended to 269 sq. ft.)Cost of construction of the
rehabilitation tenements is cross-subsidized from thesale of free
sale tenements in the open market.FSI generates from Rehab to Sale
ratio which is 1:0.75 for City, 1:1 for suburbs &1:1.333 for
Dharavi. FSI is generated on the basis of no of rehab units on the
plot and NOT as per sizeof the plot It may exceed 2.5.No financial
involvement of the government.The entity developing the slum
rehabilitation scheme is entitled to freesale component in
proportion to the rehab component.A sum of Rs. 20,000/- per
tenement is recovered from the developer for subsidizingthe monthly
maintenance of the building.
- 15. Types of rehabilitation scheme The density of dweller
should be 500 tenements per hectare. TDR is available against Free
sale component. 1 Balwadi and 1 Welfare center of standard size of
225 sq. ft. for every 100 tenements. Clubbing of 2 SRS scheme
having same rehabilitation to sale ratio.
- 16. Slums Big problem for small city As per the provisions of
different sections of Development Control Regulations (DCR):33.10
scheme : In the schemes approved under the provisions of this DC
regulation, the slums are rehabilitated on the same site.3.11
scheme : In the schemes approved under the provisions of this DC
regulation, anowner of vacant unencumbered land can use it for
construction of PAP tenements forwhich he is compensated by TDR for
land and for construction.33.14 scheme : In this scheme, the
landowner is allowed to consume the existing FSIpotential of the
land, owned by him. The additional potential of 1.5 for suburbs,
1.66for difficult area & 1.00 for island city (only for
government or public sector plots) isgranted under this scheme.The
developer constructs transit tenements out of a prescribed part of
this additionalpotential. The balance of the additional potential
is allowed as free sale component.
- 17. Example of tenement calculation. Under the In-situ scheme
DCR 33(10) If a Plot are of 1000 sq mtr consist 50 eligible huts
and on it there is a set back of 200 sq mtrs for DP Road, then 1000
200 = 800 sq mtrs with 50 huts. So the density per hectare is
50/800 X 10,000 = 625 huts per hectare Since > 500 huts
therefore no PAP tenements If < 500 huts PAP would be generated
and submitted to SRA, who in turn would use this to relocate
project affected people due to public work or other displacement
reason.
- 18. Example of FSI Continuing on previous example, under the
In-situ scheme FSI that would be available is calculated as below :
Rehab component = 50 x 25 sq. mtr. (269 sq ft) = 1250 sq. mtrs.
Additional component passage + society office Balwadi + Welfare
cntr = 225 sq. mtrs. Rehab component = 1475 sq. mtrs. Tot FSI for
salable portion = 1475 sq. mtrs.
- 19. Example of TDR From previous example what we get Rehab
component = 1250 sq. mtr. Salable component= 1475 sq. mtr. BUA
permissible = 2725 sq. mtr. Maximum permissible FSI in-situ is 2.5
hence : Plot size = 1000 sq mtr Max FSI = 2500 sq mtr (1000 x 2.5)
Sale BUA= 1250 sq mtr (2500 1250) TDR = 225 sq mtr
- 20. Stages of schemes implementation
- 21. Stages of implementation Stage 1 Doc (land papers etc)
Appoints a Chief collected /70%of dwellers form Co- promoter / Plot
measured op society opening of / Structure bank account demarcated
Developer appointed / Developers enter into Structure survey &
no. Developer individual Table no of appoints agreement house
engineer / with dwellers prepared surveyors Proposal with plan
annexure, documents Stage II commences submited to SRA
- 22. Stages of implementation Stage 2 Annexure II submitted
forScrutiny by sub-engineer / certification / Scrutiny fee paid by
the scrutiny fee Annexure III developers calculated submitted to
Finance Annexure II & III certified by Annexure I scrutinized
by LOI, Layout , CC issued respective Engineering authority Dept
Stages of implementation Stage III commence Stage 2
- 23. Stages of implementation Stage 3 Lots of allotments to
Arrangement of transit Draw a lot for transit participant /
accomodatio accommodat latter to non- n (Onsite or ion participants
offsite) If non participants dontAll structure demolished agree
within Dwellers shifts to transit and work 15 days, they camp /
non- upto plinth are physically participant level evicted from
issued notices completed site After verifying plinth dimension, SRA
grants permission to Stage IV commences construct beyond plinth
level
- 24. Stages of implementation Stage 4 Building permission for
free Plan for further rehab and sale building Rehabilitation
building free sale building given in completed approved proportion
to rehab buildingBuilding and compliance with IoA conditions
Building completion Lists of allotees prepared / verified/
certificate allotment of Occupation submitted by tenements made
permitted architect in joint names Possesion as per allotment SRA
issues I.Card to slum Stage V commences dwellers
- 25. Stages of implementation Stage 5Commencement of Further
building remaining free permission / OC sale building granted in
due construction course Separate property card for rehab plot, free
sale plot and reserved plot prepared
- 26. Other features of the schemes
- 27. Where SRA scheme can be implemented ? Land area falling
under following category Category I Slum falling under Residential,
Commercial or Industrial zone. Category II Slums occupying more
than 25% of non-buildable area such as playgrounds etc. Category
III Slums occupying the area buildable for public purpose such as
Primary or secondary schools. Category IV Area not covered under
cat.II, cat.III and Cat V
- 28. Where SRA scheme can be implemented ? Land area falling
under following category Category V Slums occupying area reserved
for public housing/high density housing or housing for dishoused.
Category VI Slum occupying area reserved for road widening
projects. Category VII Any land not covered under any category
above.SRA schemes are not applicable to any CRZs. They are governed
as separate zones.
- 29. Costal regulation zones There are three zones. CRZ I Area
between the high tide and low tide line, where no development is
permitted. CRZ II where substantial development has already
occurred, but further development is controlled. CRZ III where
sporadic development has occurred, and only repairs and
reconstruction is allowed.
- 30. Other facilities provided by SRA Registration of Co-op
societies for SRA projects. Final demarcation and change in record
of rights. Leasing of land and transfer in records of right.
Reduction in stamp duty. Reduction in property tax.
- 31. Developers in the schemes
- 32. SRA Requisites of a developerSolvency certificate to be
provided by the developer fromthe nationalized banks. Value of SRA
Project Solvency certificate of More than 10 crores Rs.30 lac From
5 crores to 10 crores Rs. 15 lac Below 5 crores Rs. 5 lacProject
record of last 5 years and the expenses incurred on such projects,
dulycertified by the architect.Details of technical staff and
equipments.Atleast had develop 25% of the current size of project
in last 5 years.These terms are relaxed for the project of size
less than 500 sq. mtrs. This is inview of encouraging new entrants
in development.
- 33. Relaxation in building norms No separate kitchen
compulsory. No size restriction on bath or water closet unit. Lift
not a compulsion for ground + 5 storey building.Area of 2 mtr width
provided as common passage in rehab buildingshall not be counted
towards FSI.If the height of building is more than 24 mtrs due to
stilt in rehabbuilding, it will not be considered as high rise
building under Firesafety norms.
- 34. Developers grievances No availability of Pre-sale finance.
Lack of formal institutions to provide construction finance. Rigid
red tapism and huge under the table transaction. Nuisance created
from local slum dwellers due to vested interest. Slum lands
considered as tricky collateral by most lenders
- 35. Some allegations of misdoings Laskaria Developers Allegedly
acquired 52 hectares in Malwani, Malad for Rs.53 crores. Total
Finance available, including loan and capital, is Rs.52 lac 2.5
hectare of total plot is under CRZ. Shivalik Ventures False claim
of acquiring 70% approval from residents Also claims of receiving
NOC from private landowners, no relevant paper submitted to
authority. Lokhandwala Developers 6.9 hectares of plot in Haji Ali
and Worli acquired Norm of 70% approval from locals was asked to be
ignored by officials The cut-off was advised to be extended till
2000 instead of 1995
- 36. Final word One must beware of ministers who can do nothing
without money, and those who want to do everything with money. Late
Smt. Indira Gandhi (November 19, 1917 - October 31, 1984)
- 37. References SRA website www.sra.gov.in Research paper by
Prof.Vinit Mukhija Enabling Slum development in Mumbai Policy
paradox in practice Presentation on housing scams by Dr.Kirit
Somaiya BJP national secretary.
- 38. T ha nk y ou