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Amol madhukar Ghuge
Pune, Maharashtra 411033
Experts In:Architect , (PMC) In Redevelopment , Advocate
Working Hours: 08 AM to 9 PM
Rucha birajdar
Pune, Maharashtra 411033
Experts In:Architect , Interior Designer , Architectural Drawing Service
Working Hours: 08 AM to 9 PM
Kamlesh Deshbhratar
Pune, Maharashtra 411033
Experts In:(PMC) In Redevelopment , Redevelopment Feasibility Report , Architect
Working Hours: 08 AM to 9 PM
snehal shinde
Pune, Maharashtra 411033
Experts In:Architect , Interior Designer , Building Permissions
Working Hours: 08 AM to 9 PM
Sawan chandak 0220
Pune, Maharashtra 411033
Experts In:Architect , Advocate , Environment Consultant
Working Hours: 08 AM to 9 PM
jk krish
Pune, Maharashtra 411033
3 times Hired
Experts In:Advocate , Architect , TDR Buy Sell Road Handover
Working Hours: 08 AM to 9 PM
ejwrjn
Pune, Maharashtra 411033
Experts In:Advocate , Architect , Environment Consultant
Working Hours: 08 AM to 9 PM
Milind
Pune, Maharashtra 411033
2 times Hired
Experts In:Architect , Environment Consultant , Estimator
Working Hours: 08 AM to 9 PM
1. Know more about Architect in Pune
The human being, however, is not just a living creature that needs space. However, the emotional response is no less important. The way a room is dimensioned, divided, painted, lit, entered and furnished by Architect has great significance which makes impression. Hence An architect understand the relationships of the size of limbs of a healthy being and how much space a person occupies in various postures and in movement. Architects are professionals who are trained in the art and science of building design. In short architect plays a key role in the construction activity by not only creating overall look of building but also other structures.
2. Roles and responsibilities of Architect in Pune
Usually people needs places like where to live, play, worship, meet, eat, work, and shop. For instance architects are responsible for designing these places. From the very initial discussion with the client through the final delivery of the completed structure they are involved in every phases of a construction project. Whereas an prime role of an architect is to create design for any kind of construction projects. For which it requires his specialist construction knowledge and extra ordinary high level drawing skills to design building that are functional, safe, sustainable and aesthetically pleasing.
3. Types of Architect in Pune
A first person to whom we choose to build our dream project is an Architect who gives an astonishing impression. There are many types of architect to choose from as per our requirement, here is major of them listed –
i. Residential Architect
ii. Commercial Architect
iii. Bungalow Specialist Architect
iv. Liaisoning Architect
v. Industrial Architect
vi. Landscape Architect
vii. Interior Architect
4. Design Parameters involved in Architecture
Architect are familiar with the dimensions of the appliances, clothing etc. which people encounter every day, in order to be able to determine the appropriate sizes for containers and furniture. For instance must know how much space a person needs between furniture in the kitchen, dining room, libraries etc. in order to undertake the necessary reaching and working among these fittings in comfort without squandering space. Certainly architect must know how furniture should be placed so that people can fulfil their tasks or relax in the home, office or workshop. And, finally, the architect need to know the minimum practical dimensions of spaces in which people move around on a daily basis, like trains, trams, vehicles etc. Above all typically very restricted minimum spaces give the architect fixed impressions, which are then used, even if unintentionally, to deliver dimensions of other spaces. Find pdf of architectural data here. https://www.pdfdrive.com/architects-data-e18947586.html
5. Cost required for Architectural design
The cost involve in the Architectural design are depend wise. As Comprehensive Architectural Services in the conditions of Engagement including Site Development but Excluding Landscape Architecture, Interior Architecture, Graphic and Signage are approx 3% or more of total cost of construction project. In the same vein, some architect charge on lump sum basis. You can only buy as house plan for small scale construction.
6. How Do I choose an Architect in Pune
Selecting an architect is for your dream home is one of the important and prime task in process of constriction. Because if you mistakenly choose wrong Architect; the whole project will lead to nowhere. So, first ever thing you can do is Google “Top Architect in pune” and check whether they are providing what you are looking for. This process may seem difficult to some of you. You can get consultation and free quotation from foot2feet.com as well. Hiring an architect from local city is a toughest challenge in competition world. As Architect in pune would also know the building codes and zoning requirement. For any query. Get more information to know the step by step guide for any construction. https://foot2feet.com/blog/a-9-step-guide-for-construction-of-any-building/
7. FAQ about Architect in Pune
i. How much do architectural firms in Pune charge per square feet?
Architectural cost for normal unfurnished home can be constructed at a cost of 950 – to 1000 rs Per square feet. And a finished home around takes 1250 to 1350 Rs Per Square feet.
ii. Do I need an architect or a structural engineer?
If you are doing structural work, then you will need a structural engineer, whereas the role of architect depends on the complexity of project. Structural engineer and architects both design building projects.
iii. How long does it take an architect to draw house plans?
The time require to draw house plan is completely depends on the size of project. Whereas total set of plan for typical 3 bedroom house takes upto 7 to 8 hours to complete.
iv. What is difference between an architect and designer?
The basic difference between Architect and interior designers are professionals who develops design plans. Architects design and deliver the complete building, In the same vein Designer always tries to create the desired feel, look and mood within the building.
Hotel Architect
1. Know more about Hotel Design Architect
The hotel, formerly a business offering accommodation and catering, often with exclusive flair, has today become a complex and efficient service provider business with a wide spectrum of possibilities like conferences, wellness, and holidays. Different types hotel offer varying standards of quality and facilities. Whereas the hotel area is an uninterrupted narrative of a story, which gives client the astonishing feelings that express their wisdom during their accommodation. Subsequently an hotel design architect need to know from the general aesthetics’ to guest’s experience.
2. Types of Hotels
Hotels may be part of chain or independent. Special design requirements may imposed to hotels which do form of chain. Moreover Hotel types include town hotels, Holiday hotels, clubs, and hotels with apartments and motels. There are hotels in various price and comfort classes, which are classified according to five categories In addition, they are essentially determined by room’s size and features, as follows –
i. 1 Star (Tourist) – Reception as a separate area, Single room is of 8m2, and double room 12m2 in which minimum area for 75% of the hotel rooms, without bathroom, bed, wardrobe, seat, washbasin in the room.
ii. 2 Stars (Standard) – As 1 star, but single room 12 m2, double room 16 m2 in which minimum area for 75% of the hotel rooms, including bathroom and corridor, bathroom in room seat per bed, colour television in 70% of the hotel rooms.
iii. 3 Stars (Comfort)– as before, but single room 14 m2, double room 18 m2 (minimum area, see above), bathroom in room (for all rooms in the hotel), telephone, reception area with seating for group, independent reception.
iv. 4 Stars (First Class)– as before, but single room 16 m2 , double room 22 m2 (minimum area, see above), minibar, armchair/couch with coffee table, lobby with seating and drinks service.
v. 5 Stars (Luxury)– as before, but single room 18m2 , double room 26m2, (minimum size, see above), 2% of the hotel rooms as suites (at least two), each with an armchair/sofa per bed, additional washbasin in double rooms and suites, additional colour television in suites, reception lobby.
3. Design Rules for Hotel
If a hotel is not operating efficiently, then guest don’t care how good it looks. Firstly the hotel design should be equitable, like fair and non –discriminating to diverse users, secondly, it should be operable by all the users, thirdly the design should be respects affordability and cost considerations and last but not the least, the hotel design employs aesthetics.
4. Cost required for Hotel design
The cost involve in the Hotel design are extraordinary high. Cost required for the hotel design is totally depends on the architect you select. As some of Hotel design architect may charge the cost for Hotel design on lump sum basis on other hand some hotel design architect may charge at the 5% of total cost for comprehensive architectural services.
5. Design Parameters involved in Hotel Design
Design parameters involved in hotel design varies on the basis of type of hotel you choose to build. In addition, there are some common areas in every hotel has to build. The essential areas are as the administration, a staff area, which is separately accessed and partly in direct connection with other areas of the hotel, guest room area with differentiated rooms and individual access areas arranged under the aspects of category, orientation and noise screening, service area with kitchens, store and associated rooms. Nowadays, modern hotels often provides extra facilities such as swimming pools, fitness rooms, saunas etc. See details information of this areas as follows –
i. Hotel Rooms – Hotel Rooms may include a sitting area with chairs, a desk, TV, Self – service drinks, refrigerator and suitcase stand. In the same vein, the size and number of beds largely dictates dimensions and layout of room, e.g. Twin 100/200 cm, double 150/200 cm, queen-size 165/200cm, or king-size 200/200cm.
ii. Corridor Space – Corridor space should be about 6m2 per room, and normally at least 1.5 – 1.80m wide. Likewise, separate routes also be provided for guest, staff and goods.
iii. Hotel lobby and hotel reception – This is at the central in hotel, which is well-arranged and prestigious nerve center between the various parts of the operation. Customers move from parking areas, through the entrance and reception, and then to lifts, staircases or corridors leading to bedrooms or public rooms.
iv. Catering area–Catering area should be in connection with the hotel lobby extent of the services depend on the hotel category, whereas to be able to eat in comfort, one person requires a table area around 60 cm wide and 30-40 cm deep. This provides sufficient distance between adjacent diners. Although an additional20 cm space in the centre for dishes and large bowls is sometimes desirable, an overall width of 80-85 cm is suitable for a dining table. If the food is served on plates, then 70 cm is sufficient, and for fast food 60 cm table depth. Distance between table and wall >75 cm -7 0, because the chair alone requires a space of 50cm. If the space between table and wall is also used for access, the distance should be> or equal to 100 cm. Round tables need a little more space, a difference of up to 50 cm.
v. Hotel Kitchen –Kitchen size is determined by the number of workstations, the space required for equipment, the range of meals and the extent of food preparation. Therefore number of covers or number of seats are not adequate guides. Whereas kitchen planning requires four stages of development, as follows –
· Determine a process plan covering all major areas,
· Check maximum and minimum personal needs per area,
· Determine the equipment needed for each area,
· Space allocation.
vi. Laundry Services–Laundry services for a hotel may provided by
· Linen rental or contracts with outside laundries.
· Centralized services operated by the hotel group
· Hotel – operated laundry on the premises.
6. Layout and area requirements in Hotel Design
Layout and area requirement in hotel is varies as the size of project is going to be done. The proper structure gives astonishing impression to hotel. Special areas for seminars, health centers and outdoor facilities for which space required can vary tremendously, which will be also needed, so Here we can see the approx space requirement in hotel on tentative percentage basis as follows –
i. Accommodation facilities – 50-60% of total floor area
(Like rooms, toilets, bathroom, shower room, hallways and floor service)
ii. Public guest room, reception area, hall and lounges – 4-7% of total floor area
iii. Hospitality areas, Restaurant and bars for guest and visitors – 4-8% of total floor area
iv. Banqueting area with meeting and conference rooms – 4-12% of total floor area
v. Domestic area, kitchen, personnel rooms and stores – 9-14% of total floor area
vi. Administration, management and secretarial – 1-2% of total floor area
vii. Maintenance and repair – 4-7% of total floor area
viii. Leisure, sport, shops and hairdressing salon – 2-10% of total floor area
7. FAQ about Hotel Design
i. What are the criteria and principals involved in the selection of furniture style and type in a modern hotel?
Where the furniture is going to be placed, Style and durability like furniture must last only stylistically but it also stand up to tremendous amount of wear and tear during the lifespan of hotel. These three are the main criteria for selection of furniture style and type in modern furniture.
ii. What is the standard size of hotel room?
100 square feet and above is the standard size of hotel room.
iii. Why is hotel design important?
Hotel interior design and its appearance is an very important factor to grab the attention of guest which also increase the customers satisfaction.
iv. How many rooms are in a hotel floor?
On an average there are 10 to 12 rooms in a hotel per floor.
v. What is difference between hotel room and suite?
A hotel room includes one or more beds like king queen, full or twin beds, a work desk, bathroom, closet, TV and a dresser. In the same vein a suite is a wide larger accommodation which usually has an attached bathroom, living area and many times it includes dining area as well.
Farmhouse Architect
1. Know more about Farmhouse Design Architect
Traditionally farmhouses are simply homes which are built on agricultural lands. It serves a residential purpose on agricultural land. Certainly farmhouses are surrounded by a farm or well landscape garden. Farmhouse design architects has an endless challenges to taking old things and making them new again.
2. Different Style of Farmhouse design
The farmhouse style is a toughest one to finalize. There is lot of elements in the farmhouse styles like old jars, vintage pieces, cream painted wood, wire crates etc. The farmhouses are designed in various manners from traditional to modern, moreover all have the rural or agricultural flavor. See few styles of farmhouse design –
i. French Farmhouse –
ii. Cottage Farmhouse
iii. Western Farmhouse
iv. Modern Farmhouse
v. Classic Farmhouse
vi. Rustic Farmhouse
vii. Bohemian Farmhouse
3. Cost required for Farmhouse design
The cost involved in the Farmhouse design are extraordinarily high. Cost required for the farmhouse design totally depends on the architect you select. Some of farmhouse designers may charge the cost for modern farmhouse design on lump sum basis. On other hand some farmhouse design architect may charge at the 5% of total cost of construction. In addition you can also get the customized farmhouse floor plan here https://construction.foot2feet.com/house-plan/
4. Design Parameters involved in Farmhouse Design
While designing a farmhouse, ample space must be allowed for each of the daily activity. Further, it’s not so much related to total space as such things like door width and height, corridor width, plenty of space for furniture like bed or a table and chairs. Space required for farmhouse kitchen, farmhouse bedroom and farmhouse living room etc. In 1890, farmhouses were covered with a layer of soil for fire protection purposes, certainly its causing plants to grow. After that in the 20th century, during the classic modernist period and with the introduction of flat roofs, the almost forgotten green roof which is rediscovered. Whereas the farmhouse should be fitted into its surroundings. Farmhouse design should always considered the Sunlight, direction of prevailing summer and winter winds, views which already exist and those that can be developed and location of public road and driveway etc. In short, farmhouse uses common elements from traditional rural building like timber cladding, A frame roofs, and lofted spaces which is connected to natural surroundings.
5. Various Permissions required for Farmhouse construction?
For constructing a Farmhouse various noc’s and building permissions required. Local Bodies like, Pune Municipal Corporation, PMRDA, PCMC grant the permission for Farmhouse construction. As you can build farmhouses on agricultural land, so the area requirement to build a farmhouse is of 1 Acre or more. In the same vein you get FSI (floor Space Index) of 4 to build the farmhouse in Pune.
6. FAQ about Farmhouse Design
i. What are the different types of farmhouse style?
French Farmhouse, Cottage Farmhouse, Western Farmhouse, Modern Farmhouse, Classic Farmhouse, Rustic Farmhouse and Bohemian Farmhouse these are the different types of farmhouse style. You can check other various types of farmhouse design at https://en.wikipedia.org/wiki/Farmhouse
ii. How big is a farmhouse?
Farmhouse area depends generally upon the requirement. The built up are mostly in between 1000 – 1500 sq.ft. Also you can find many large farmhouses also. Farmhouse design plan is ordinarily of two stories, with plenty of space upstairs for bedrooms, sleek line large windows and open layouts.
iii. What is farmhouse siding called?
Farmhouse siding called as clapboard or horizontal siding, lap siding, vinyl or fiber cement siding.
iv. What makes a modern farmhouse exterior?
Crisp paint colors is the key to make a modern farmhouse exterior.
v. How much does it cost to build a farmhouse in India?
At the rate of Rs. 3000/- per square foot or more is charged to build a farmhouse in India. As this is the basic rate, which may vary on the specification of a construction.
vi. What is difference between farmhouse and modern farmhouse?
There is something enduring and warm hearted about farmhouse style, whereas modern farmhouse design takes the comfortable, relaxed farmhouse style which adds modern touches.
vii. What kind of wood should I use for a farmhouse table?
Most farmhouse table are made out of pine. Likewise pine is inexpensive and absorbs stain well.
Apartment Architect
1. Know more about Apartment Design Architect
The need for new housing, considered against a background of continuing urbanization, clearly indicates an increasing proportion of expanding housing market. The inevitability of this trend contains a challenge to the architect to do more than merely meet a statistical demand. Apartment Design Architects must rather address, identify, and solve the problems of multifamily building types as an attractive alternative to freestanding single-family buildings.
2. Type of Apartment Building
In the world of modern architecture, there are many different types of apartments and multifamily building. The buildings are designed in various manners from traditional to modern, moreover many apartment buildings are a mix or hybrid of types, here are the most often basic building types are as follows –
i. Studio– A studio apartment is also known as studio flat, a self-contained apartment in which normal functions of a number of rooms like the bedroom, living room and kitchen are combined into a single room. This is mostly prefer for bachelors or people looking for a budget house because they save space and cost.
ii. Multistorey – Multistorey apartment building is a building that has a multiple storey. Whereas, it typically contains vertical circulation in the form of ramps, stairs and lifts. As this is the many floors building, so lift facility is mandatory to pass easily to other floors.
iii. Villa –A villa is a large, detached structure with spacious land surrounding it. It’s very luxurious and may include amenities like swimming pool, stables and gardens. Villa is generally designed for single family.
iv. Builder floors– A builder floor apartment is a residential unit in a low rise independent building that has a few other flats. The number of floors generally 2-4 including the ground floor. As builders floors apartments have less number of floors compared to multistorey building. Such apartments usually developed by builder on its own or in collaboration with land owner.
v. Integrated Township –In an Integrated township, cluster of housing and commercial businesses with many amenities like, Schools, roads, hospitals, convenience shopping, water treatment plants, drainage and sewage facilities etc. however, these complexes constructed either by the government or by private realtors
vi. Gated Community –By keeping safety in mind, gated community consist of Gated community of Villas, Row houses and multistorey apartment contains strictly controlled entrance for pedestrians, bicycles, automobiles and often characterized by closed perimeter of walls and fences.
vii. Row House –a group of series of houses connected by common sidewalls and foaming continuous group fundamentally. Its follow the same architectural layout and design. Row houses are very different from villa.
3. Time require to build an Apartment Building
The average time to build housing project varies with the number of units in the building. Whereas, average time to complete construction of an apartment building is approximately 2 years. In addition, building with 20 or more units takes upto 3 years to complete, moreover, building with 10 to 19 units takes upto 18 -24 months to complete the construction.
4. Cost required for Apartment design
The cost involved in the Apartment design are not so high. Cost required for the Apartment design totally depends on the architect you select. As some of apartment designers may charge the cost for modern Apartment design on lump sum basis on other hand some Apartment design architect may charge at the 3% of total cost for comprehensive architectural services. In addition you can also get the customized Apartment floor plan here Apartment Floor plan fascinating apartment design within the budget.
5. Design Parameters involved in Apartment Design
As design development, the evolution of an apartment building design is not a sequential process. Rather its a process of continuing interaction, feedback, and reevaluation. And that the number and complexity of events will vary according to the program, scope, and funding sources involved in apartment construction. The sequences known as program development, site analysis, building planning, and building design . Site analysis involves evaluation of physical data which must be recognized, identified, and weighed by the architect in making basic design decisions dealing with site use, allocation and development. Following are the factors –
i. Apartment Floor Shape and Size –
The shape and size of an apartment building can have significant influence on the cost and consequently the feasibility of a project. The shape of the repetitive typical floors influences the cost of constructing and enclosing the floors. For purposes of economy and efficiency, building shape should be simple and repetitive.
ii. Building Height –
The cost of a building may be affected by building height. A building may be of such height that it exceeds prevailing capacities in terms of available construction equipment and contractor experience. Of the various mechanical systems which serve an apartment building, each has various increments and “step-up” points. For example, there is a situation such that the addition of a single extra floor could require a substantial increase in elevator service either through an additional elevator or an expensive increase in elevator speed Similar situations exist for fire, plumbing, and electrical, and opinions of the various consultants.
iii. Length and Width –
Building length or width are generally proportionate to increase in area, however, as with other such items, there are step-up points at which there are disproportionately large increases in cost for slight dimensional increases.
iv. Wind Bracing -
Wind bracing becomes a structural design consideration in buildings beyond the 10-to 12-story range, and one must then consider measures which may be introduced to resist the overturning tendency due to wind loads. Wind bracing may be achieved by introduction of various structural measures. The extent and, therefore, the expense of these measures may be reduced if the building shape itself contributes to wind bracing.
v. Structural systems
Concrete – The most common structural system presently employed for medium- to high-rise apartment construction is flat-plate cast-in-place reinforced concrete with randomly placed columns. This structural approach has certain advantages which make it particularly adaptable to apartment construction.
Steel – Although much less common than cast-in place concrete, steel frame structures are also employed in the construction of apartment buildings Limitations As a rule of thumb, spacing between concrete columns may economically be in the range of 12- to 18-ft centers and spacing for steel Columns may range from 16 to 24 ft.
Systems Approach – Any discussion of structural considerations in conjunction with housing must recognize that the housing industry appears to be at the beginning of an era of greatly increased pre fabrication, which is leading towards full systems building and industrialization of the building process
vi. Elevators –
There are four variables involved in elevators Selection, as necessary for an efficient solution –
1. Travel distance
2. Elevator speed
3. Elevator capacity
4. Building population
vii. Safety – In general, the architect may choose only among accepted and approved procedures as set down in codes. In most codes, two means of egress must be provided within specified distances from each dwelling unit except in the case of duplexes, which frequently require an additional means of egress off the corridors, usually by means of an escape balcony. However,effectively preclude the use of scissor stairs, in many cases by limiting the allowable length of dead-end corridors. Fire escapes are usually required for construction that is not fireproof; and sprinklers, smoke doors, fire detectors, and alarms are additionally required for various classifications of construction in some codes.
viii. Plumbing – Vertical plumbing risers and waste lines or” plumbing stacks” are expensive due to both material and labor costs. Reduction in the number of stacks saves money and is, therefore, to a greater or lesser extent advantageous and advisable.
ix. Ventilation – Interior spaces such as bathrooms, interior kitchens, and public halls require mechanical exhausting. In making preliminary layouts, to determine the floor area to be allocated to exhaust ducts.
x. Heating and Cooling- In most cases, planning and spatial lay out are not significantly influenced by heating and/or cooling units and their lines of supply. The most common exception is the case in which ducts deliver conditioned air from either a central source or a unit in the apartment. In such a case, ducts may be of such size as to become a planning factor. Otherwise, heating or cooling units are served either by hot and/or chilled water pipes or electric conduct.
6. Various Permission required for Apartment construction
For constructing an Apartment building various noc’s and building permissions are required. Local Bodies like, Pune Municipal Corporation, PMRDA, PCMC grant the permission for Apartment Building construction. Permission consist in various form of noc’s, For example, NA Order, Plinth Checking, Garden Noc, Water Noc and Drainage Noc etc.
7. FAQ about Apartment Design
i. What is difference between flat and apartment?
Flat and apartments usually refers as a self-contained residential unit with its own front door, bathroom, toilet and kitchen. In the same vein, the word apartment known as purpose-built unit in a building, where as flat refers as a converted unit in an older building. You can check in details here also, https://en.wikipedia.org/wiki/Apartment
ii. Do I decorate single room apartment?
Interior designers do apartment designing work. Single room apartment decoration costs around 1-2 lakhs.
iii. Which is better apartment or house?
Apartment and house both are the best, but in most cases living in a house offers more space than you would get with an apartment.
iv. What is a multistorey apartment?
A multistorey apartment is a housing unit in a multistoried building which has multiple storeys, it also contains vertical circulation in the form of ramps, stairs and lifts.
v. What are amenities in apartments?
There are many apartment amenities like, fitness center, business center, balconies, laundry room, swimming pool, childcare centre, playground, community room, garden and senior citizen space etc.
vi. What are the different types of apartment?
The apartments is usually classified by size and number of rooms. Whereas, Large apartments known as 3+ bedroom apartments, penthouse, duplex or triplex and parlor floor etc., medium apartment known as 2 bedroom apartment, 1 bedroom apartment, flex, junior 1 bedroom apartment, Garden apartment, shotgun apartment, basement apartment and flat etc. moreover, tiny apartment known as studio apartment, alcove apartment, convertible apartment, micro apartment, Single room occupancy unit etc.
Landscape Architect
Know more about Landscape Design Architect
Landscape design architect creates beautiful outdoor spaces. The term landscape design covers two apparently contradictory elements. Landscape is traditionally thought to refer to undisturbed natural landscapes, and design is evidently artificial. But we must recognize that untouched landscapes are almost absent from large parts of the world, or exist only as a temporarily abandoned terrain subject solely to sporadic attacks. Built and unbuilt land are today strongly related in a dialectic relationship. This has also generated a spatial way of thinking in landscape design, comparable with architectural or town planning design processes .Landscape design architect plan design public outdoor spaces, such as gardens, campuses, parks, commercial centers, waterfront development, resorts, Institutional and industrial.
1. Design Rules
A very basic rule landscape architect need to be in follow is that the building should be linked with the site. There are regulations about the distance of walls and fences from boundaries are laid down in the Law on the Rights of Neighbours and the individual state building regulations. The normal situation is that every house owner has to fence the right-hand side of their boundary as seen from the road. The joint back is to be fenced communally, i.e. the costs of minimal fencing (wire mesh fence, height = 1.25 m are to be shared. If a house owner has a sole duty of enclosure, then they must bear the cost of fencing alone and the fencing must stand on their own property. If the enclosure duty is shared, then the barrier must be centred on the boundary. There is a general duty of enclosure when it is usual in the location. Walls and retaining walls including enclosures do not require.
2. Cost required for Landscape Design
The cost involve in the Landscape design are extraordinary high. Landscape design architect may charge the cost for Landscape design on lump sum basis or at the 5% of total cost for comprehensive architectural services.
Design Parameters involved in Landscape
Aesthetic landscape compositions are congenial solutions for a space, which form an inseparable unit with buildings or town planning. So it is evident that landscape design architects are integrated into the project team right from the start, like structural or services engineers. The Foundation aspect in landscape design architect as follows –
i. Horizontal aspects –
The general structuring of outdoor areas in context with the surroundings is regarded as a horizontal aspect. This is a fundamental organization following considerations like idea, function, design and form. It can produce horizontal results like paving, lawns etc. and also vertical like buildings, trees, pergolas etc.
According to concept, items can be related to each other, repeated or contrasted; or a number of items can be superimposed. Open areas can, for example, continue themes or materials from
Buildings or provide a contrast. The ideal is to produce a central theme without functional limitations and then develop a design to make it readable.
ii. Vertical aspects–
It is the concepts for outdoor areas derive from the fundamental horizontal aspects and substantiate them. Not only is the selection of materials important but also the spatial contexts of the immediate surroundings. If there is a dip or a rise in the field of view, this lends the space to different interpretations. On the peak of a rise or in an open area, a roof, object or shelter can offer an impression of spatial definition. In street environments, trees can reduce the proportions of high buildings to a human scale and create small spaces within large. Vertical aspects, whether built or planted, should be to a sensible scale and integrate seamlessly into the overall concept of landscape architecture.
iii. Form of illustration
The decision how to illustrate with plans or drawings depends greatly on the stage of the project work. In the preliminary design and actual design phases, hand sketches and drawings can even today still contribute to a project’s presentation. At these stages, forms of illustration have a great significance.
iv. Design of earthworks –
Modelled areas of ground are generally perceived as pleasant and interesting which can have a strong effect on the perception of as pace. The human eye looks for viewpoints and fixed objects in an open area. An example of this is the common hilly landscape with meadows, farmland and isolated trees in open man-made countryside. This impression can be achieved with intentionally designed terrain modelling as an addition to vertical structures or plants. Homogeneously occupied areas (lawns, ground-cover planting of uniform height, paving), with sunken centres in particular,make spaces seem larger. Wavy or hilly ground modelling can also enlarge the impression of space. According to the situation,this can enable economic synergies to be gained through the management of earth quantities. While designing landscape, there are many factors compacted like Preservation of topsoil, Slope Protection, Soil formation, Soil Loosening, soil improvement, etc.
v. Design aspects of walls and fences –
During the planning stage of landscape design it should generally be noted that walls and fences form vertical optical barriers. This should be used intentionally to create spaces or particular views. Individual spaces can be created out of large areas either geometrically or also organically. The selection of materials should consider the overall design concept. For Instance, paving can be of materials natural stone, brick etc. that ‘grow out of their original location, and can be continued into walls to create a tranquil and homogeneous effect. Walls and fencing offer a multitude of design forms and types. Like, Wooden Fences, Metal Fences, Metal mesh or grilles etc.
vi. Freestanding walls and Retaining Walls –
Freestanding walls are only subject to damp from the soil through the foundations and there less problematic in the choice of materials. Whereas Retaining walls can be self-supporting of concrete with facing brick or of dry stone.
vii. Copings -
The tops of walls must be protected against rain and snow by covering them with large slabs or stones. The coping element should have a cross-fall of at least 0.5%. Longitudinal joints in the coping are not allowed and butt joints must be at right angles to the wall centre-line.
viii. Pergolas and trellises –
In addition to the selection of a material for the planned pergola, its position within the outdoor area needs to be considered carefully. Large pergolas form spaces almost like buildings, and should be justified by their function or particular aesthetic value. Pergolas can lead to special places or viewpoints and can be used to divide spaces and/or as a sitting area Pergolas with climbing plants should be detailed in accordance with the particular characteristics of the intended plant (spacing of supports for climbing or winding plants.
ix. PATHS, PAVING, STEPS –
For the design of paths and paved areas, questions of proportion are important and the selection of materials is decisive. Firstly ,the correct dimensions for path width, free paved areas and enclosed spaces need to be determined according to the use and surroundings. Where as Steps overcome height differences: they are therefore always Significant as a vertical design aspect and require detailed matching to the overall theme. Flat and wide steps with low risers appear softer, more spacious and stronger in design. The steeper and narrower the steps, the more functional the impression.
x. Rainwater Management and drainage–
Rainwater management is urgently suggested for ecological and economic reasons in order to preserve the natural rainwater cycle as far as possible. The basic principle of rainwater management is to avoid, reduce or at least greatly delay surface water running off into the drains where it arrives or in the immediate vicinity. Certainly, Drainage is generally differentiated into linear or point drainage. Depending on the surfacing, surface falls should be provided to drain surface water appropriately at all times of year.
5. FAQ about home, Terrace or any Landscape Design
i. What are the 6main types of landscapes?
There are different types of landscapes. https://en.wikipedia.org/wiki/Landscape, like, desert, taiga, wetland, mountain range, cliff, littoral zone, coast, tundra, shrub land, forest, rain forest, woodland, moors etc.
ii. What is the difference between architect and landscape architect?
Architect Design structures, such as residential buildings or commercial buildings, whereas Landscape architects Provides plan for the outdoor areas around structures, as design work is the fundamental difference between architect and Landscape Architect.
iii. How do I find landscape architect in pune?
Speak with number of landscape architect and discuss with them about your budget and project. You can take reference from your contact also. The best way to post enquiry on https://foot2feet.com/construction-services/architect-in-pune/ about architectural services, here you will get quotation from several architect.
iv. What is difference between natural and man made landscape?
Natural Landscape is an environment which exist even in man’s absence, certainly its not affected by human activities. In the same vein Manmade landscape is the art of designing the drives, lawns, walks, gardens and shrubs with the help of natural elements like stones, bricks, water, landforms and many more.
v. What is cheapest rock for landscaping?
Crushed gravel and pea gravel are the cheapest landscapes rocks.
vi. How do you landscape the front of your house?
Enormous foundation planting along the front of your house will make good landscape look.
House Design Architect
Know more about House Design Architect
Architect is an expert professional who mixed up art and science of design, plan and look into the construction of a erecting building or house. They always make sure that design of a house make sense. Architecture field includes a wide variety of designing and planning, likewise they plan design develop present and oversees of all sort of project. House design architect also known as residential architect.
2. Roles of House design architect
House design Architect plays a very important role in construction of a home. In the same vein they are responsible for visual appearance of a house before final structural design.Whereas they are also responsible for decorating home interior as well as exterior. Architects are involved in all kind of construction activities from simple 1 bedroom house to multi story commercial complex. They usually hire for many things like, kitchen designer, furniture ideas for bedroom, design a modern home, living room interior etc.
How to select best house design architect
To live in a mesmerizing home is the dream of an every individual. But its very rare to choose an architect who will fulfill our all the requirement! Now Foot2Feet made easy with its intermediary-free, transparent, reliable online platform where you get instant access to many house design architect in Pune.
Cost to hire house design architect
Costs to hire house design architect is depends on what kind of house you want, what services you want your architect to provide, and what kind of architect you want. Some architect charge on percentage of total construction cost where as some architect cost on lump sum basis
FAQ about House Design Architect
i. What is the difference between an architect and a home designer?
Architects and interior designers are expert professionals who design the plans. The very basic difference is architect design buildings where as home designers use fixtures, furniture and other accessories to create a finished look and functional spaces inside a house
ii. How long does it take for an architect to design a house?
Generally, new home design or remodel a house takes upto 5/6 months to design, draft, and coordinate through the consultant, whereas to draw a house plan it takes less than 1 day or it’s done it within some hours also.
iii. How much does it cost to hire an architect for a home addition?
Cost to hire architect for home addition is same as its cost for the new construction. Generally architects charge at 3% of the total construction cost.
iv. What is a 1.5 story house called?
1.5 story house or one-and-a-half storey house is a detatched home which has a second floor that is about half the size of the main floor, but is off to one side. So this style of home called as half storey house.
v. What are the four types of houses?
There are various types of houses for example Attached, Detached House, Semi Detached, twin house, Duplex or Triplex.
UDCPR 2020 Chapter 12 is all about the Structural Safety, Water supply, Drainage, and Sanitary Requirements, Outdoor Display, And Other Services in Development Plans as per mentioned in the UDCPR
This is Applicable to all Planning Authorities and Regional Plan Areas except Municipal Corporation of Greater Mumbai, Other Planning Authorities/Special Planning Authorities/ Development Authorities within the limit of Municipal Corporation of Greater Mumbai, MIDC, NAINA, Jawaharlal Nehru Port Trust, Hill Station Municipal Councils, Eco-sensitive/Eco-fragile region notified by MoEF & CC and Lonavala Municipal Council, in Maharashtra.
Rule No. 12.5 Water Supply, Drainage and Sanitary Requirements
1) The planning, design, construction, and installation of water supply, drainage and sanitation, and gas supply systems shall be in accordance with the provisions of Part-9 - Plumbing Services, Section-1 - Water Supply, Drainage and Sanitation, Section-2 - Gas supply of National Building Code of India as amended from time to time.
2) Requirements of Water Supply in Building.
The total requirements of water supply shall be calculated based on the population as given below :-
| Occupancy | Basis |
|---|---|
| Residential Building | 5 persons per tenement |
| Other Buildings | No. of persons on occupant load and area of floors given in Table No. 9-E |
3) The requirements of water supply for various occupancies shall be as given in Table No.12-A and Table No.12-B or as specified by the Authority from time to time.
Table No.12-A | ||
|---|---|---|
Per Capita Water Requirements for Various Occupancies/Uses | ||
| Sr. No. | Type of Occupancy | Consumption per head per day (in liters) |
| 1 | 2 | 3 |
| 1 | Residential | |
| (a) In living units | 135 | |
| (b) Hotels with lodging accommodation (per bed) 180 | 180 | |
| 2 | Educational | |
| (a) Day Schools | 45 | |
| (b) Boarding Schools | 135 | |
| 3 | Institutional (Medical Hospitals) | |
| (a) No. of beds not exceeding 100 | 340 | |
| (b) No. of beds exceeding 100 | 450 | |
| (c) Medical quarters and hostels | 135 | |
| 4 | Assembly :- Cinema theatres, auditorium, etc. (per seat of accommodation) | 15 |
| 5 | Government and Semi-public business | 45 |
| 6 | Mercantile (Commercial) | |
| (a) Restaurants (per seat) | 70 | |
| (b) Other business buildings | 45 | |
| 7 | Industrial | |
| (a) Factories where bathrooms are to be provided | ||
| (b) Factories where no bath-rooms are required to be provided | ||
| 8 | Storage (including warehousing) | 30 |
| 9 | Hazardous | 30 |
| 10 | Intermediate/Stations (excluding mail and express stops) | 45 (25) |
| 11 | Junction Stations | 70 (45) |
| 12 | Terminal/Stations | 45 |
| 13 | International and domestic Airports | 70 |
The value in parenthesis is for stations where bathing facilities are not provided.
Note : The number of persons for Sr.No.(10) to (13) shall be determined by the average number of passengers, handled by the station daily; due consideration may be given to the staff and workers likely to use the facilities.
Table No.12-B | ||
|---|---|---|
FLUSHING STORAGE CAPACITIES | ||
| Sr. No. | Classification of building | Storage capacity. |
| (1) | (2) | (3) |
| 1 | For tenements having common convenience | 900 litres net per w.c. seat. |
| 2 | For residential premises other than tenements having common convenience | 270 litres net for one w.c. seat and 180 liters for each additional seat in the same flat. |
| 3 | For Factories and Workshops | 900 litres per w.c. seat and 180 liters per urinal seat. liters |
| 4 | For cinemas, public assembly halls, etc | 900 litres per w.c. seat and 350 litres per urinal seat.liters |
Related Regulations
You can visit our other blogs related to Regulations 12 through the below-mentioned links
Signs and Outdoor Display Structures in UDCPR 2020
Drainage and Sanitation Requirements in UDCPR 2020
Alternatives Materials, Methods of Design & Construction, and Tests in UDCPR 2020
Building Services in UDCPR 2020
Quality of Materials and Workmanship in UDCPR 2020
Zone certificate or zoning certificate is a document which tells zone of whole Survey number or gut number. Remember, zone certificate is not for a particular plot, it gives idea of whole Survey Number.
Example – If a Survey Number is affected by a 24 M road, one side of road is agriculture zone & other side is residential zone, then zone certificate will mention that the survey number includes Part residential zone, part agriculture zone & a 24.0 M wide road.
But it will not tell exact zone of your plot alone. To know exact zone of plot you have to take zoning demarcation in which authority will mark zone colour codes on your mojani certificate copy.
What is Zone Certificate ?
It’s a particular survey number of document by which any one can know about reservations mentioned in the DP. Zone certificate indicates the zones of land such as residential, Industrial Commercial, Agriculture and other details of the land like water bodies, and flood line.
Why Zone certificate is required?
This is required in order to facilitate the proper use of land for different purposes. Each zone is assigned for a specific purpose like residential, industrial, commercial, Agriculture etc. So to know the status of land to do further construction Zone Certificate is required.
Zone Certificate ensures that lands are properly marked for a specific purpose so that a particular zone intended for a specific purpose is not used for a different one.
How to get zone certificate online?
7/12 Extract is the essential document to get the zone certificate which indicates the ownership of land and all details of particular plot for which zoning certificate is required. For PMRDA we have to do online application. An application to Pune Corporation or respective authority is a way to get zone certificate.
Foot2Feet can help you in getting zone certificate in Pune, in PMRDA, in PCMC, in Maharashtra, in Thane, in Mumbai, in Pimpri Chinchwad or any municipal council, corporation & town planning or special planning authority like MMRDA.
How to download zone certificate?
Zone certificate cannot be downloaded. Basically, there is a process of Zone certificate in any city or for any location. Respective planning authority can give zone certificate.
In PMRDA there is an online process for Zone Certificate. We get the certificate within 7/8 working days from date of application. While in PMC, there is an offline process and we get the certificate within 4/5 working days from the date of application.
Zone Certificate Charges
To get zone certificate legal fees of 500 Rs has to be paid to government. Other charges like consultant’s fees & cost of getting 7/12 are separate.
Zone Conversion
Know More about Zone Conversion
Zone change is the process of changing the current zone to the different zone, for instance for agricultural use to non- agricultural use, residential use to commercial use etc. However, a plot owner can do request to change the zone of the property he owes, for its different uses.
Role of Scrutiny Committee in zone Change
A proposal scrutiny committee is being constituted as per the accompanying schedule to scrutinize the proposals for change of use department in the approved regional plan and make recommendations to the government. In the same vein, The approved regional plan, the committee should handle the proposal to change the use of non-development area to residential, commercial sector, public / semi-public sector to residential sector, residential sector to industrial sector, and forest department to include lands with less than 1: 5 slopes in agriculture department.
What is the process for zone Change?
Eventually, to do the application for zone change, the owner with the help of licensed engineer or licensed architect needs to be submit the application along with the all the necessary documents to the district collector office. Likewise, the Government will execute the necessary modification proposal as per the requirement received by the Government itself or in response to the request received from the public as required for the change of the zonef Use in the approved Regional Plan. After that the application get verified by the tahasildar. Further, it checked the revenue clearance and technical clearance. Finally, It issues the conversion order of applied application.
Documents required for zone change
To change the zone of any plot, following documents are required to be submitted along with application of Zone change to the Regional Planning Authority
- Land ownership records
- Certified survey map showing the width of existing road available on site or other evidence of existing road available
- A copy of the standard part map showing the use area as per the approved regional plan of the place
- Color copy of up-to-date satellite imagery showing space boundaries and surroundings (Google Image)
- In case of change of land use department under the proposal, water requirement in accordance with the proposed use department, water supply source and minimum water availability from it.
- Certified copy of the relevant village plan
- Affidavit / Bond letter made by the landholder in the form prescribed in Schedule C if the land under the proposal is to be included in the Residential Use Department at the request of the landholder.Index II
- Other ownership documents as required
- Other useful and supplementary documents / maps as required as required.
Time required for zone change
Well, changing the zone of open plot is quiet lengthy and time consuming process. However, the members of the committee should provide their views on the proposal within 30 days from the date of appointment of the secretary of the committee. The member should clearly give a copy of such proposal in the letter sent to other committee members. So, zone change of a plot may be take upto 1 to 3 months from the date of its application.
Criteria’s for zone conversion in Maharashtra
So if u are thinking to change the zone of your agricultural land, then the Agriculture Land must be minimum 25 Acres and must have 9 M road is the main criteria to change the zone. Subsequently, to convert the industrial zone to residential zone the zone change process needs to be done. Another key thing to remember that no separate process is required to change the commercial zone into residential zone. Likewise, followings points also kept in mind while applying for the zone change as follows –
1. Plot Requirement for zone change
2. Road Width
3. Water Supply Availability
4. Pollution Control
5. Ensuring amenities in the proposals regarding the residential use
6. Consistency with industrial policy
7. Regarding naturally sensitive soils
Fees required for the zone conversion
Another, significant factor in zone change, how much it will cost to change the zone. Well, Challan amount, processing fees and notification fees for zne change as given below –
1. Processing fees and notice publication fees for zone change
To change the zone, the processing fees will be charge at 0.50% amount of land rate or Rs 20,000/- whichever highest which will be nonrefundable.
2. Zone Change Premium
The Following chart will shows us the premium charges for zone change. Whereas, premium for zone change proposal on sr no. 1 to 4 in below table will charge the Annual statements rates of developed land, and Agricultural land rates will be charged as premium for zone change proposal on sr no 5.
| Sr No | Zone Change Description | Premium Rate |
|---|---|---|
| 1 | Agricultural and no development zone to residential Zone | 50% |
| 2 | Agricultural and no development zone to commercial Zone | 75% |
| 3 | Public Semipublic zone to Residential zone | 20% |
| 4 | Residential zone to Industrial Zone | 20% |
| 5 | Afforestation zone to agricultural Zone | 40% |
UDCPR 2020 Chapter 12 is all about the Structural Safety, Water supply, Drainage, and Sanitary Requirements, Outdoor Display, And Other Services in Development Plans as per mentioned in the UDCPR
This is Applicable to all Planning Authorities and Regional Plan Areas except Municipal Corporation of Greater Mumbai, Other Planning Authorities/Special Planning Authorities/ Development Authorities within the limit of Municipal Corporation of Greater Mumbai, MIDC, NAINA, Jawaharlal Nehru Port Trust, Hill Station Municipal Councils, Eco-sensitive/Eco-fragile region notified by MoEF & CC and Lonavala Municipal Council, in Maharashtra.
Rule No. 12.3 Alternatives Materials, Methods of Design, Construction and Tests
1) The provision of the regulations is not intended to prevent the use of any material or method of design or construction, not specifically prescribed by the regulations, provided any such alternative has been approved.
2) The provision of these regulations is also not intended to prevent the adoption for architectural planning and layout conceived as an integrated development scheme.
3) The authority may approve any such alternative provided it is found that the proposed alternative is satisfactory and conform to the provisions of relevant parts regarding material, design, and construction and that material, method or work offered is, for the purpose intended, at least equivalent to that prescribed in the rules in quality, strength, compatibility, effectiveness, fire rating and resistance, durability and safety.
4) Tests : Whenever there is insufficient evidence of compliance with the provisions of the regulations of evidence that any material or method of design or construction does not conform to the requirements of the rules or in order to substantiate claims for alternative materials, design or methods of construction, the Authority may require tests sufficient in advance as proof of compliance. These tests shall be made by an approved agency at the expense of the owner.
5) The test method shall be as specified by the regulations for the materials or design or construction in question. If there are no appropriate test methods specified in the regulations, the Authority shall determine the test procedure. For methods of testing for building materials, references may be made to relevant Indian standards as given by the National Building Code of India, published by the Bureau of Indian Standards. The latest version of the National Building Code of India shall be taken into account at the time of enforcement of these rules.
6) Copies of the results of all such tests shall be retained by the authority for a period of not less than two years after the acceptance of the alternative material.
Related Regulations
You can visit our other blogs related to Regulations 12 through the below-mentioned links
Signs and Outdoor Display Structures in UDCPR 2020
Drainage and Sanitation Requirements in UDCPR 2020
Water Supply, Drainage, and Sanitary Requirements in UDCPR 2020
Building Services in UDCPR 2020
Quality of Materials and Workmanship in UDCPR 2020
There are general regulations about any construction permissible on land, and no piece of land shall be used as a site for the construction of a building if the site is not eligible for it.
Suppose the Authority considers that the site is insanitary, incapable of being well-drained, or dangerous to construct a building on. In that case, it is not permissible to use this land as a site for construction.
For Example, if the site is in Defense land, Railway region Hilly region, or not appropriately drained in this case there, one cannot construct anything on the land without considering the regulations. This information about reservations and their use is essential when someone starts actual planning, whether they are land owners, builders, or construction owners. It is a must-know information before purchasing land or starting construction on the land.
This information about reservations and their use is very important when someone starts actual planning, whether they are land owners, builders, or construction owners. It is a must-know information before purchasing land or starting construction on the land.
UDCPR 2020 Chapter 3 is all about General Land Development Requirements.
This is Applicable to all Planning Authorities and Regional Plan Areas except Municipal Corporation of Greater Mumbai, Other Planning Authorities/Special Planning Authorities/ Development Authorities within the limit of Municipal Corporation of Greater Mumbai, MIDC, NAINA, Jawaharlal Nehru Port Trust, Hill Station Municipal Councils, Eco-sensitive/Eco-fragile region notified by MoEF & CC and Lonavala Municipal Council, in Maharashtra.
Rule No. 3.2 Means Of Access
3.2.1
Every plot/land shall have means of access, like a street/road, irrespective of its width.
3.2.2
In case of the plot not abutting on a public means of access like street/roads, etc., the plot shall have access from spaces directly connected from the street by a hard surface approach as given below :-
(a) The width of such access ways in non-congested areas shall be as follows :-
| Min width of access way | Max. Length of such access ways |
|---|---|
| 6.0 m. | 75.0 m. |
| 9.0 m. | 150.0 m. |
(b) In congested areas, the width of such accessways shall not be less than 4.5 m.
3.2.3
Every person who intends to erect a building shall not at any time erect or cause or permit to erect or re-erect any building which in any way encroaches upon or diminishes the area set apart as a means of access.
Rule No. 3.3 Regulations For Land Sub-Division And Layout
Rule No. 3.3.1 Obligation to Prepare Layout
Building Layout or Sub-division proposal shall be submitted for the following :-
i) When more than one building, except for accessory buildings in the case of residential buildings, is proposed on any land, the owner of the land shall submit a proposal for the proper layout of the building or sub-division of his entire contiguous holding.
ii) When development and/or redevelopment of any tract of land, which includes division and sub-division or amalgamation of plots for various land uses, is proposed.
iii) When a group housing scheme or campus/cluster planning of any use is proposed.
iv) A two-stage approval process, as specified in Regulation No.2.6.1, will be followed for such proposals, wherever necessary.
Rule No. 3.3.2 Roads/streets in Land Sub-division or Layout
A) For Residential Development - The minimum width of the internal road in any layout or
subdivision of land shall be as given in Table No.3A.
Table No.3A - Internal Roads for Residential Development | ||
|---|---|---|
| Sr. No. | Length of Internal Road in Layout/Subdivision (m.) | Width of Internal Road in Layout/Sub Division (m.)length |
| i | Upto 150 | 9.00 |
| ii | Above 150 and up to 300 | 12.00 |
| iii | Above 300 | 15.00 |
Note - For layout or part of the layout where plots of 100 Sq.m. or less are proposed for Economical weaker Sections (EWS), 4.5 m. wide road of length up to 60.0 m. and 6.0 m. wide road of length up to 100 m. may be permitted so that EWS plots can be found on both sides of such roads.
B) For Other than Residential Development : The minimum width of the internal road in any layout or subdivision of land shall be as given in Table No.3B
| Table No.3B - Internal Roads for non-residential Development | ||
|---|---|---|
| Sr. No. | Length of Internal Road in Layout/Subdivision (m.) | Width of Internal Road in Layout/Sub Division (m.)Subdivision |
| i | Upto 150 | 12.0 |
| ii | Above 150 and up to 300 | 15.0 |
| iii | Above 300 | 18.0 or more |
C) Group Housing Scheme : In the case of group housing schemes, the minimum width of internal roads shall be as given in Table No.3C
Table No.3C - Internal Roads for Group Housing Scheme | ||
|---|---|---|
| Sr. No. | Length of Internal Road (m.) | Width of Internal Road (m.) |
| i | Upto 150 | 7.50 |
| ii | Above 150 and up to 300 | 9.00 |
| iii | Above 300 and up to 600 | 12.00 |
| iv | Above 600 | 15.00 |
Note: It shall be necessary to provide through roads in the group housing scheme of an area of more than 2.0 Hectares so as to coordinate the adjoining major road links (15.0 m. and above) or give way to new road links for adjoining areas. The width required for such road link shall be as per Table No.3A. This shall not bar coordination of smaller width roads approaching from adjoining areas, if owners so desire. Further, the Authority may insist on the coordination of smaller-width roads from adjoining areas, if required, from the planning point of view.
D) Pathways
In the case of the Group Housing Scheme/Campus Planning/Layout of Buildings, a pedestrian approach to the buildings from road/street/internal means of access, wherever necessary, shall be through a paved pathway of a width not less than 2.0 m., 3.0 m. & 4.5 m. provided its length measured from the exit way of the building is not more than 40 m., 60 m., and 100 m. respectively from the main/internal means of access. If the length is more than 100 m., then the width of the road, as provided in Table No.3C, shall be necessary. The marginal distances shall not be required from such pathways. However, the distance between two buildings shall be maintained, which will include the width of such a pathway.
Rule No. 3.3.3 Length of Internal Roads, How to be Measured
The length of the Internal road shall be measured from the farthest plot (or building) to the public street. The length of the subsidiary accessway shall be measured from the point of its origin to the next wider road on which it meets.
Provided that in the interest of the general development of an area, the Authority may insist the means of access to be of larger width than that required under Regulation No.3.3.2.
Rule No. 3.4 Co-ordination of Roads in adjoining lands
While granting the development permission for land sub-division or group housing/campus planning, it shall be necessary to coordinate the roads in the adjoining lands subject to provisions mentioned in Regulation No.3.3.2.C - Note. Also, a proper hierarchy of roads shall be maintained while deciding the width of the road.
Rule No. 3.3.5 Narrow Roads in Congested Areas (Core area in case of Nashik Municipal Corporation)
In congested areas, plots facing street/means of access less than 4.5 m. in width, the plot boundary shall be shifted to be away by 2.25 m. from the central line of the street/means of access way to give rise to a new street/means of access way of width of 4.5 m. clear from the structural projections. However, this will not be applicable for lanes of any length serving a single plot/property. In these cases, no separate setback from the revised plot boundary shall be required.
Rule No. 3.3.6 Development of Street
Means of access/internal road shall be leveled, metalled, flagged, paved, sewered, drained, channeled, lighted, laid with the water supply line, and provided with trees for shade (wherever necessary), free of encroachment and shall be maintained in proper condition.
Rule No. 3.3.7 Development of Private Street, if neglected
If any private street or any other means of access to a building is not constructed & maintained as specified above, the authority may, by written notice, require the owner or owners of the several premises fronting or adjoining the said street or other means of access or abutting thereon or to which access is obtained through such street or other means of access or which shall benefit by works executed to carry out any or more of the aforesaid requirements in such manner and within such time as the authority shall direct. If the owner or owners fail to comply with this direction, the authority may arrange for its execution and recover the expenses incurred by the owner/owners.
Rule No. 3.3.8 Access from the Highways/Classified Roads
(a) Generally, plots/buildings along Highways and classified roads shall derive access from service roads. However, highway amenities like a petrol pump, fuel station, hotel, etc., may have a direct access from Highways, which shall be subject to the provisions of the National Highway Act, 1956, and State Highways Act, 1955.
(b) The width of roads to be considered while granting development permissions, unless indicated otherwise in the Development Plan/Regional Plan/Planning Proposal/T.P. Scheme, shall be as mentioned in the table below :-
| Sr. No. | Category of Road | Width of Right of Way of Road (m.) | Remarks |
|---|---|---|---|
| 1 | National Highway | 60.0 | Width inclusive of 12.0 m. service roads on both sides |
| 2 | State Highway | 45.0 | Width inclusive of 9.0 m. service roads on both sides |
| 3 | Major Dist. Road | 24.0 | No Service road is required. |
| 4 | Other Dist. Road | 18.0 | No Service road is is required. |
| 5 | Village Road | 15.0 | No Service road is required. |
Notes:
1) If the width of any existing road is more than what is specified in the above table, then the greater width shall prevail.
2) If the service roads are provided beyond the right of way with permission granted earlier, then such service roads may be continued further in adjoining land.
3) The above widths of roads may vary according to guidelines or circulars issued by the respective department.
This provision shall be applicable to Area Development Authorities/Metropolitan Region Development Authorities/Special Planning Authorities/New Town Development Authorities and Regional Plan Areas.
Rule No. 3.3.9 Access Provisions for Special Buildings in Regulation No.1.3(93)(xiv)
For notable buildings, as mentioned in 93(xiv) under Regulation No.1.3, the following additional provisions of means of access shall be ensured;
(a) The width of the main street on which the plot abuts shall not be less than 12.0 m. in a congested area and shall not be less than 9.0 m. in a congested area, and one end of this street shall join another street of width not less than at least 9.0 m. (1) in congested areas and 12.0 m. in non-congested areas.
(b) The marginal distances on all its sides shall be a minimum of 6.0 m., and the layout for the same shall be approved taking into consideration the requirements of fire services, and the margins shall be of a hard surface capable of taking the weight of fire engine, weighing up to 45 tonnes. The said marginal distances shall be kept free of obstructions and shall be motorable.
(c) Main entrances to the plot shall be of adequate width to allow easy access to the fire engine, and in no case shall it measure less than 6.0 m. The entrance gate shall fold back against the compound wall of the premises, thus leaving the exterior accessway within the plot free for movement of fire engine/fire service vehicles. If the main entrance at the boundary wall is built over, the minimum clearance (headroom) shall be 4.5 m.
Rule No. 3.3. 10 Cul-de-sacs
In addition to the provisions of Regulation No.3.3.2, Cul-de-sacs give access to plots and extend up to 150 m. normally and 275 m. maximum with an additional turning space at 150 m. may be allowed only in residential areas, provided that Cul-de-sacs would be permissible only on straight roads and provided further that cul-de-sac ends shall be higher in level than the level of starting point. The turning space, in any case, shall not be less than 81 sq.m. in an area with no dimension of less than 9.0 m.
Rule No. 3.3.11 Handing Over of Layout Roads
Whenever called upon by the Authority to do so, areas under internal layout roads shall be handed over to the Planning Authority by way of deed after development of the same, within such period as may be specified in commencement letter/development permission, for which no compensation shall be paid by the Planning Authority.
Rule No. 3.3.12 Intersection of Roads
At junctions of roads meeting at right angles, the rounding off at the intersection shall be done with the tangent length from the point of intersection to the curve being half the road width across the direction of tangent, as shown in Fig.3A. The building shall also set back at required marginal distance from this rounding off.
Fig.3A - Rounding off at junctions of right-angled intersections
Fig.3B - Rounding off at junctions at acute/obtuse intersections.
Rule No. 3.3.13 Acute Angled Junctions
For junctions of roads meeting at less than 60 degrees, the rounding off or cut-off or similar treatment shall have a tangent length of U and V from the intersection point, as shown in Fig.3B. The tangent length at obtuse angle junction shall be equal to half the width of the road from which the vehicle enters as shown in Fig.3B. Provided, however, that the radius for the junction rounding shall not be less than 6 m. for both types.
Rule No. 3.3.14 Land-locked Plot
In case of a plot surrounded on all sides by other plots or reservations, if any, i.e., a land-locked plot that has no access to any street or road, the Authority may require access through an adjoining plot or plots and shall, as far as possible be nearest to the street or road, to the landlocked plot, at the cost of the owner of the land-locked plot & such other conditions as the Authority may specify. If the Plot is landlocked by any reservation, then access may be made available by adjusting the reservation within owners’ land without reduction in area. Such land-locked plots, up to 100 m. shall be considered as fronting on the main road from which the access of a minimum of 9.0 m. width is made available.
Rule No. 3.3.15 Approach by underpass or Over Bridge for adjoining properties.
In case adjoining properties of an owner or different owner are separated by road, river, nallah etc., then the Authority may allow the owner to construct an underpass or over bridge or foot over a bridge of the required size at his cost so as to ease the movement of people/vehicle across the properties.
Rule No. 3.6 Provision for Electric Sub-Station
In case of development/re-development of any land, building, or premises mentioned below, provision for an electric sub-station shall be made as under, if the requirement for the same is considered necessary by the concerned power supply authority.
| Sr. No. | Plot Area | Maximum requirements |
|---|---|---|
| 1 | Plot above 2000 Sq.m. | Of 5.0 m. x 5.0 m. and height of not more than 5.0 m. |
| 2 | Layout or sub-division of a plot measuring 2.0 ha. or more. | A suitable site for an electric sub-station as required by the Power Supply Company |
Provided that the sub-station is constructed in such a manner that it is away from the main building at a distance of at least 3.0 m. and in general does not affect the required side marginal distances or prescribed width of internal access or recreational open space.
Rule No. 3.9 Net Plot Area and Computation Of FSI
For the purpose of computing FSI/Built-up area, the net area of the plot shall be as follows:-
i) In case of a plotted layout/sub-division/group housing scheme/any development, the net area shall be the balance plot area after deducting the area covered by amenity space under Regulation No.3.5 and Development/Regional Plan proposals, including new roads and road widening, if any, from the total area of the plot.
ii) For the purpose of computation of FSI / built-up area, the net area of the plot shall only be considered.
iii) In case of plotted layout, the basic FSI of such net area shall be distributed on all plots on a pro-rata basis or on specific plots as the land owner desires, subject to maximum receiving potential prescribed in these regulations. However, such entitlement of FSI on certain plots shall be clearly mentioned on the layout plan.
iv) In the case of plots from already approved layouts, the plot area shall be treated as a net plot area.
v) The above regulations in respect of net plot area and computation of FSI shall apply to proposals in all land use zones.
Rule No. 3.12 Amalgamation Of Plots
i) Amalgamation of plots/lands shall be permissible if they form a sizable plot from a planning point of view and are contiguous. The amenities and layout plot shall also be entitled to amalgamation, provided the amenities are developed in a proportionate area.
ii) The amalgamation of plots from the approved layout, which is not desirable from a planning point of view (e.g., as shown in below), shall not be permitted.
iii) Land separated by a minor watercourse or nallah or road may be entitled to amalgamation provided connecting over a bridge or underpass of sufficient width, and strength is constructed by the owner with the approval of the Authority.
Rule No. 3.13 Development of Cycle Track Along River and Nallah
3.13.1
A regulation with respect of the development of cycle track along the river and nallah for the Nashik Municipal Corporation area is given in Regulation No.10.5.2.
3.13.2
For other Municipal Corporations, the following regulations shall be applicable.
A cycle track shall be developed along the rivers in green belt areas earmarked in the Development Plan. Also, cycle tracks are developed along the major nallah.
A distance of 6.0 m. from the edge of the minor water course (nallah) is to be left as the marginal distance for the construction of any building. A 3.0 m. a strip of land from the edge of such water course out of this 6.0 m. distance to be left shall be available for use as a cycle track for the general public. The compound wall shall be constructed excluding this distance of 3 m. strip for a cycle track. The owner shall be entitled to FSI of this strip of land for the cycle track, in situ. This 3.0 m. wide strip shall be handed over to the Municipal Corporation, for which, the owner shall be entitled to TDR or in-situ FSI equivalent to 35% of the area of 3.0 m. wide strip. This regulation shall be applicable for the development of land along Nallahs and Green Belt areas as and when it is notified by the Municipal Commissioner after identifying such Green Belt and Nallahs. Where development has already taken place and it is impossible to make provision for such 3.0 m. wide cycle track, then the Municipal Commissioner shall not identify such green belts/Nallahs.
Related Regulations to Rule No. 3 -
You can visit our other blogs related to Regulations 3 through the below-mentioned links:
Recreational Open Spaces in UDCPR 2020
Provision for Amenity Space in UDCPR 2020
Minimum Plot Area for Various Uses in UDCPR 2020
Provision for Inclusive Housing in UDCPR 2020
Relocation of D.P Reservations (Except Road) UDCPR 2020
Rules for Railway Line, River, Electric Line, Airport, Nallah in UDCPR 2020
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Introduction
We understand that redevelopment is the most critical, risk-oriented process in the lifespan of society. Society members have to go through huge problems & worries during the decision-making process. But with the help of a good project management consultant, this process will reduce the worries of all members. The process must have the following factors.
- Maximum benefit to all society members.
- Impartial service to all members.
- Consultation for smooth process & easy decision-making
- Safeguarding society's rights.
Let’s understand the whole process of redevelopment at a glance
For a successful redevelopment, society must go through the following process.
- Smooth redevelopment
- Frequently asked questions(faq)
- Step-by-step redevelopment
- Redevelopment document/lists
- Supervision
- Agencies & members involved in the redevelopment process
- Successful redevelopment
Here is each point explained in detail.
SMOOTH REDEVELOPMENT
Difference between Restoration and Redevelopment?
In restoration, the existing building is extensively repaired and restored to its original condition. In redevelopment, the existing building is demolished, and a new structure/building with prevailing bylaws and additional FSI/TDR is constructed.
What Are The Advantages Of Redevelopment?
- In the case of a building's restoration by major repairs, though the beams and pillars are strengthened externally, the inner core, which consists of steel rods, cannot be restored to its original condition. Hence, even after extensively repairing the building, there are bound to be umpteen complaints about leakages requiring frequent repairs. In the case of redevelopment, the entire structure being brand new, it will be free from complaints.
- The new building will accommodate various modern facilities & amenities with the current trends of society.
- Well-planned and designed flats with earthquake structures.
- The corpus fund received by each individual member will cover the increase in the premises' maintenance cost or could be utilized for other purposes.
- Additional carpet areas will be received as compensation from the developer.
- The owner can buy additional space (if available) from the developer at the best available price.
- Modern facilities/amenities/gadgets like lifts, intercom systems, smoke detectors, fire fighting alarm systems, concealed plumbing, concealed wiring for electricity, telephone, cable TV, etc. Will be available. (depends upon an offer from developers)
- Additional parking will be available with new norms of authority.
- Electrical, plumbing, tiles, parking spaces & other specifications will follow modern trends.
Disadvantages Of Redevelopment
- For a considerable period of time, members are required to give up possession of their flats, which disrupts their age-old routine.
- If converted to commercial complexes, residential complexes are seldom preferred for housing purposes or dwellings.
- The additional areas received will attract stamp duty and registration charges at the current market price.
- There is always a fear of a halfway stalled project resulting in a court case. ( but a good project management consultant can reduce this risk by verifying of all steps in the redevelopment process)
- New construction with all kinds of amenities will increase the cost of maintenance to be paid to society.
Guidelines For Smooth Redevelopment
- All members of society should be confident in the redevelopment process.
- The tender process should be transparent & as per the provision of cooperative society housing bye-laws
- The appointment of a builder/developer/contractor should not be arbitrarily made. The agreement with them should be legally sound, technically complete, and clearly mention all possible building specifications. It should clarify all things like carpet area, amenities, corpus fund, shifting charges, rent of temporary accommodation, any betterment charges, etc.
- The role & responsibility of the project management consultant should be clear & their services should be impartial.
- Society should not go for a redevelopment process without a feasibility report from a project management consultant.
Frequently Asked Redevelopmenent Questions (FAQs)
Q.1 Whether individual consent of all the members is required for redeveloping the society’s buildings or only a resolution by the general body will be sufficient?
- In the case of the apartment (registered under the association of apartments) a written consent is required from each & every member. But in the case of housing society a written consent from 51% of members is required for redevelopment.
(As per govt. GR)
Q.2 What is the consequence if consent is not received from all the members for carrying out redevelopment?
- If all the members of the society do not give their consent for redevelopment, the concerned authorities, such as the Dy. Registrar of co-operative societies, will not grant permission for redevelopment.
Q.3 Can a member change his decision after giving his consent in writing for redevelopment?
- Consent obtained from the members is irrevocable and embossed with rs.100/- stamp. Hence, once consent is given by a member, it cannot be revoked. Only if a member has a strong reason to retract his consent does he have to follow the legal procedure for proving his point of discontent for retracting his consent.
Q.4 Can a minority of members stall the process of redevelopment?
- It depends on what proportion of minority is stalling the development and the reasons behind stalling the project. If the reasons for stalling the project are strong, then redevelopment cannot proceed unless the issues with them are settled.
Q.5 Can one or two members hold the society to ransom on flimsy grounds?
- No member of the society can hold the society to ransom on flimsy grounds. The society will have to initiate action against such members.
Q.6 What action can the society initiate against those members who oppose such kind of a move that is supported by a huge majority
- Then society can issue show cause notice to the members and take action even to the extent of expulsion from the society.
Q.7 Does a society require forming a redevelopment committee or can a managing committee carry out the job independently?
- The general body has the power to decide on this issue. Appointing a redevelopment committee is not mandatory but is highly recommended to ensure transparency in the dealings.
Q.8 What are the powers of the redevelopment committee?
- The general body has to decide on the powers to be allocated to the redevelopment committee. Generally, the following powers are to be given to the redevelopment committee:
- to approve or reject the proposal placed before them by the managing committee of the society.
- To give suggestions, if any, regarding the proposal placed before them by the managing committee.
Q.9 What is the tenure of the redevelopment committee?
- Generally, the tenure of the redevelopment committee should be from the start of the project to the completion of the project to ensure the continuity of the control of the project.
Q. 10 Whether elections are to be held for the selection of members for the redevelopment committee?
- The election rules are not binding on the redevelopment committee. The general body should select it from among senior members of the society who are educated to read and understand the various documents and have an active interest in redeveloping the society.
Q. 11 Can a redevelopment committee/member of a redevelopment committee be terminated?
- If the general body feels that a member of the redevelopment committee or the entire redevelopment committee acts to the detriment of the interests of the society and obstructs the working of the managing committee in carrying out redevelopment, then on the recommendation of the general body, the tenure of a member a redevelopment committee or the entire redevelopment committee can be terminated.
STEP-BY-STEP REDEVELOPMENT PROCESS FOR SOCIETIES
The office bearers of the society are requested to follow the following steps for redeveloping their premises successfully.
1. Conveyance Deed-
Society should reconsider redevelopment only if the society has a conveyance deed in its favor. In case the conveyance deed is not in favor of society, the process for deemed conveyance should be done by appointing an appropriate agency.
2. Structural Audit-
When a society should consider redevelopment:
- The first step for deciding on redevelopment is a structural audit report by a structural consultant or project management consultant. This survey has to be carried out for all buildings/structures in the society plot.
- The structural audit agency shall reveal the condition of buildings & suggest whether society needs the redevelopment.
- Without such a report, society can’t go for the redevelopment process.
- Even if the building is less than 30 years old (building lifespan), but structural reports suggest redevelopment rather than restoration, society can go through redevelopment.
- Circulation of structural audit report-
In case of an adverse structural audit report, the society shall circulate the said report to all the members of the society within one month of receipt of such report along with their recommendations and call for the consent of all the members of the society in writing within 14 days of circulation of a report giving their opinion whether they would like to go for repairs or redevelopment. If 75% or more of the total members of the society give their consent for redevelopment to the managing committee, the managing committee will start the process of redevelopment.
3. Starting Redevelopment-
The society in which redevelopment work of the buildings is required to be undertaken, an application of requisition to hold a special general body meeting to consider and discuss the redevelopment project and suggestions on the same, is to be submitted to the hon. Secretary of the managing committee which is properly
Elected as per the provisions of the society’s bye-laws and also constituted as per. The provisions of the Maces Act 1960. The requisition application is to be signed by not less than 1/4th of the total members of the society.
4. SGM for Redevelopment-
Upon receipt of the requisition for calling the meeting, the managing committee of the society, within 8 days of the receipt of the application, should consider the same and within a period of 1 month, the Hon. The secretary will call the general body meeting of the members of the society giving 14 clear days notice for which acknowledgment will be collected from every member and maintained in the records of the society. The quorum for the SGM shall be 3/4th of the total number of members of the society. If the quorum is not attained, The SGM shall be adjourned for 8 days.
If there is no quorum in the adjourned meeting also, then the meeting shall be dissolved considering that the members have no interest in the redevelopment of the society. In such a situation, the redevelopment subject cannot be brought before any SGM for its approval for further one year.
In the meeting, 3/4th of the members present in the meeting should agree to redevelopment and then a resolution should be passed for going ahead with the redevelopment of the building and authorizing the managing committee to obtain permission from the deputy registrar of co-operative societies of their respective ward office for redevelopment. A resolution should also be passed authorizing the managing committee to obtain quotations from experienced architects/project management who are impaneled by government/local authorities, for the work of preparing feasibility reports and framing rules/conditions for their work.
5. Permission for Re-Development-
The society shall forward a copy of the structural audit report along with an extract of the re-development resolution passed in the SGM to the dy. Registrar of co-operative societies of their respective ward seeking permission for re-development of their building. (As per GOVT. GR Dy. Registrar permission is no longer required)
6. Redevelopment Feasibility Report-
Within one month from the date of receipt of permission for re-development from the office of the day. Registrar of co-operative societies, the society should appoint an architect or a project management consultant to survey the project plot/area/FSI/TDR/PMC–rules applicable/technical/financial details including viability, comparison of repairs v/s re-development and submit a feasibility report. This feasibility report should be circulated to all the members of the society within one month from the date of receipt of the report along with the managing committee’s views and their opinions/objections on the same should be called for in writing for discussion in the next special general body meeting.
7. SGM for Constitution of Re-Development Committee-
- The society should call for an SGM and since this is an important meeting the quorum for the meeting shall be at least 75% of the members of the society.
- The managing committee should discuss the feasibility report in the meeting and if at least 3/4th of the members present in the meeting agree for re-development
- Then they should pass a resolution to go for re-development of the building and authorize the office bearers to start the procedure to appoint an architect/civil engineer/financial consultant or project Management consultant.
- In the same meeting, the society should form a “re-development committee” of at least 5 prominent/senior/original members of the society representing each building of the society, to oversee the working of the managing committee
8. Appointment of Consultants-
The office bearers shall shortlist the architect/civil engineer/ financial consultant/project management consultant for an appointment and recommend their names to the re-development committee to confirm their choices and fees chargeable by this professional/s. The managing committee should call for an SGM and introduce these professionals to the members of the society and give their recommendations. A decision should be taken in this meeting to appoint any or all them of them and fix their duties and fees.
9. Pooling Of Documents for Re-Development-
The society should ask the appointed consultant/s to proceed and go ahead to get all the clearances required for re-development and submit his report on the availability of the following documents with the society:
- Society registration certificate
- 7/12 extract/index ii / form no. 6 from the revenue office
- Conveyance deed
- Non-Agricultural (NA) order
- Property card /
- City survey plan (demarcation)
- Copy of commencement certificates
- Copy of completion certificates
- Proof of payment of stamp duty/registration charges.
- Copy of paid assessment bill ( water bill, electric bill)
- Approved building plan
- Structural Drawings.
10. Tender Floating-
After the technical problems are sorted out, the society should call for a SGM no. 4 to apprise the members of the society’s standing on the various technical points referred to above and convey their views as well as the views of the re-development committee on the matter and seek the approval of the general body to proceed further. In this meeting, all the members of the society should be asked to prepare and submit details of requirements/demands/choices/demands in writing so that the same could be incorporated into the tender document. The general body should pass a resolution and authorize the managing committee to proceed ahead and float tenders by inviting different agencies/builders/developers to give their offers through newspaper notices etc.
11. Opening Of Tenders-
Within one week from the last date for receipt of tenders, the society should call for an SGM no. 5 and open the tenders in front of the members of the society present in the meeting along with the society’s consultants and parties participating in the Tender. The details of offers received should be read out in the meeting and a provisional merit list should be made in the meeting itself.
12. Comparison Statement-
The consultants appointed by the society should study the tender offers in detail and prepare comparative charts and give their recommendations to the managing committee who should satisfy themselves about the recommendations of the consultants and put it up before the re-development committee for their observations. The best offer should be short-listed merit-wise and details circulated to all the members of the society calling for their views.
13. Selection Of Developer / Builder-
The society should call for a SGM no. 6 and after discussing the merits and demerits of all the offers, should select one developer/builder to carry out the redevelopment of the society. In this meeting, the members should agree on the following issues
- The additional area that they should get as not only in terms of percentage increase in their existing carpet area but also in actual number of square feet.
- The amount of corpus payable to each member should be clearly expressed in amount of rupees besides linkage to their existing carpet area. The break-up and the due dates for payment of the same should also be clearly specified.
- The amount of rent payable for alternate accommodation should be clearly specified in terms of amount of rupees besides linkage to the existing carpet area. The break-up and due dates for payment of the same should be clearly specified.
- The amount of shifting charges and the re-shifting charges should be specifically stated.
- The members should pass a resolution authorizing the managing committee to issue a letter of intent to the developer subject to the above terms and conditions.
14. Letter Of Intent-
The society should circulate the agreed terms and conditions to all the members of the society and obtain an irrevocable letter of consent addressed to the society, the builder, PMC, dy. Registrar of co-operative societies and other concerned parties. When at least 90% of the members give consent letters to the society, the society should give a letter of intent to the selected developer/builder and request him to furnish plans of the new buildings to be constructed, amenities to be provided, and allotment of flats to members as per the new plan.
15. Re-Development Agreement-
On receipt of the plan for the new buildings, the managing committee and the re-development committee members should first approve the same and satisfy themselves that the same is as per their offer. Then, the society should call for a SGM no. 7 for approving the plan of the flats/building and amenities offered by the builder. When the same is approved in the general body, the society should pass
A resolution to sign a redevelopment agreement with the developer also fixes the date for vacating the old flats and receiving the compensations.
16. Handing Over The Property For Re-Development-
The developer should then proceed to get the plans approved and obtain i.o.d. From p.m.c. After fulfilling the terms mentioned in the i.o.d., the developer should obtain a commencement certificate up to the plinth. After these conditions are complied with, the society should call SGM no. 8 and pass a resolution for vacating the flats and fixing a date for handing over the vacant possession to the developer and fixing dates for receiving compensation from the developer. The managing committee should issue instructions to the members to vacate their flats by signing individual agreements with the developer and after receiving his dues from the developer.
17. Occupation Certificates-
After construction of the buildings is completed, the society should follow up and ensure that the developer gives, an occupation certificate and regular water connection within 4 months from the date of handing over of the new flats to the members of the society.
SUPERVISION
Either a Project management consultant or a separate agency must be appointed for supervision. This supervision includes many things but a few of them are mentioned below.
- Analysis & approval for architecture plan.
- Obtaining, checking & approval of drawing.
- Checking parking area, carpet area, society utility & service areas, etc.
- Structural drawing checking.
- Analysis & approval for submission drawing.
- Analysis & approvals for site execution drawings.
- Site visits to verify specifications, & material quality committed by the developer. (as & when required.)
- Consultations throughout the redevelopment process at every important situation.
REDEVELOPMENT DOCUMENTS/LISTS
For the successful completion of the redevelopment, the office bearers of the society should be aware of the documents to be kept ready and the documents to be obtained from the builder
Important documents required for Redevelopment
- Society registration certificate.
- 7/12 extract.
- Conveyance deed.
- Title search report.
- Index ii
- N. A. Order
- City survey plan.( demarcation plan)
- Approved building plan.
- Commencement certificate.
- Occupation certificate
- Appointment letter to PMC.
Documents to be prepared for Redevelopment
- Feasibility report.
- Suggestions from members.
- Public notice for inviting the tender.
- Minutes of various meetings.
- Correspondence with different authorities.
- Obtaining permission from the deputy registrar.
- Tender form.
- Summary of tenders received.
- Approval of tenders in the general body meetings and preparation of draft and final minutes.
- Appointment letters to advocates, structural engineers, architects, project management consultants, etc.
Various Agreements & letters are required for Redevelopment
- Redevelopment agreement.
- Format of bank guarantee from the builder.
- Power of authority from the society to the developer.
- Agreement for alternate accommodation.
- MOU between the society and builder/developer.
- Appointment letter from the society to the builder/developer.
- Revocation/cancellation of power of attorney.
- Other duties associated with an advocate
- Possession letter from the builder to the members.
- Format of the resolution to admit new members.
- List of documents required to be collected from the builder.
- Indemnity bond by the developer
- Consent letters from the members to the society.
What are the requirements from the Developer?
- Project report from the developer as to how they would develop the property at the offers given by them.
- Copy of registration certificate.
- Partnership deed of the developer duly registered or memorandum of association (as the case may be)
- Name and address of all partners/directors along with their PAN.
- Address & Pan of the firm.
- Copy of balance sheet & P/L A/C to understand the financial strength of the firm.
- Income tax return filed for the last 3 years of the partners/directors of the company.
AGENCIES & MEMBERS INVOLVED IN REDEVELOPMENT PROCESS
- Society members
- Society committee members
- Structural consultant
- Project management consultant
- Advocate
- Dy. Registrar
- Developer
- Chartered accountant
- Builders architect
- Building permission authority
- New members
SUCCESSFUL REDEVELOPMENT
Must know things for successful redevelopment
- The offer received from the developer should commensurate with the potential of the plot taken for redevelopment as per the architect’s report.
- The builder should be strictly chosen on the basis of his financial capacity and track record and not on the basis of the highest offer received.
- The tenders received should be objectively evaluated by an able architect appointed by the society.
- All the members of the society should give their consent to avoid disputes.
- Complete details of the offers made by the developer should be clearly understood by all the members of the society and there should be transparency in the dealings.
- Redevelopment committee should be formed from amongst the other members of the society by including 2/3 members from the managing committee to oversee the entire process to ensure that complete transparency is maintained by the managing committee of the society.
- All agreements/documents should be got scrutinized by a competent advocate appointed by the society to ensure that there is no lacuna.
- A Bank guarantee for the total cost of the redevelopment project should be obtained from the developer covering the full period of construction.
- A penalty clause should be inserted in the redevelopment agreement to ensure proper implementation of the project by the developer.
- The managing committee and the redevelopment committee members should conduct regular inspections when the construction is in process to ensure that there are no deviations from the plans/offers.
- Existing society members should vacate their respective premises only after all necessary approvals.
- Any committee member or office bearer of society should not be the relative of a builder or developer.
!! Happy redevelopment!!
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Project Management Consultant (PMC)
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