G.R. Dt. 15th March, 2024 – Department of Housing – Sub – Houses for Milll Workers from Closed Mumbai Mills
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Providing Housing Units in Mumbai Metropolitan Region for Mill Workers from Closed/Sick Mills in Mumbai
Government of Maharashtra
Department of Housing
Government Resolution No:- GiKaGha-2023/Pra.Kra.128/GruNiDho-2
Madama Cama Marg, Hutatma Raj Guru Chowk,
Mantralaya, Mumbai-400 032
Dated 15th March, 2024
Vide:-
1] Government Resolution in the Department of Urban Development, bearing No:-TPB-4306/3576/Pra.Kra.280/06, NaVi-11, Dated 12.12.2006.
2] Government Resolution in the Department of Urban Development, bearing No:-TPB-4315/187/Pra.Kra.28/2015, NaVi-11, Dated 22.01.2016.
3] Government Resolution in the Department of Housing, bearing No:-Maha Housing-2017/Pra.Kra.161, GruNiDho-2, Dated 11.12.2018.
4] Government Resolution in the Department of Housing, bearing No:-Maha Housing-2023/Pra.Kra.121/GruNiDho-2, Dated 14.08.2023.
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Preface:-
A total 1,74,172 Mill Workers/their heirs from 58 Textile Mills within the limits of Municipal Corporation for Greater Mumbai that became sick/closed down during 1982 strike, have submitted their applications for housing units. 13,453 flats constructed on the lands of such Mills and 2417 flats received under the Rental Housing Scheme from MMRDA, thus an aggregate of 15,870 flats have been allotted to the Mill Workers, so far.
In the Meeting Dated 21.08.2023, presided over by the Hon’ble Chief Minister, directions were given to the Labour Department to fix the eligibility of applicant Mill Workers/their heirs who have not received the flats, as yet. Accordingly, eligibility of about 92,000 Mill Workers and their heirs has been fixed, so far. The proposal of providing housing units to the eligible Mill Workers/their heirs within the limits of Mumbai Metropolitan Region was submitted before the Hon’ble Cabinet.
Moreover, as no land is available in Mumbai City and suburbs for the houses of Mill Workers from Mumbai, a proposal to the effect that the Department of Revenue would provide 11.76.00 hectare construction worthy land out of 21.88.00 hectare land available in Thane, at a nominal rate of Re. 1/- per Sq. Metre for the construction by MHADA of houses for Mill Workers from 58 closed/sick Mills in Mumbai at a concessional rate, was placed before the Hon’ble Cabinet.
Hence, pursuant to the sanction accorded by the Hon’ble Cabinet in its Meeting Dated 11.03.2024, the following Government Resolution for providing flats to Mill Workers within the Mumbai Metropolitan Region, is hereby issued.
Government Resolution:-
The Department of Labour/MHADA have already fixed the eligibility of the Mill Workers/their heirs from the 58 Textile Mills within the limits of Municipal Corporation for Greater Mumbai which became sick/closed down during 1982 strike and who have not received the flats, as yet. Sanction is hereby accorded for providing housing units to such Mill Workers/their heirs within the Mumbai Metropolitan Region.
2. Sanction is hereby accorded for providing houses to Mill Workers/their heirs from the closed Mills in Mumbai whose eligibility has been fixed, within the region of Mumbai Metropolis under following 3 Models:-
Model No 1:- Providing Government land in Thane District for the houses of Mill Workers and construction of housing units thereon:
(1) Since no land is available in Mumbai City and suburbs for the houses of Mill Workers from Mumbai, the Department of Revenue has provided within the Mumbai Metropolitan Region, 11.76.00 hectare land available for unconstrained allotment, for the houses of Mill Workers at a Rate of Re.1/- per Sq. Mt. On the land so provided/to be provided by the Department of Revenue, houses should be provided to the Mill Workers by the MHADA at the lowest price.
(2) For the construction of such housing for Mill Workers, MHADA should be provided a fund of Rs.1,000 Crore by way of preliminary share capital by the Department of Housing.
Model No 2:- Generation of Housing in Joint Venture with the Land Owners on the Sanctioned Layouts on Private Lands in Mumbai Metropolitan Region under the Pradhan Mantri Awas Yojna (Urban):-
It is possible to generate houses in Joint Venture with land owners in the Sanctioned Layouts on private lands under the Pradhan Mantri Awas Yojna (Urban).Hence, it would not entail raising Preliminary Share Capital on account of land. Having regard to the projects commissioned by the Maha-Housing in Joint Venture, the share payable to the land owners is based on the sale price of total housing units and this amount is liable to be paid to the land owners after sale of such houses. Hence, while generating such housing units the entire cost of the land is not required to be paid to the land owner in the beginning, itself. Only 10% of the Market Price of the land is required to be paid to the land owner, in advance. On such advance, interest @ 10% per annum is charged by the land owner. Only the share of land owner in sale is required to be fixed at the end of Project. Since this Scheme is remunerative, a Joint Venture is required to be considered while generating houses for the Mill Workers.
Under Government Resolution Dt. 11.12.2018, the Maharashtra Housing Development Corporation (Maha Housing), subordinate to the Department of Housing was set up for the construction of houses through Joint Venture under the Pradhan Mantri Awas Yojna (Urban). Hence, housing units should be created on the basis of Joint Venture through Maha Housing.
For the implementation of such Project, this Agency viz. Maha Housing should be provided an approximate sum of Rs. 1,000 Crore by way of initial share capital by the Department of Housing.
It is imperative that the Mill Workers should be provided maximum houses in the least period. Hence, in order to avoid loss of time, it would be imperative to give priority to this option, if sanctioned layouts on private lands are available under the Pradhan Mantri Awas Yojna (Urban), as well as other Government Housing Schemes, if any. While generating such houses, economy of scale can be achieved if large scale houses are created on the same site. For this purpose, the size of layout sanctioned under the Pradhan Mantri Awas Yojna (Urban), should not be less than 30 Acre.
Model No 3:- Construction of houses on the Sanctioned Layouts of Private Developers under the Pradhan Mantri Awas Yojna (Urban):-
It is imperative to provide a maximum number of houses to the Mill Workers in the least period. Hence, while creating houses through private developers on the private lands it is possible to promptly provide flats to the Mill Workers through those Private Developers whose Layouts under the Pradhan Mantri Awas Yojna, as well as other housing schemes are sanctioned by the Planning Authorities. However, while creating such large-scale houses through such Private Developers/Contractors, following General Terms and Conditions shall guide the selection of Developers endowed financially/with physical resources.
1] That the Developer should have a minimum 30 Acre area owned by himself or should have an Irrevocable General Power of Attorney for such area.
2] That the Layout is already sanctioned by the concerned Planning Authority and it should have received most of the requisite permissions. Furthermore, the owner of private land would be required to get the Layout sanctioned by the Planning Authority within 1 month for the houses to be constructed on the remaining land.
3] There should be abundant arrangement for drinking water and the requisite permissions, therefor should have been received.
4] A Project endowed with amenities such as access road to reach the Project, Railway Service and other means of transportation, Bus Stop, water supply, proximity to main road and railway station should be given a preference.
5] The selected developer/contractor would be required to commence work within a maximum of 3 months of the issuance of Final Work Order.
6] For the construction of flats a minimum 30 Acre area should be contiguous.
7] In order that such developers should commence work promptly, they should be paid Mobilization Advance and such Advance should be recovered at the rate of 10% per annum or such amount should be adjusted against the amount payable to them.
3. The Department of Revenue and Forest should proceed to take the necessary steps for providing 11.76.00 Hectare construction worthy land out of 21.88.00 Hectare land in Thane District, at a nominal rate of Re. 1/- per Sq.Metre, for the demarcation of such land and then proceed to hand over such land to the MHADA, without any delay.
4. Since housing is to be generated under the Pradhan Mantri Awas Yojna (Urban) in Mumbai Metropolitan Region, as well as on contiguous private lands exceeding 30 Acres in size, available under other Housing Schemes of the Government in Joint Venture with the Maha Housing, the operational scope of the Maha Housing fixed under Government Resolution at Reference No.3 above, is hereby extended. Furthermore, the duration of the Maha Housing is also extended up to the generation of housing for Mill Workers to be constructed by the Maha Housing.
5. For the effective implementation of the Projects sanctioned under the Pradhan Mantri Awas Yojna (Urban), as well as to speed up such Schemes, State Level Project Monitoring Unit (PMU) was constituted at the State Level, vide Government Resolution at Reference No.4 above. The Staff attached to the State Level Project Monitoring Unit is functioning from the office of Maha Housing at Sakhar Bhawan, Nariman Point, Mumbai. However, the tenure of the Pradhan Mantri Awas Yojna (Urban) is ending on 31.12.2024. Hence, instead of setting up a new State Level
Project Monitoring Unit, the work pertaining to the Mill Workers’ Housing should be got done through the Project Monitoring Unit presently functioning, along with the work of the Pradhan Mantri Awas Yojna (Urban), so that expenditure can be curtailed and time will be saved. Moreover, the seating arrangements for the staff attached to the State Level Project Monitoring Unit (PMU) should be made in the Department of Housing, Mantralaya. Furthermore, the manpower required to such Agency should be procured through deputation/contractual arrangement.
6. The MHADA Authority and the Department of Labour have commissioned a website to examine the eligibility of Mill Workers. Since this website contains the data of all workers, it should be upgraded, so that it will provide for the registration as per availability of the houses and also show such updates as the progress of construction of housing units, disbursement of funds and allotment of housing units etc. and all this work should be handled by the State Level Project Monitoring Unit (PMU).
7. Since the houses are to be allotted to the Mill Workers under three Models, such houses will be provided at various sites in the Mumbai Metropolitan Region. Hence, in order to maintain uniformity in such houses or to provide houses equipped with uniform standards and common amenities to the Mill Workers, a Project Management Consultant (PMC), subordinate to the Department of Housing, should be appointed to look into technical and financial aspects of such Scheme.
8. Since the Project Management Consultant (PMC) is to be appointed under the Department of Housing, no specific Project Management Consultant should be appointed either by the MHADA, Maha Housing or any other Agency. The Project Management Consultant (PMC) appointed by the Department of Housing shall be obliged to submit to the Government a Detailed Project Report setting out technical, financial aspects of the Project, as well as physical feasibility/viability of the Housing Project to be constructed for the Mill workers under all these Models.
9. For the implementation of Projects sanctioned under these three Models for the Mill Workers the following Empowered Committee, to be presided over by the Chief Secretary is hereby constructed.
| (1) | Chief Secretary, Government of Maharashtra | President |
| (2) | Additional Chief Secretary, Housing | Member |
| (3) | Additional Chief Secretary, Department of Finance (Expenditure) | Member |
| (4) | Additional Chief Secretary, Department of Revenue | Member |
| (5) | Principal Secretary, Department of Urban Development (UD-1) | Member |
| (6) | Principal Secretary, Department of Urban Development (UD-2) | Member |
| (7) | Principal Secretary, Department of Labour | Member |
| (8) | Secretary, Public Works Department (Works) | Member |
| (9) | Vice-President and Chief Executive Officer, MHADA | Member |
| (10) | Deputy Secretary (GRuNiDho-2), Department of Housing | Member Secretary |
The Operational Scope of this Committee shall be as hereunder: –
(1) To appoint Developers upon publication of Expression of Interest (EOI) by the Department of Housing under Models 2 and 3.
(2) All such matters as the utility and feasibility of the lands/layouts employed under the aforesaid three Models, scrutiny of the proposals for the construction of houses on such lands/layouts, establishment of the Project Management Monitoring Unit (PMU) at the Government level for the successful implementation of such scheme/selection of an Implementing Agency for the implementation of the Project etc. shall be handled at the level of the Department of Housing and the Empowered Committee shall have the powers to sanction such activities.
(3) To grant sanction once the Department of Housing fixes the number of housing units possible on such lands after taking into account the proposals received under all the aforesaid Models.
(4) Upon requisition by the concerned Agency, necessary funds shall be provided by the Department of Housing and a Monthly Review thereof shall be conducted by the Committee.
(5) To conduct a regular review for the implementation of Project within the prescribed period.
(6) To enter into negotiations with the concerned Developers/Contractors concerning the price of flats under the proposals received under Model Nos. 2 and 3.
(7) To fix the share of land owners to be paid to the private land owners under Model No. 2 in Joint Venture.
(8) The said Committee should make the final selection of the contractor/developer under Model Nos. 2 and 3 for the construction of houses for Mill Workers.
10. It is imperative that the all Agencies should work in tandem to provide maximum number of houses to the Mill workers in the least possible period. To maintain co-ordination amongst all such agencies, to resolve difficulties which arise during the course of implementation of Project, to take stock of the scheme and to impart guidance, as per requirement, the following Monitoring and Supervision Committee, to be presided over by the Hon’ble Chief Minister is hereby constituted.
| (1) | Hon’ble Chief Minister | President |
| (2) | Hon’ble Deputy Chief Minister (Home) | Member |
| (3) | Hon’ble Deputy Chief Minister (Finance) | Member |
| (4) | Hon’ble Minister, Department of Housing | Member |
| (5) | Hon’ble Minister, Department of Revenue | Member |
| (6) | Hon’ble Minister, Department of Labour | Member |
| (7) | Hon’ble Minister, Public Works Department (Works) | Member |
| (8) | Chief Secretary, Government of Maharashtra | Member |
| (9) | Additional Chief Secretary, Department of Finance | Member |
| (10) | Additional Chief Secretary, Department of Revenue and Forest | Member |
| (11) | Principal Secretary, Department of Urban Development (UD-1) | Member |
| (12) | Principal Secretary, Department of Urban Development (UD-2) | Member |
| (13) | Additional Chief Secretary, Department of Housing | Member Secretary |
11. Pursuant to the Recommendations made by the Committee constituted under Government Resolution in the Department of Urban Development, Dated 12.12.2006, in its Meeting Dated 12.04.2016, the share of the Mill workers in the Greater Mumbai was fixed at Rs. 9.50 Lakh. Moreover, on 02.11.2016, the share of the Mill workers in the price of the houses constructed at Kon, Panvel, by the Mumbai Metropolitan Region Development Authority and allotted to the Mill Workers was fixed at Rs. 6 lakh. However, as 7-8 years have elapsed since fixation of such prices, the Committee constituted under Government Resolution in the Department of Urban Development, Dated 12.12.2006, should fix the share of the Mill workers in the houses earmarked for Mill workers.
12. The estimated price of a flat admeasuring 300 Sq. Feet in Mumbai Metropolitan Region is Rs. 15 Lakh. Once the Committee constituted under Government Resolution in the Department of Urban Development, Dated 12.12.2006, fixes the Revised share of the Mill Workers in such price, the additional burden imposed upon the Government for such housing activities should be shared equally (1/3rd each) amongst the Municipal Corporation for Greater Mumbai, the Maharashtra Shelter Fund subordinate to the Department of Housing and the Budgetary provision.
13. Of the expenditure, 1/3rd burden is passed on to the Municipal Corporation for Greater Mumbai and the Department of Urban Development (UD-2) should forthwith issue necessary directions in that regard, to the Municipal Corporation for Greater Mumbai.
14. Of the total expenditure, 1/3rd expenditure is to be met from the Maharashtra Shelter Fund. Moreover, 1/3rd amount of expenditure is to be provided by the Municipal Corporation for Greater Mumbai. For this purpose, a separate bank account should be opened under the Department of Housing and its separate Account Head should be maintained under the Department of Housing.
15. In the instant case, 1/3rd expenditure is to be met from the budgetary provision; hence, prompt steps should be taken to open a separate Account Head under the Department of Housing.
16. Taking into consideration the estimated expenditure on account of subsidy for the construction of houses for Mill workers, Rs. 2,000 crore under Mode Nos. 1 and 2 and Rs. 1,000 crore towards Mobilization Advance and the miscellaneous matters under Mode No. 3, thus an aggregate of Rs. 3,000 crore should be promptly paid to the Department of Housing by way of share capital.
17. Since this Project will entail a large-scale financial investment and a massive amount will be spent in the form of subsidy, this shall be the final attempt on the part of the Government to provide houses to the Mill workers. Hence, if the Mill workers/their heirs are not interested in taking the house provided under this Government Resolution or if they express their refusal, their application in future, seeking a house shall not be considered.
18. For the generation of housing at affordable rates for the Mill workers, the below mentioned incentives, apart from those offered under the Pradhan Mantri Awas Yojna (Urban), shall be permissible: –
1] Government lands should be allotted at a nominal rate of Re. 1/- per Sq. Mt.
2] The projects sanctioned under this scheme should be permitted 2.5 F.S.I in the Residential Zone and 1.0 F.S.I in the Green/No-Development Zone.
3] A Stamp Duty of Rs. 1,000/- should be levied on the instrument of flats for Mill workers.
4] 50% concession in survey (measurement) fees should be allowed for the housing projects commissioned for the Mill workers.
5] All the concerned departments shall be obliged to promptly grant environmental and other necessary permissions required for the project construction within one month, under any circumstances.
6] Grant of concession in the Rate of Premium for the purpose of construction.
7] Infrastructural facilities required for the Mill workers houses should be sanctioned on priority basis under various Government Schemes and if Government Schemes are not available, by the concerned departments and necessary funds required by them should be provided.
19. In furtherance of the aforesaid incentives, all concerned departments should take prompt steps to issue necessary Notifications/Orders and issue instructions in that regard to the field offices.
20. Where any Mill workers seek option of any other district outside Mumbai Metropolitan Region in the state, the concerned District Collector should promptly provide government lands to the MHADA for the allotment of the houses under this Scheme in the respective district and the MHADA, with the sanction of the Department of Housing, should proceed to take further action on such lands.
21. The empowered Committee shall have the powers to make minor modifications to this Policy for the construction of housing units proposed for the Mill workers.
This Government Resolution has been made available on the website of the Government of Maharashtra and viz. www.maharashtra.gov.in and its Code Number is 202403151940147609. This Government Resolution is attested and issued under Digital Signature.
By the order and in the name of the Governor of Maharashtra,
RAJU GULABRAO AMBADEKAR – Digital Signature
[Raju Ambadekar]
Desk Officer, Government of Maharashtra
Copy:-
1] The Hon’ble Chief Secretary, Government of Maharashtra, Mantralaya, Mumbai,
2] The Principal Secretary to the Hon’ble Governor, Raj Bhawan (By Letter),
3] The Additional Chief Secretary to the Hon’ble Chief Minister, Mantralaya, Mumbai,
4] The Additional Chief Secretary, Revenue, Department of Revenue and Forest, Mantralaya, Mumbai,
5] The Additional Chief Secretary, Department of Finance, Mantralaya, Mumbai,
6]The Principal Secretary (Expenditure), Department of Finance, Mantralaya, Mumbai,
7]The Principal Secretary, Department of Planning, Mantralaya, Mumbai,
8] The Principal Secretary, (UD-2), Department of Urban Development, Mantralaya, Mumbai,
9] The Principal Secretary, (UD-1), Department of Urban Development, Mantralaya, Mumbai,
10] The Principal Secretary, Department of Water Supply and Sanitation, Mantralaya, Mumbai,
11] The Principal Secretary, Department of Industry, Energy and Labour, Mantralaya, Mumbai,
12] The Principal Secretary, Department of Environment, Mantralaya, Mumbai,
13] The Vice-President and Chief Executive Officer, Maharashtra Housing and Area Development Authority, Griha Nirman Bhawan, Bandra (East), Mumbai,
14] All Divisional Commissioners,
15] All District Collectors,
16] The Accountant General, Maharashtra-1/2, (Audit/Accounts & Entitlement) (Mumbai/Nagpur),
17] The Managing Director and Chief Executive Officer, Maha Housing, 3rd Floor, Sakhar Bhawan, Nariman Point, Mumbai-21,
18] The Chief Officer, State Level Project Monitoring Unit (PMU), 3rd Floor, Mantralaya, Mumbai-32,
19] The Private Secretary to the Hon’ble Minister, Housing, Mantralaya, Mumbai,
20] Hon’ble Leader of Opposition in the Maharashtra Legislative Assembly, (M.L. Assembly), Vidhan Bhawan, Mumbai,
21] Hon’ble Leader of Opposition in the Maharashtra Legislative Council, (M.L. Council), Vidhan Bhawan, Mumbai,
22] The Concerned Treasury Officers,
23] The Senior Personal Assistant to the Additional Chief Secretary (Housing), Department of Housing, Mantralaya, Mumbai,
24] Select File/GruNiDho-2 Desk, Department of Housing, Mantralaya, Mumbai-32.
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[Text Translated by Adv. Prakash Manohar Chalke
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