Redeveloping residential buildings in Mumbai involves a detailed and regulated process aimed at modernizing aging infrastructure and improving living conditions. The process includes several key stages and is influenced by various types of Floor Space Index (FSI) regulations. Here’s a comprehensive overview:
Stages of Redevelopment
1. Initial Assessment and Decision Making
Society Meeting and Resolution: The housing society members must first agree on the need for redevelopment, typically through a resolution passed in a General Body Meeting.
Appointment of Project Management Consultant (PMC): A PMC is hired to guide the society through the feasibility studies, developer selection, and legal compliance processes.
2. Feasibility Study
Technical and Financial Feasibility: Assessments are conducted to understand the current building condition, potential redevelopment scope, and financial benefits.
3. **Tendering and Developer Selection**
Preparation of Tender Documents: Detailed project specifications, timelines, and financial terms are outlined.
Inviting and Evaluating Bids: Developers submit bids, which are evaluated based on various criteria. A developer is then selected by majority consent of the society members.
4. Agreement and Approvals
Development Agreement: A contract is signed between the society and the developer.
Architectural Plans: Detailed plans are prepared and approved by the society and municipal authorities.
Government Approvals: Required from bodies like the Municipal Corporation of Greater Mumbai (MCGM), environmental clearance agencies, and other relevant authorities.
5. Temporary Relocation of Residents
Transit Accommodation: The developer provides temporary housing or rental compensation to residents during construction.
6. Construction Phase
Demolition and New Construction: The old building is demolished, and new construction begins, adhering to the approved plans and quality standards.
7. Possession and Handover
Completion Certificate: Obtained from municipal authorities post-construction.
Allotment and Handover: New apartments are allotted to residents, and the building is handed over to the society for maintenance.
Types of FSI in Mumbai
1. 33(11) FSI: MHADA Redevelopment
Applicability: For the redevelopment of old and dilapidated MHADA buildings.
FSI Benefits: Permissible FSI can go up to 4.0, incentivizing developers to participate in such projects.
2. 33(9) FSI: Cluster Redevelopment
Applicability: For large-scale redevelopment of congested areas involving multiple buildings.
FSI Benefits: Can go up to 4.0, encouraging comprehensive urban renewal.
3. SRA FSI: Slum Rehabilitation Authority
Applicability: For redeveloping slum areas.
FSI Benefits: Ranges from 3.0 to 4.0 or higher, allowing developers to build additional saleable units while providing free housing to slum dwellers.
4. MHADA FSI
Applicability: For the redevelopment of cessed buildings.
FSI Benefits: Includes additional incentives to make the projects feasible, often around 2.5 but can be higher based on specific conditions.
Key Considerations:
Legal Compliance: Ensuring all legal and regulatory requirements are met is critical throughout the process.
Resident Consent: Majority consent from residents is necessary for smooth progression.
Quality Assurance: High standards of construction quality and safety must be maintained.
Conclusion
The redevelopment process in Mumbai is designed to upgrade old and unsafe buildings, providing modern housing and improved living conditions. The various FSI regulations, such as those under 33(11), 33(9), and SRA, play a crucial role in making these projects viable for developers while ensuring that residents benefit from better infrastructure and amenities.
By navigating these regulations and ensuring thorough planning and resident cooperation, the redevelopment process can significantly contribute to the urban renewal and growth of Mumbai.
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