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

2

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

3

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

4

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)

5

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

6

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)

7

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

8

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

9

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

10

SAHAKAR NAGAR 1

House Layout

11

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

12

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

13

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


sqmt percent

Total Plot 21747. 100.00

14

Perimeter: G+10, Internal: G+7


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



SAHAKAR NAGAR 2

Options

15

SAHAKAR NAGAR 2

House Layout

16

Carpet Area: 950 sqft

SAHAKAR NAGAR 2

Feasibility


1 Total Area (sqmt) 21747.00




5 Assuming MHADA gives min 25 sqmt /house (sqmt) 5000.00 Number of Houses 200.00













17



















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)



SAHAKAR NAGAR 3

Overall Plan


sqmt percent

18

Total Plot 21240.00 100.00


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



SAHAKAR NAGAR 3

Optional Plan

19

SAHAKAR NAGAR 3

House Layouts

Option 1 (470 sqft)

20Option 2 (480 sqft)

SAHAKAR NAGAR 3

Feasibility SAHAKAR NAGAR 3 - PROJECT FEASIBILITY


1 Total Area (sqmt) 24516.00




5 Assuming MHADA gives min 600 sqmt /building (sqmt) 6600.00 Number of Buildings 11.00













21



















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)



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

22

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

23

Thank You

proposal for presentation made to principal … made to principal secretary, housing, government of...

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