PROPOSAL FOR Presentation made to Principal … made to Principal Secretary, Housing, Government of...
Transcript of PROPOSAL FOR Presentation made to Principal … made to Principal Secretary, Housing, Government of...
Presentation made to
Principal Secretary, Housing, Government of Maharashtra
PROPOSAL FOR
REDEVELOPMENT OF
SAHAKAR NAGAR,TILAK NAGAR
housing first, real estate later
1
7 July 2007
A FORMER MHADA COLONY
ByResidents Associations, Sahakar Nagar
C h a n d r a s h e k h a r P r a b h uCollective Research Initiatives Trust (CRIT)
SAHAKAR NAGAR
LOCATION
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M – WARDCTS Nos: 49-58 & 60
NEAR TILAK NAGAR RLY. STN.
LAND OWNER: MHADAIndividual Plots have been conveyed to residents by MHADA
DELINEATION
Sahakar Nagar. 1
488 Tenements of 400 sqft eachSahakar Nagar. 5
200 Tenements
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TOTAL AREA: 1,44,355 sq m(14.45 Hc; 35.6 Acres)
ENCROACHMENTS: 17923 sq m
NO OF TENEMENTS: 1240
POPULATION: 6200 persons
DENSITY: 492 p/Hc OR 199p/Ac
Sahakar Nagar. 2
200 Tenements of originally 225 sqft each;
now occupying about 1000 sqft
Sahakar Nagar. 3
352 Tenements of 218 sqft each
LANDUSES
SAHAKAR NAGAR
1 2 3 5 Other Total
Sahakar Nagar. 1
Sahakar Nagar. 5
Location of Trees
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Total Area sqm 44932 21747 24516 8581 44579 1,44,355
Reservations sqm 7612 0 3276 0 11830 22,718
Resi Plots sqm 26750 15544 9168 7211 0 58,673
Open Spaces sqm 3725 1252 8822 144 597 14,540
Roads sqm 6845 4951 3250 1226 14229 30,499
Encroach’s sqm 0 0 0 0 17923 17,923
No. of Buildings 39 200 11 10 -
No. of Tenements 488 200 352 200 - 1,240
No. of Floors 3 1 4 5 - -
Avg. height (m) 11 5 14 17 - -
Sahakar Nagar. 2
Sahakar Nagar. 3
Land Uses
CONTEXT
DILAPIDATION
WATER LOGGING
GROWING FAMILIES
NEW ASPIRATIONS OF ACTIVE& AWARE COMMUNITY(Also Organized)
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UNUSED FSI(more rights possible by TDR)
PRESSURES FROM BUILDERS
REDEVELOPMENT SEEMS INEVITABLE
(Using unused FSI and TDR)
BUILDER-LED
REDEVELOPMENT
PIECE – MEAL DEVELOPMENT(Limited Scope of good overall plan)
SMALL OPEN SPACES(mostly as side open spaces)
LESS ADDL. FLOOR AREA
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LESS ADDL. FLOOR AREA(About 50-100 sqft carpet area)
NO SHARED AMENITIES(less possibilities of new amenities)
HIGH TRANSIT COST
LESS CORPUS(about 1lakh – 3 lakhs per house)
INTEGRATED SELF-
REDEVELOPMENT
INTEGRATED DEVELOPMENT(Ample Scope of good overall plan)
LARGE OPEN SPACES
SIGNIFICANT ADDL. FLR AREA(About 250-300 sqft carpet area asprofits are converted into more carpetarea)
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area)
SHARED NEW AMENITIES(large parking spaces, club-house, halls etc.)
MINIMUM/NO TRANSIT COST
SIGNIFICANT CORPUS(about 4lakh – 6 lakhs per house for maintenance)
PROPOSED PLAN
Developed after Numerous Discussions with the Local Communities
Excluded buildings that did not want Self-Development
Three Colonies wanted to remain separate
Used existing open spaces to start construction and phased such that
Land For Sale
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construction and phased such that there is no transit required
Aimed at keeping existing trees untouched as far as possible
Kept Sale Ground Area less than 40%
Maximized Open Spaces
Provided cross-ventilation for every house
Increased Road Widths
Expected Population:
SAHAKAR NAGAR 1
Overall Plan
AREA DISTRIBUTION AND FSI
sqmt percent
Net Plot 27,227 100.00
Total Proposed Built
UP 46,286 100.00
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UP 46,286 100.00
Total Redevelopment
Built Up 23,342 50.47
Total Sale Built Up 22,944 49.53
Ground Area for
Redevelopment 17,512 64
Ground Area for Sale 9,715 36
FSI on
Redevelopment Plot 1.33
FSI on Sale Plot 2.36
FSI on Whole Plot 1.70
All Buildings: G+7
SAHAKAR NAGAR 1
Earlier Option
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SAHAKAR NAGAR 1
House Layout
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Carpet Area: 700 sqft
SAHAKAR NAGAR 1
Feasibility
AREAS COSTS EARNINGS EXPLAINATION FACTORS
1 Total Area (sqmt) 34919.86 Total Area of 44932 - Area of Not Ready Builings:6920
2 Reservation (sqmt) 7692.95
3 Net Plot Area (sqmt) 27226.91 (1-2)
4 Our Plot Area (sqmt) 16738.13
5 Assuming MHADA gives min 600 sqmt /society (sqmt) 15600.00 Number of Buildings 26.00
6 We have to buy the remaining Land as Tit-bit (sqmt) 1138.13 (4-5)
7 Cost of buying Tit-Bits from MHADA (Rs.) 3704613 RATE to MHADA for TIT-BITS 3255.00
8 We have to buy other remaining land (sqmt) 10488.78 (3-4)
9 Cost of buying Other land from MHADA(Rs) 34140979 RATE to MHADA for Other Land 3255.00
10 Capitalised Rent to be paid to MHADA (Rs) 11826748
11 Number of tenaments (Number) 312.00
12 Total Proposed Carpet area (sqft) 218400.00 PROPOSED AREA per House (sqft) 700.00
13 Total Proposed Built Up Area (sqft) 251160.00 Adding 15% to the Carpet Area 32760.00
14 Cost of Construction (Rs) 301392000 CONSTRUCTION COST (Rs/sqft) 1200.00
15 Total Corpus (Rs) 131040000 CORPUS PER TENAMENT (Rs/Tenament) 420000.00
16 Additional Charges (water+LUC) (Rs) 30000000
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17 Existing Right (sqmt) 27226.91 Existing FSI 1.00
18 Existing Right (in sqft) 292961.55 Converstion factor from Sq Mt to Sq Ft 10.76
19 Additional Right by TDR (in sqmt) 27226.91 Possible TDR 1.00
20 Additional Right by TDR (in sqft) 292961.55 Converstion factor from Sq Mt to Sq Ft 10.76
21 Total Right available (sqmt) 54453.82 (17 + 19)
22 Total Right (sqft) (sqmt x 10.76) 585923.10 Converstion factor from Sq Mt to Sq Ft 10.76
23 We consume (sqft) 251160.00 (from 13)
24 Balance without TDR (sqft) 41801.55 (18 - 23)
25 Rights Bought as TDR) (sqft) 205073.09 Percentage of TDR to be Bought 70.00
26 Rights to be used on Ground (sqft) 498034.64 (23+24+25)
27 Total Saleable (sqft) 246874.64 (26 - 23)
28 Total Commercial Saleable (sqft) 117184.62 Percentage of Commercial Saleable (% from whole) 20.00
29 Earnings from sale of Commercial (Rs) 644515414 Selling Price for Commercial (Rs/sqft) 5500.00
30 Total Residential Saleable (sqft) 129690.02 Total Sale - (Commercial)
31 Earnings from sale of Residential (Rs) 453915060 Selling Price for Residential (Rs/sqft) 3500.00
32 Cost of TDR (Rs) 512682715 MARKET RATE OF TDR 2500.00
33 Payments to MHADA for use of C. TDR (Rs) 12309073 Rate of NOC to MHADA for C. TDR use (Rs/sqft) 105.04
34 Payments to MHADA for use of R. TDR (Rs) 9082192 Rate of NOC to MHADA for R. TDR use (Rs/sqft) 70.03
35 TOTAL COST (Rs) 1046178319 (7+9+10+14+15+16+32+33+34)
36 TOTAL EARNING (Rs) 1098430473 (29 + 31)
37 Profits (Rs) 52252154 (36 - 35)
38 Hence adjusted FINAL CORPUS Amount (Rs) 183292154 (15 + 37)
39 Hence adjusted Corpus per tenament (Rs) 587475 (38/312)
SAHAKAR NAGAR 1
Phasing
Houses Built: 111 Houses Built: 100 Houses Built: 84 Houses Built: 48 Houses Built: 21
PHASE 1 PHASE 2 PHASE 3 PHASE 4 PHASE 5
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Buildings Demolished: 9 Buildings Demolished: 8 Buildings Demolished: 7 Buildings Demolished: 4 Buildings Demolished: 2
30% families re-housed 58% families re-housed 81% families re-housed 94% families re-housed 100% families re-housed
After 12 months After 18 months After 24 months After 36 months After 48 months
SAHAKAR NAGAR 2
Overall Plan
Podiums
Green Open
AREA DISTRIBUTION AND FSI
sqmt percent
Total Plot 21747. 100.00
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Perimeter: G+10, Internal: G+7
Total Proposed Built
UP 43494 100.00
Total Redevelopment
Built Up 20307 47
Total Sale Built Up 23187 53
Ground Area for
Redevelopment 13611 62.59
Ground Area for Sale 8136 37.41
FSI on Redevelopment
Plot 1.49
FSI on Sale Plot 2.85
FSI on Whole Plot 2.00
SAHAKAR NAGAR 2
Options
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SAHAKAR NAGAR 2
House Layout
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Carpet Area: 950 sqft
SAHAKAR NAGAR 2
Feasibility
AREAS COSTS EARNINGS EXPLAINATION FACTORS
1 Total Area (sqmt) 21747.00
2 Reservation (sqmt) 0.00
3 Net Plot Area (sqmt) 21747.00 (1-2)
4 Our Plot Area (sqmt) 15544.00
5 Assuming MHADA gives min 25 sqmt /house (sqmt) 5000.00 Number of Houses 200.00
6 We have to buy the remaining Land as Tit-bit (sqmt) 10544.00 (4-5)
7 Cost of buying Tit-Bits from MHADA (Rs.) 34320720 RATE to MHADA for TIT-BITS 3255.00
8 We have to buy other remaining land (sqmt) 6203.00 (3-4)
9 Cost of buying Other land from MHADA(Rs) 20190765 RATE to MHADA for Other Land 3255.00
10 Capitalised Rent to be paid to MHADA (Rs) 17034839
11 Number of tenaments (Number) 200.00
12 Total Proposed Carpet area (sqft) 190000.00 PROPOSED AREA per House (sqft) 950.00
13 Total Proposed Built Up Area (sqft) 218500.00 Adding 15% to the Carpet Area 28500.00
14 Cost of Construction (Rs) 262200000 CONSTRUCTION COST (Rs/sqft) 1200.00
15 Total Corpus (Rs) 84000000 CORPUS PER TENAMENT (Rs/Tenament) 420000.00
16 Additional Charges (water+LUC) (Rs) 30000000
17 Existing Right (sqmt) 21747.00 Existing FSI 1.00
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17 Existing Right (sqmt) 21747.00 Existing FSI 1.00
18 Existing Right (in sqft) 233997.72 Converstion factor from Sq Mt to Sq Ft 10.76
19 Additional Right by TDR (in sqmt) 21747.00 Possible TDR 1.00
20 Additional Right by TDR (in sqft) 233997.72 Converstion factor from Sq Mt to Sq Ft 10.76
21 Total Right available (sqmt) 43494.00 (17 + 19)
22 Total Right (sqft) (sqmt x 10.76) 467995.44 Converstion factor from Sq Mt to Sq Ft 10.76
23 We consume (sqft) 218500.00 (from 13)
24 Balance without TDR (sqft) 15497.72 (18 - 23)
25 Rights Bought as TDR) (sqft) 233997.72 Percentage of TDR to be Bought 100.00
26 Rights to be used on Ground (sqft) 467995.44 (23+24+25)
27 Total Saleable (sqft) 249495.44 (26 - 23)
28 Total Commercial Saleable (sqft) 93599.09 Percentage of Commercial Saleable (% from whole) 20.00
29 Earnings from sale of Commercial (Rs) 514794984 Selling Price for Commercial (Rs/sqft) 5500.00
30 Total Residential Saleable (sqft) 155896.35 Total Sale - (Commercial)
31 Earnings from sale of Residential (Rs) 545637232 Selling Price for Residential (Rs/sqft) 3500.00
32 Cost of TDR (Rs) 584994300 MARKET RATE OF TDR 2500.00
33 Payments to MHADA for use of C. TDR (Rs) 9831648 Rate of NOC to MHADA for C. TDR use (Rs/sqft) 105.04
34 Payments to MHADA for use of R. TDR (Rs) 10917422 Rate of NOC to MHADA for R. TDR use (Rs/sqft) 70.03
35 TOTAL COST (Rs) 1053489694 (7+9+10+14+15+16+32+33+34)
36 TOTAL EARNING (Rs) 1060432216 (29 + 31)
37 Profits (Rs) 6942522 (36 - 35)
38 Hence adjusted FINAL CORPUS Amount (Rs) 90942522 (15 + 37)
39 Hence adjusted Corpus per tenament (Rs) 454713 (38/200)
SAHAKAR NAGAR 3
Overall Plan
AREA DISTRIBUTION AND FSI
sqmt percent
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Total Plot 21240.00 100.00
Total Proposed Built
UP 42480.00 100.00
Total Redevelopment
Built Up 18810.41 44.28
Total Sale Built Up 23669.52 55.72
Ground Area for
Redevelopment 14571.00 68.60
Ground Area for Sale 6669.00 31.40
FSI on
Redevelopment Plot 1.29
FSI on Sale Plot 3.55
FSI on Whole Plot 2.00
SAHAKAR NAGAR 3
Optional Plan
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SAHAKAR NAGAR 3
House Layouts
Option 1 (470 sqft)
20Option 2 (480 sqft)
SAHAKAR NAGAR 3
Feasibility SAHAKAR NAGAR 3 - PROJECT FEASIBILITY
AREAS COSTS EARNINGS EXPLAINATION FACTORS
1 Total Area (sqmt) 24516.00
2 Reservation (sqmt) 3276.00
3 Net Plot Area (sqmt) 21240.00 (1-2)
4 Our Plot Area (sqmt) 9168.00
5 Assuming MHADA gives min 600 sqmt /building (sqmt) 6600.00 Number of Buildings 11.00
6 We have to buy the remaining Land as Tit-bit (sqmt) 2568.00 (4-5)
7 Cost of buying Tit-Bits from MHADA (Rs.) 8358840 RATE to MHADA for TIT-BITS 3255.00
8 We have to buy other remaining land (sqmt) 12072.00 (3-4)
9 Cost of buying Other land from MHADA(Rs) 39294360 RATE to MHADA for Other Land 3255.00
10 Capitalised Rent to be paid to MHADA (Rs) 14891625
11 Number of tenaments (Number) 352.00
12 Total Proposed Carpet area (sqft) 176000.00 PROPOSED AREA per House (sqft) 500.00
13 Total Proposed Built Up Area (sqft) 202400.00 Adding 15% to the Carpet Area 26400.00
14 Cost of Construction (Rs) 242880000 CONSTRUCTION COST (Rs/sqft) 1200.00
15 Total Corpus (Rs) 147840000 CORPUS PER TENAMENT (Rs/Tenament) 420000.00
16 Additional Charges (water+LUC) (Rs) 30000000
17 Existing Right (sqmt) 21240.00 Existing FSI 1.00
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17 Existing Right (sqmt) 21240.00 Existing FSI 1.00
18 Existing Right (in sqft) 228542.40 Converstion factor from Sq Mt to Sq Ft 10.76
19 Additional Right by TDR (in sqmt) 21240.00 Possible TDR 1.00
20 Additional Right by TDR (in sqft) 228542.40 Converstion factor from Sq Mt to Sq Ft 10.76
21 Total Right available (sqmt) 42480.00 (17 + 19)
22 Total Right (sqft) (sqmt x 10.76) 457084.80 Converstion factor from Sq Mt to Sq Ft 10.76
23 We consume (sqft) 202400.00 (from 13)
24 Balance without TDR (sqft) 26142.40 (18 - 23)
25 Rights Bought as TDR) (sqft) 228542.40 Percentage of TDR to be Bought 100.00
26 Rights to be used on Ground (sqft) 457084.80 (23+24+25)
27 Total Saleable (sqft) 254684.80 (26 - 23)
28 Total Commercial Saleable (sqft) 91416.96 Percentage of Commercial Saleable (% from whole) 20.00
29 Earnings from sale of Commercial (Rs) 502793280 Selling Price for Commercial (Rs/sqft) 5500.00
30 Total Residential Saleable (sqft) 163267.84 Total Sale - (Commercial)
31 Earnings from sale of Residential (Rs) 571437440 Selling Price for Residential (Rs/sqft) 3500.00
32 Cost of TDR (Rs) 571356000 MARKET RATE OF TDR 2500.00
33 Payments to MHADA for use of C. TDR (Rs) 9602437 Rate of NOC to MHADA for C. TDR use (Rs/sqft) 105.04
34 Payments to MHADA for use of R. TDR (Rs) 11433647 Rate of NOC to MHADA for R. TDR use (Rs/sqft) 70.03
35 TOTAL COST (Rs) 1075656909 (7+9+10+14+15+16+32+33+34)
36 TOTAL EARNING (Rs) 1074230720 (29 + 31)
37 Profits (Rs) -1426189 (36 - 35)
38 Hence adjusted FINAL CORPUS Amount (Rs) 146413811 (15 + 37)
39 Hence adjusted Corpus per tenament (Rs) 415948 (38/352)
SAHAKAR NAGAR 1 SAHAKAR NAGAR 2 SAHAKAR NAGAR 3
sqmt percent sqmt percent sqmt percent
Total Plot 27227 100.00 21747 100.00 21240 100.00
Total Proposed Built UP 46286 100.00 43494 100.00 42480 100.00
Total Redevelopment Built Up 23342 50.47 20307 47.00 18810 44.28
Total Sale Built Up 22944 49.53 23187 53.00 23670 55.72
SUMMARY
Present Population: 6200 persons
Present Density: 492 p/Hc OR
199p/Ac
New Built Up: 1,32,262 sqmt
Commercial: 26,452 sqmt
Residential: 62461 sqmt
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Ground Area for Redevelopment 17512 63.09 13611 62.59 14571 68.60
Ground Area for Sale 9715 36.91 8136 37.41 6669 31.40
TDR Used 70 100 100
FSI on Redevelopment Plot 1.33 1.49 1.29
FSI on Sale Plot 2.36 2.85 3.55
FSI on Whole Plot 1.70 2.00 2.00
433 new tenaments
Expected Population: 11,100 (in
1 year)
Expected Density: 880 p/Hc OR
356p/Ac
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Thank You