Saturday, 16 July 2016

State affordable housing policy, a step in the right direction

           State affordable housing policy, a step in the right direction

                                                            


The timing has been right. The Karnataka government has cleared the affordable housing policy (KAHP). The Cabinet has passed the earlier housing policy of October 2013 by incorporating sensible modifications and additions in its efforts to provide "affordable homes" to the needy.

The urgency of a concrete policy by the government was more pronounced to immediately align with Prime Minister Narendra Modi's pet policy of Pradhan Mantri Awas Yojana (PMAY) under the credit-linked subsidy scheme (CLSS) which has the mission of providing two crore and four crore houses in the urban and rural areas, respectively, by 2022.

The KAHP in its new avatar lays stress on the state participation through Public Development Agencies (PDAs) - Rajeev Gandhi Rural Housing Corporation Limited (RGRHCL), Karnataka Housing Board, BDA, BBMP, Karnataka Slum Development Board. The RGRHCL is doing significant work in the affordable housing space.

The KAHP is applicable only to urban areas. The beneficiaries would be below poverty line (BPL), economically weaker sections (EWS) and low income group (LIG) households living as residents in urban areas for a period of not less than one year, fulfilling certain income criteria. The final selection of the beneficiaries under affordable housing schemes is by the state- level nodal agency (SLNA).

The KAHP has designed seven models of affordable housing to cater to different sections of the target group. The purpose of the beneficiary-led house construction and enhancement is to upgrade kutcha houses (walls with grass, mud, unburnt bricks) to pucca houses (brick, concrete, with mortar and metal). The beneficiaries will get a grant of Rs 1.5 lakh under the PMAY scheme.
For the beneficiary led new construction - specially designed for construction of a new pucca houses with direct financial assistance - will get additional financial support through the various ongoing schemes of the state government under the Basava Housing, Indira Awas Yojana, Vajpayee urban housing scheme along with the popular Credit Linked Subsidy Scheme (CLSS) of the Central government.

Two other models are dedicated for upgrading and redevelopment of slums by providing basic infrastructure such as water, drainage system, roads and lighting. Three more models - plotted development of sites with houses, group housing and township projects and affordable group housing - in partnership with private developers are thoughtfully and scientifically designed to boost the housing stock to cater to the urban poor. The paradigm shift and game changer of KAHP is the active involvement and participation of private developers under the PPP model by granting benefits and incentives to the builders.

The State government seems to have understood the dynamics of housing activity. Providing housing to the needy can no longer be the sole monopoly of the state. The builders, by partnering in these "non-remunerative ventures," get adequately compensated by the government by way of additional Floor Area Ratio (FAR) equivalent to the built-up area of the AHUs and additional transferable development rights (TDRs), by which builders can build extra floors and sell at commercial rates.

The KAHP proposes reduction in stamp duty from 7 to 5.5%, single window appro-vals with clear turnaround time for sanction of building plans, land conversions, issuance of commencement, completion and occupancy certificates. Housing activity through linkages with 200 ancillary industrial units will have multiplier effect on the economic development of Karnataka with positive impact on employment, income and savings.

There are certain critical inconsistencies, anomalies and show stoppers in the KAHP. The eligibility definition of an affordable housing unit is between 161 sft and 646 sft carpet area on a plot dimension 269 sft-1076 sft. The Central government under the CLSS has removed this requirement as cost of construction varies from place to place.

There is an anomaly in the income criteria too. Annual income of household up to Rs 1.5 lakh and Rs 3 lakh is the criteria considered for EWS and LIG by KAHP whereas it is double at Rs 3 lakh for EWS and Rs 6 lakh for LIG under CLSS. This is serious as it affects the very cherry-picking of the beneficiaries.
A large portion of households in the income band width of Rs 3-6 lakh per annum gets excluded from the scope of the KAHP. This will impact the beneficiaries who are eligible for an upfront subsidy of Rs 2.2 lakh by way of direct transfer under the CLSS if the AHU is in one of the 231 towns specified in the 30 taluka of Karnataka.

The KAHP should also incorporate woman of the household as one of the title holders of the property to be a beneficiary under the CLSS which has a rider that the applicant should not own any other residential property in the country.
Though the policy attracts private developers with additional TDRs and FARs, the condition that the FAR has to be "consumed" on the same site on which the AHUs are built for their commercial use will neither be attractive nor practical. Coexistence of residents of different economic and social strata would be difficult and can lead to social strife.

The affordable housing projects should be taken up within the city on government land. Under the PPP, the government should offer land at reasonable rates within the radius of 10 km to private developers to build quality affordable houses. Otherwise, the fate will be similar to certain projects wherein the houses are lying vacant and in dilapidated condition for want of occupancy.

The government should eliminate corruption which is rampant in the beneficiary selection stage. Also to be eliminated are middlemen and multiple funding of the same asset. Quality construction needs to be adhered to through fair practices code. Otherwise, the noble intentions of the new housing policy will be defeated.

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Friday, 15 July 2016

Property Registration – Occupancy Certificate will be made mandatory in Hyderabad






To curb illegal structures the Greater Hyderabad Municipal Corporation (GHMC) has come up with a proposal to link registration of properties to the occupancy certificates. As per the proposal the registration and stamps department should insist on OC for buildings and approved buildings plan in the approved layout while registering built up area at under construction. It is said that the CM has approved and has asked the revenue department to make necessary amendments.

At present structures on plots with more than 100 square meters only require OC from the municipal authority. The commissioner of the GHMC has said, as per the new building rules occupancy certificate will be made compulsory for structures irrespective of its size and plot area. Also as per new proposal OC will be made mandatory for getting water, sewerage and electricity connections. It is strongly believed that this measure will check illegal constructions and for this purpose the Registration Act needs to be amended by incorporating necessary an appropriate clause in Section 21. 

Highway Projects – Norms relaxed for Approval

To give a boost to the infrastructure in the country the Finance Ministry is putting maximum efforts. The road transport and highway ministry can now appraise and approve projects up to 500Crores. This will help in an increase in the public funded projects. Earlier the committee which was under the road secretary was empowered to appraise projects worth and in turn finance ministry was clearing the projects. Now, since the committee itself is empowered delay will be avoided in awarding the projects which will give a fillip to the infrastructure growth in the country.

Six more Industrial Parks to come up in Tamil Nadu

Recently it is announced by the Industries Minister that six more new industrial parks will be established across the state spreading over 8000 acres. The projects are proposed to come up in areas like Sriperambadur, Cheyyur, Tuticorin, Tindivanam, Orgadam and Madurai. SIPCOT – Industries Promotion Corporation of Tamil Nadu is preparing plans for housing facilities of employees and also upgrading the social infrastructure. As per the orders of the government SIPCOT will allot 100 acres of land to foreign investors to set up separate industrial parks. In the southern backward districts the corporation has identified 25,000 acres to develop industrially. It is proposed to establish water treatment plant to meet the requirements of 10 MGD (million gallons per day) either through a public private partnership model or with Chennai Metro Water. Further, TIDCO (Tamil Nadu Industrial Development Corporation) is in the process of constructing Bio Park to create additional space of 6 lakh sqft for nano technology, pharmaceuticals and other R&D activities.

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Thursday, 14 July 2016

Easy maintenance materials



                                   Easy maintenance materials



The world of construction has moved beyond brick and mortar. Curtain glass walls and aluminium panels are not the end of material advancement. The construction industry is looking at materials that push their performance. Researchers are mimicking nature and modifying material behaviour that will enhance building function and make maintenance easier.

Wilhelm Barthlott, a German Scientist, studied “the behaviour of how lotus leaves pearled off the water from its surface”. After careful study of the micro-structure of the leaf, he patented a technique called the ‘Lotus effect’. This technology was built into a new kind of paint with a brand name Sto-Lotuscan colour. When this paint is applied on a surface, it never allows water drops to stay. As a result, the surfaces are kept clean and dry.

They give no room for micro-organisms to grow. No algae to dirty your painted wall.

Lotus leaves inspired another group of Engineers differently. Engineers at Ohio University found the waxy lotus leaf useful in designing self-cleaning windows. Through a rigorous study of the leaf structure, Engineers have arrived at a suitable density and pattern of placing tiny bumps on glass surface. These bumps imitate the leaf structure. Since, they are smaller than a droplet and closely laid, they do not allow the droplets to stay. The drops roll off keeping the surface clean.

Adrew R. Parker and Chris Lawrence, in the United Kingdom, studied the African Namib beetle to develop a new hybrid. The Namib beetle lives in the desert and depends on fog for its water. It positions its body at 45 degree and spreads its bumpy wing against the wind that carries moisture. The moisture collects on the surface as minute droplets, which then combine and roll as a water droplet directly into the mouth of the beetle. The Scientists have developed a surface with small-waxed glass beads imitating the beetel wings. When held at angle these surfaces can collect water from the fog. These surfaces also come very useful, where the temperature difference between inside and outside is significant.

The state of art advancement is the nanomaterials. Nanomaterials or nanocrystaline materials are those possessing very small sizes of grains in the order of a billionth of metre. When the materials are produced with such small grain sizes their property changes. They can radically change to provide useful innovations. For example; porcelain that has excellent thermal properties but brittles; nano processing can become so flexible that it can function as tiny spring in a computer and take care of the heat that is produced.

Italcementi, the big cement manufacturer in Italy, produced a special type of cement for the famed Dives in Misericordia Church project in Rome. Richard Mier, the American Architect, who designed this Church, is known for his obsessive use of white surfaces. The new invention promised him that his designed white concrete surfaces would always remain white; thanks to the new white cement that contains titanium dioxide. Titanium oxide with photo catalytic action breaks various organic air pollutants that touch the cement surface. It constantly oxidizes the pollutants into carbon dioxide. As a result, the pollutants never get a layer to stick to. The surface remains clean and white. The same catalytic properties of titanium oxide are used in some of the buildings in Japan like Marunouchi building to reduce the discolouring of its walls due to pollution.

Two Researchers in Australia pushed this concept little further. The photocatalytic of titanium requires sunrays. Hence, such self-cleaning properties of titanium oxide could only be mobilised for external use. Rose Amal and Professor Michael Brungs of University of New South Wales have developed a nano material with titanium oxide that can work with interior light. Lab tests have shown when this material is applied over tiles and curtains and they can activate titanium oxide. As a result, microbes like Escherchia coli are killed and other organic compounds are disintegrated. This, it is hoped, will lead to designing a self cleaning bathroom.

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Tuesday, 12 July 2016

Slum Rehabilitation Authority(SRA) chief gets HC notice in redevelopment case





In Mumbai recently the Bombay High Court has issued a notice to chief executive officer, the assistant registrar of Slum Rehabilitation Authority(SRA) and also to the principal secretary of the urban development department in a contempt petition filed by Prem Siddha Co-operative Housing Society (PSCHS) in a case pertaining to about 14,000 Suare meter plot in Worli, Mumbai. The case is listed and is to be heard by division bench of the High Court.

As per the petitioner, Prem Siddha Co-operative Housing Society (PSCHS) the Slum Rehabilitation Authority(SRA) had flouted a high court order of October 2013, in which case the HC had set aside the approval of a redevelopment indra Co-operative Housing Society9(ICHS) the same plot. The lawyer of PSCHS Samir vaidya has said that after the court set aside the scheme there was no scheme existing in favour of ICHS at present. But, the SRA has gone out of its way to hear that society for changing the developer for implementation of slum rehabilitation scheme on that same plot of land. 

In the petition, the PSCHS had requested the court to hold the government officials liable for criminal contempt and give them suitable punishment sentences.

The case was with regard to redevelopment of plot where 2200 families lived and which was declared as a slum in 1995. The BMC had leased the plot to the Birla group industries charity trust on a 99 year lease in 1946.In November 1995, the trust had expressed its desire to redevelop the property and the PSCHS had sought permission of the SRA.

The Trust granted its No-objection certificate (NOC) to PSCHS for redevelopment of the slum in 1996. But, as per the contempt petion the SRA in November 1997, had principally approved a redevelopment scheme submitted by Indra Co-operative Housing Society, without waiting for BMC’s response. In the petition, it was also alleged that the ICHS had not sought the land-owner’s consent for redevelopment, which was mandatory.

But, in 1998 the SRA was informed by the BMC that the Trust wanted to proceed with redevelopment of the plot with PSCHS and had also told the ICHS that the SRA scheme would be approved based on trust’s NOC. However, on March 5,1999, the SRA cleared the proposal of ICHS made through shivakrupa developer. The petitioners alleged that their proposal was not considered by the SRA.

The matter went through a series of litigations in the slum tribunal, the city civil court and high court. In October 2013, the scheme approved by the SRA in favour of ICHS was set aside by the high court. The petitioners ( PHCHS) alleged that even after the status quo period of three months, as directed by the court had lapsed, the SRA had not considered the proposal submitted by the petitioners, appointing Tulja Bhavani developers to carry out the redevelopment scheme.

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Monday, 11 July 2016

PUBLIC APATHY TOWARDS CIVIC RIGHTS AND RESPONSIBILITIES





                                                         


The purpose of this article is to trigger discussion why normal law abiding, educated Indians like you and me take the stance of a passive observer when some one or a group acts right before us in a unlawful way no matter such an act some time or the other may prove harmful to us and lead to untold misery and even death. In other words why do we like to be silent sufferers? 

This question came up in my mind when I read the statement of a person who was working in some establishment in Carlton Tower and had suffered a loss. His remark was some thing like this. "We had seen fire exits being blocked but did not object then. Now I feel we should have done so". Clearly a hindsight.

A fire broke out on 23 Feb 2010 at Carlton Towers- a commercial high rise 8 storey building on Old Airport Road, in which 9 people died, 70 were injured and property worth lakhs was destroyed. Out of the injured 22 people became critically ill because of asphyxiation (inhalation of carbon monoxide and some other fumes). They were admitted to a nearby hospital and after spending a few days in Intensive Care Unit are reported to have been discharged. The building is still not put back into use even though more than one and half months have elapsed. Many small and big establishments, besides suffering assets damage are also facing uncertainty as to when they will resume normal activities and where? The fire was attributed to short circuit in the cable used for lift service. Fire and smoke travelled swiftly through lift well and cable duct and engulfed two floors. It appears 15 fire tenders were rushed. But they arrived late because of the traffic congestion on the road. Commuters in India do not appreciate the urgency and do not give way to ambulances and fire tenders as is done in other countries. And the ladder available could barely reach fourth floor. Other things like safety nets, were found wanting. All this is no surprise. It is the same story which repeats with minor variations whenever an accident or a tragedy of this nature takes place anywhere in India.

In Kalkotta, a 150 year old Raj building and a well known land mark Stephan Court in an upscale location on Park Street caught fire. The fire razed for two days in 3 upper floors before it could be brought down. The casualties were heavy-43 were killed. The cause was attributed to short circuit. 45 fire tenders, 8 browsers fought the fire. A fire tender had extending ladder which could reach 70 meters. One person jumped to death, one slipped from ladder and a few were roasted to death watching helplessly fire advancing towards them as they had gone up the stairs in the hope of escaping from terrace but found the exit securely locked. The building was not ordinary, a prominent heritage building built by an Armenian in 1910 and frequented by people as it housed shops and eateries like Flurrys, Peter Cat, Café Coffee Day, One Step up Restaurant.

Now, let us see some of the findings of preliminary reports. In the case of Carlton Tower, the findings were,

 2000 litres of diesel was stored where it should not have been stored.

 Fire tenders could not go round the building. Obviously set back requirement was violated

 Sprinklers could not work because the water was not available and they were dry

 Fire exits were blocked, latched and locked 

 Wiring in the ducts were altered 

 Addition and alterations had been done and partitions etc introduced recklessly blocking the corridor on 3 floors and blocking passage at Ground Floor

 Fire drill had not been conducted 

As is usual in the wake of a tragedy many skeletons revealed and the blame game and passing the buck has started. Opinions from experts about the extent of violation that take place in the city have appeared in almost all news papers; so also advice as to steps to be taken to avoid such incidents in the future. Compensation to victims has been announced. Initially Government arrested some minor functionaries in the administration of Carlton Court. Later two more who managed the association were arrested and released on bail. Strict action against offenders also has been announced.

As for the Stephan court some of the findings are 

 Top two floors were illegally built. The building is in a prominent place and is frequented by people. So how this could happen in broad daylight is a mystery.

 No building plans could be found and fire fighters were hard put to know number of occupants and way through modifications

As per news report Chief Minister of West Bengal has stated that culprits would be severely dealt with. Government of West Bengal has formed high level 11 member probe team chaired by a retired Chief Secretary to look into all aspects of tragedy and fix responsibility for any negligence on the part of State Agencies, Landlord and Tenants.

Another interesting piece of news is the building is managed by a company - Stephan Court Limited (SCL) has 73 shareholders such as well known Duncan Agro. SCL had a profit of Rs 54.29 lakhs in 2008-09. Income from the rent was 79.29 lakhs. What the Government got was measly Rs 8000 a year. The head line also reads Crores for the kitty and zero upkeep. May be an exaggeration but the money spent on upkeep was definitely way below that required.

All this is common occurrence. I have lived in a Multistory blocks in Mumbai, Delhi and Bangalore. Exit Doors to roof or with access to outside are always locked because of our problems of theft and dirtying common places; keys are difficult to find, maintenance is penny pinching and carried out by barely skilled. Periodic inspections of equipments and mock drills are rarely held.

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Saturday, 9 July 2016

Labour crisis predicted in Realty Sector

                       Labour crisis predicted in Realty Sector


                                                      


The real estate sector is witnessing high growth in recent times due to increased demand for housing and according to CREDAI, the highest real estate body; there would be a need for 40 million skilled workers on an incremental basis in the next 10 years. The CREDAI is closely working in this direction with the Government. The one per cent labour cess collected by the government is being used for skill development and labour welfare.

The newly elected members of the Credai are focusing on green buildings, water harvesting apart from insisting with the government to issue guidelines to the states for single window system and online approvals. The newly elected chairman of Credai, Mr.Lalit Kumar Jain, in a letter to the PM has informed that the builders have to deal with 140 officials of various departments / ministries to obtain over 40 multi-clearance requirements. According to a study the delay ranges from 18 months to 2years resulting in 40% loss on the sale cost. 

The chairman of credai, says if corruption and delays are avoided through single window sytem of approvals, the cost of the projects can be considerably reduced and the same can be passed on to the buyers.



In response to a petition filed by a social worker Mr.Quazi, the Bombay High Court has issued to notices to the builder in Mumbra and the civic body TMC of Thane, in Maharashtra.  The counsel of the petitioner had sought interim orders to halt the illegal construction contending that the builders had not obtained requisite permission from the authorities.

It was alleged in the petition that the builder had constructed two six floor  buildings between January 2012 and February 2013. In the petition it was stated that the families are occupying the six floors in each building and have been provided with water and electricity facilities by the builder.
The petitioner has cited the incident of April 4, in Shil Phata in which an illegally constructed seven storey ed building collapsed claiming 74 lives and injuring 64 others. The petitioner had sought interim orders to stop the constructions  of  two additional floors in each of the buildings stating that the construction was illegal. 


The Business Line, Chennai,12.04.2013 and The Finexp,25.04.2013
Single – window clearance needed for affordable homes, says HDFC chief 
- Affordable Housing possible through Single-window clearance

Between the years 2011-2015 it is estimated that the demand for affordable homes especially 1 to 2 bed room houses is likely to increase more than three times compared to the supply. In this scenario,  the Chairman of Housing Development Finance Corporation (HDFC) one of the leading housing finance institution in India, says “ The single greatest benefit of having a single window clearance is that it will reduce housing prices, because  the time taken for approval of projects will come down significance from the present 18  months time”. On the subject he further says “ Vested interests have always existed as far as land is concerned. Rampant violation of building norms, excessive greasing of palms, and lack of coordination among civil authorities strongly point to the fact that there is an urgent need to cleanse our internal systems. This has to be done through tighter regulations’. 

In this connection the ministry of housing and urban poverty alleviation is planning to set up planning to set up a single window clearances for developers for which a streamlining committee has already been set up. While addressing the National Editors’ Conference  Mr.Ajay Maken minister for HUPA has said “ The committee on streamlining approval procedures for real estate projects has recommended setting up of a nodal agency to coordinate real estate projects, bringing down average approval time from 196days to 46-60 days”. The ministry is also planning a housing start- up index in collaboration with Reserve Bank of India.

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Friday, 8 July 2016

Activists demand early setting up of Realty Regulator




                                            


The recent Thane building collapse in Maharashtra, in which more than 70 people died and 60 people were injured has made the activists to raise a strong demand for urgently setting up of a separate realty regulator to check the irregularities and illegal construction of buildings. The chief minister of Maharashtra had admitted before the media that the building was illegally constructed. There are nearly an estimated 2000 illegal buildings in Mumbai itself and many of them are under dangerous conditions of getting collapsed anytime. 

Property experts believe setting up of a regulator would mean builders would have to get themselves registered as well as put all their project details on the website. Maharashtra state minister for housing has opined that this would bring in fair amount of transparency though not completely foolproof. The regulatory bill which is due for approval by the President has mandatory clauses that insist on time frame of projects, detailed plans, approvals and specifies punitive action for delays and for non delivery of amenities.

Janhit Manch, a NGO says “A regulator is good idea, but if the state initiates criminal action against senior police and civic officials and local legislators, these illegal practices will be curbed substantially”.

Platinum city residents protest against builder
 Residents protest against inaction of Platinum City builder 

The residents of Platinum City apartments which is HMT Road in Peenya built by India Builders Corporation during 2001 are facing eviction by the Bangalore Development Authority (BDA). The complex houses around 400 apartments and 17 of the residents have received notices from the BDA to vacate, as the builder has not obtained the mandatory occupancy certificate from the authorities. Recently the residents protested against the builder for their plight, which according to a resident is the sitxth one. The residents complained that the builder goes missing every time they protest instead of solving their problem.

The BDA officials say that they had sent notices to the builder in May and June 2012 for which he has not responded. Hence, the BDA commissioner T.Sham Bhat had ordered to issue eviction notices to some of the residents. A RTI activist who happens to be one of the residents of the complex alleges that the builders’ who have built 2400 flats in 34 acres of land allotted to them, have encroached on the lung spaces i.e., civic amenities sites by constructing parking lots. Many of the residents are a scared that they may be asked to vacate their houses. 

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