G.R. Dt. 25th April, 2025 – Department of Housing – Sub- Redevelopment of MHADA Colonies at Bandra Reclamation and Adarsh Nagar, Worli, through C and D Agency
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Regarding Consolidated Redevelopment of Buildings in the MHADA Layouts at Bandra Reclamation and Adarsha Nagar (Worli) through C&D Agency
Government of Maharashtra
Department of Housing
Government Resolution No:-Sankirna-2023/Pra.Kra.26/GruNiPa
Madam Cama Marg, Hutatma Raj Guru Chowk,
Mantralaya, Mumbai-32
Dated:- 25th April, 2025
Vide:-
Letters from the Vice-President of MHADA, bearing No. O.N.Ni.Ka.Aa/Mum.M/1478/2023, Dt. 31.05.2023 and Dt.27.03.2025.
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Preface:-
During the period between 1950 and 1960, the Government with a view to creating affordable homes within the areas of Mumbai City and Mumbai Suburbs, set up 56 colonies for the Middle Income Group (MIG) and Lower Income Group (LIG) through Mumbai Board of the Maharashtra Housing and Area Development Authority (MHADA). There are about 5,000 co-operative housing societies in these colonies. As the construction of these buildings is 50 to 60 years old, some of these buildings have become old and dilapidated and as such their Redevelopment to elevate the living standards of the residents has become imperative for the residents.
Redevelopment of MHADA colonies is carried out under Regulation 33(5) of the Development Control Regulations for Greater Mumbai. Under the Redevelopment Policy of the Government redevelopment of some of the old buildings in MHADA Colonies has already been carried out. It has been noticed from these Redevelopment Projects that Redevelopment of the buildings in MHADA Colonies located along Main Roads and at strategic locations is carried out speedily. However, Redevelopment of the buildings which are tucked inside the Layouts and not at strategic locations, is not carried out speedily. Hence, the Policy for Redevelopment of MHADA Colonies has met with a limited success. In view of this factual scenario, for achieving planned development of infrastructural facilities and appropriate planning of the area and for creating buildings and amenities of fine quality during the course of Redevelopment of MHADA Colonies, it is imperative to carry out consolidated Redevelopment of the entire Layout. In view thereof, the Government contemplated the matter of carrying out Redevelopment of the MHADA Layouts at Bandra Reclamation and Adarsha Nagar (Worli) through Construction and Development Agency, as per the proposal received from the MHADA, vide its above referred Letters Dt. 31.05.2023 and Dt. 27.03.2025.
Government Resolution:-
Save and except the plots in 2 MHADA Layouts at Bandra Reclamation and Adarsha Nagar (Worli) for which Redevelopment permission has already been granted in favour of the co-operative housing societies, the Government has resolved to undertake Consolidated/Cluster Redevelopment of the buildings in the remaining Layout, as stated hereunder:-
1] Save and except the plots in 2 MHADA Layouts at Bandra Reclamation and Adarsha Nagar (Worli) for which Redevelopment permission has already been granted in favour of the co-operative housing societies, sanction is hereby granted for undertaking Cluster Redevelopment under Regulation 33(5) by appointing a Construction and Development Agency through MHADA instead of sanctioning Redevelopment of standalone buildings in the remaining Layouts.
2] Since total area of each of the aforesaid Layouts is greater than 4,000 Sq. Mt., such Redevelopment Projects are sanctioned 4.00 Floor Space Index as per the proviso to Regulation 33(5)(2) of the D.C.P.R, 2034, subject to the condition that roads of 18.00 Mt. width are aligned to both these Layouts and subject to prior sanction of the Government. The MHADA should ensure necessary ascertainment of these facts.
3] The MHADA, in its capacity as the Planning Authority, would be required to ensure that after calculation of the Floor Space Index/Built-Up Area permitted on these Layouts under Regulation 33(5) of D.C.P.R, 2034, the sanctioned layouts would permanently exist and that the matters such as Development Permission for the buildings included in the Layout/allotment of FSI shall be regulated under the Sanctioned Layout and that no plot from the Layout shall be considered separately.
4] While sanctioning total built-up area on both these layouts as per 4.00 FSI, the built-up area already sanctioned for the Redevelopment of some of the buildings settled on the plot, as per the provision of the prevailing Regulations, for which MHADA has already granted sanction, should be deducted, and the total permissible built-up area on the Layout should be computed.
5] Of the 4.00 FSI sanctioned on the Layouts, the balance 1.00 FSI over and above 3.00 FSI is sanctioned in the form of housing stock. Hence, by treating the housing stock accruing to the MHADA by way of additional Floor Space under Regulation 33(5), as the minimum admissible baseline, the MHADA should appoint a bidder who is willing to offer more and more housing stock to the MHADA and who fulfills financial and physical conditions of the Tender.
6] While implementing the Tender Process, steps should be taken in conformity with the Guidelines of the Central Vigilance Commission (CVC), as well as the Government Resolutions, vis-à-vis the Tender Process, issued by the Government, from time to time.
7] While undertaking Cluster Redevelopment of the buildings in these Layouts under Regulation 33(5), development of the reserved plots comprised in these Layouts should be undertaken as per the prevailing Regulation 17(3)(A) of DCPR, 2034.
8] The appointment of C & D Agency should be made by Tender Process through the MHADA. Since the appointment is to be made by Tender Process, Government Circular in the Department of Co-operation, Marketing and Textile, bearing No. SaGruYo-2007/Pra.Kra.554/14-Sa, Dt.03.01.2009 and Government Resolution No. SaGraPi-2018/Pra.Kra.85/14- Sa, Dt. 04.07.2019 issued under Section 79(A) of the Maharashtra Co-operative Societies Act, 1960, shall not be applicable to these Projects.
9] For speedy and proper implementation of this Project it needs to be will monitored. Hence, the following Empowered Committee presided over by the Additional Chief Secretary (Housing) is hearing constituted to look after such matters as the appointment of C & D Agency, appointment of Project Co-ordinator/Manager, Project Architect, Financial Consultants, etc., invitation of Project Bids, finalization of bid, issue of necessary directions for controlling the Project, resolution of difficulties/problems encountered during the course of Project, seeking guidance and sanction of the Government, wherever necessary, etc.
| 1] | Additional Chief Secretary/Principal Secretary, Department of Housing | Chairman |
| 2] | Vice-President and Chief Executive Officer, MHADA | Member |
| 3] | Additional Commissioner, Municipal Corporation for Greater Mumbai (concerned with subject) | Member |
| 4] | Joint Secretary/Deputy Secretary in the Department of Housing concerned with the subject | Member |
| 5] | Chief Officer, Mumbai Housing and Area Development Board | Member Secretary |
10] The recommendations to be received from the aforesaid Empowered Committee constituted under the Chairpersonship of the Additional Chief Secretary/Principal Secretary, Department of Housing, should be submitted for the sanction of the Government and thereafter an appropriate decision should be taken in that regard with the sanction of the Government. This Empowered Committee should review the work and progress of Redevelopment Projects comprised in both the aforesaid Layouts, once in 4 months.
11] Since Redevelopment of these Layouts is to be undertaken through a C&D Agency (Developer) finalised by the MHADA through Tender System, the Developer (C&DA), so appointed would be obliged to submit to the MHADA, Consent Letters of 51 percent of the total members comprised in the Layout.
12] Under Regulation 33(5), the permissible built-up area of a Redevelopment Project comprises Rehabilitation Area, as well as Saleable Component Area. From the perspective of planning, permission is hereby granted to provide separate land share and separate buildings for Rehabilitation Component and Saleable Component. However, if separate sub-division is proposed, the MHADA, in its capacity as the Planning Authority, should ensure that plot-wise imbalance of Floor Space Index (imbalanced FSI) shall not be created, while sanctioning such Layout/Redevelopment.
13] The responsibility of carrying out Rehabilitation of the original tenement holders/residents comprised in these Projects, providing them with transit accommodation, or making payment of transit rent for their alternative accommodation, paying them Corpus Fund, as well as developing all infrastructural facilities in the Layouts, shall rest upon the C&D Agency appointed for these Redevelopment Projects.
14] During the course of Redevelopment of these Layouts, co-operative housing societies should take necessary steps for the formation of a new Co-operative Society/Federation by the merger of existing co-operative housing societies as per the area of Rehabilitation Flats. For this purpose, the MHADA should offer necessary co-operation.
15] The amounts of Sinking Fund, Corpus Fund etc., presently available with the existing co-operative housing societies from these Layouts should be distributed amongst the Members of these societies. A new co-operative housing society/federation shall be formed upon merger of these housing societies. The amount of Sinking Fund, Corpus Fund etc. in terms of per square foot, to be disbursed to the newly formed co-operative housing society (as per the existing carpet area in use), should be fixed by the Maharashtra Housing and Area Development Authority (MHADA).
16] Both the aforesaid Layouts are large in terms of area. Moreover, various co-operative housing societies exist in these Layouts. For the timely resolution of the existing difficulties of the local residents, as well as the co-operative societies or their difficulties which may arise during the course of Consolidated Redevelopment of these Layouts and in order to ensure that such difficulties shall not have any adverse effect upon the Consolidated Redevelopment of these Layouts, a Grievance Redress Committee should be set up at the level of MHADA.
17] A Consolidated/Cluster Redevelopment of the buildings comprised in 2 MHADA Layouts at Bandra Reclamation and Adarsha Nagar (Worli) is to be undertaken. Hence, planned Redevelopment of the infrastructural facilities therein, is equally important, which is possible only in Consolidated/Cluster Redevelopment; hence, Redevelopment/Self-Redevelopment Proposals of the standalone buildings in these Layouts should not be considered.
18] The Department of Housing shall have the powers to make any ancillary changes, as may be warranted, during the course of implementation of this Resolution.
3. In future, if any Layout of the Mumbai Housing and Area Development Board is to be redeveloped through MHADA by appointment of a C&D Agency, then a Layout-wise prior sanction of the Government will have to be obtained.
4. This Government Resolution has been issued pursuant to the decision taken by the Hon’ble Cabinet in its Meeting Dt. 08.04.2025.
5. This Government Resolution has been made available on the website of the Government of Maharashtra viz. www.maharashtra.gov.in and its Code Number is 202504251715481009. This Government Resolution is attested and issued under Digital Signature.
By the order and in the name of the Governor of Maharashtra,
PRAMOD BALKRISHNA PANDIT – Digital Signature
[Pramod Pandit]
Desk Officer, Government of Maharashtra
To,
1] The Secretary to the Hon’ble Governor, Raj Bhawan, Mumbai (By Letter),
2] The Additional Chief Secretary to the Hon’ble Chief Minister, Mantralaya, Mumbai,
3] The Additional Chief Secretary to the Hon’ble Deputy Chief Minister (Housing), Mantralaya, Mumbai
4] The Principal Secretary/Secretary to the Hon’ble Deputy Chief Minister (Finance and Planning), Mantralaya, Mumbai,
5] The Hon’ble Leader of Opposition in the Maharashtra Legislative Assembly, Maharashtra Legislature Secretariat, Vidhan Bhawan, Mumbai,
6] The Hon’ble Leader of Opposition in the Maharashtra Legislative Council, Maharashtra Legislature Secretariat, Vidhan Bhawan, Mumbai,
7] All Hon’ble Members of the Legislative Assembly/Legislative Council,
8] The Hon’ble Chief Secretary, Maharashtra State,
9] Additional Chief Secretaries/Principal Secretaries/Secretaries of all Administrative Departments,
10] The Commissioner, Municipal Corporation for Greater Mumbai, Municipality Office, Mumbai,
11] The Commissioner of Co-operation, Maharashtra State, Pune,
12] The Vice-President and Chief Executive Officer (MHADA), Griha Nirman Bhawan, Bandra (East), Mumbai,
13] The Chief Officer, Mumbai Housing and Area Development Board, Griha Nirman Bhawan, Bandra (East), Mumbai,
14] The Accountant General (Accounts & Entitlement), Maharashtra-1, Mumbai/Maharashtra-2, Nagpur Offices,
15] The Accountant General (Accounts & Entitlement), Maharashtra-1, Mumbai/Maharashtra-2, Nagpur Offices,
16] All Deputy Secretaries/Under Secretaries/Section Officers in the Department of Housing,
17] Select File (GruNiPa), Department of Housing, Mantralaya, Mumbai.
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[Text Translated and Verified by Adv. Prakash Manohar Chalke
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