Discussed about Slum Rehabilitation Authority of mumbai city

1. Slum Rehabilitation Authority
Aditya Bhide
Harsh Jain
Presented by Mahesh Kaushal
: Mohsin Khan
R.Venkat

2. Slums
Big problems for small cities

3. Slums – Big problem for small city
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GOI definition of “Slum” Settlements:-
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Apparent physical sub-standardness, irrespective of land ownership or
tenure status–legal settlements as Slums?
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Unfit for human habitation due to dilapidation, overcrowding, lack of
ventilation, light or sanitation facilities which are water, roads,
healthcare, education?
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If conditions met, settlements can be regularised as Slums

4. Classification of “Slum” Settlements
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Freehold land ,
such as those in the inner city, blighted areas or
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urban villages.
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“Squatter” Settlements
which are encroachments on public or private land.
–
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Illegal Land Sub-Divisions
where quasi/legal land ownership but the land subdivision
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undertaken illegally.
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Public or Private Leasehold Land ,
such as cooperative-model in resettlement colonies or urban
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villages.

5. Slums – The grim reality
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70% of slum dwellings’ were exposed or semi-permanent.
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25% of slums lacked “safe” drinking water & on average one
community tap served 63 households – true access?
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72% of slums lacked community or individual toilets & on average, 1
seat for 376 persons – forced open defecation.
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68% of slums lacked municipal rubbish facilities & threw garbage in
open areas – city-wide health epidemics.
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45% of slums lacked any drainage infrastructure – floods.
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85% of slums lacked underground sewerage – exposure.
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63% of slums had no fully-surfaced internal road – time.

6. Slums – Problem within the city
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Mumbai Pune region has large slum settlement in the state.
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58% of Mumbai& 40% of Pune’s population lives in slums, much with lack of
basic amenities (especially Dharavi and Pimpri Chinchwad & Pune area).
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Threat of a new slum settlement, larger than Dharavi is on the rise at
Nalasopara, near Mumbai.
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These slums are now posing serious threat in terms of terrorist activity to the
Maximum City.
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Slums are increasing everyday, due to influx of people coming to Mumbai
from all over country in search of jobs / opportunity. This is putting huge
pressure on infrastructure of the city

7. Slums – Government initiatives

8. Slum clearance – The Government way
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From 1946 to 1974
Slum eviction and clearance with limited relocation was
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predominant policy
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From 1975 to 1977
During Emergency, slum clearance was notorious and unpleasant
–
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From 1980s to 1990s
Various International donor agencies insisted on In-situ slum upgradation
–
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Year 1997
National slum development program was announced
–
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Year 2001
VAMBAY (Valmiki Ambedkar Malin Basti Avaash Yojana) launched for
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urban population below poverty line.
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Year 2001
Draft National slum Policy being prepared, with emphasis to In-situ
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development of regularized and under serviced settlement.

9. SRA – The Genesis
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Phase I
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Prior to 1970, clearance of slums were the only solution thought of, by
the State government
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The encroachment would grow again, post the demolition drive.
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This was not the permanent solution to the situation
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Phase II
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It became necessary to tolerate slum as housing structure
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Census of hutments were carried and I.Card were issued to such
dwelling, post Feb 1976
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It was agreed that whenever the slums are to be removed for public
purpose, the dwellers would be located elsewhere

10. SRA – The Genesis
Phase III
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-- In the mid 80s, on the guidelines of World Bank,
Slum upgradation work was carried out.
-- Slum lands were given on 30 years lease to slum dweller society
at nominal lease rent. Soft loans were provided for slum upgradation on as is
where is basis
-- Such schemes were limited to State Govt., Municipal and housing board
lands.
Phase IV
•
-- Post 1990, a comprehensive rehabilitation scheme was launched under the
recommendation of Afzalpurkar committee, headed by Shri Dinesh Afzalpurkar,
Ex.Chief Secretary
-- Mah. Slum Area (Improvement, Clearance and Redevelopment) Act of 1971
was amended and Slum Rehabilitation Authority was created vide notification
dated 16 Dec., 1995. It become functional from 25th December, 1995.
-- It was given corporate status from 3rd Jan., 1997. It is now an independent
autonomous body.

11. SRA – Constitution & function
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The entity, thus created, consist of
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Chairperson – CM of Maharashtra
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CEO – Super time scale IAS Officer
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14 members – includes ministers of state, principal secretary, elected
member of State legislature and non-official members from field of
construction.
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The main function of the authority are
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Planning & implementation.
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Building permission and supervision.
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Eligibility certification, eviction of non-participants and declaration of
slums and rehabilitation area.
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Registration of Co-op housing society.
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Land management, community development, General administration,
Accounts and finance.

12. Schemes for Slum development

13. Slum Rdevelopment Scheme
Slum redevelopment scheme was made operative from
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25th March, 1991.
Under this scheme redevelopment of slums whose structure and inhabitant’s
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name appeared in electoral list of 1985.
Rehab area upto 180 sq.ft. Each dwellers had to pay Rs.15000/- to Rs.18000/- as
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contribution.
Profits for promoters were capped at 25% and FSI restricted upto 2.5 of total
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area to accommodate both rehab and sale components.
This scheme was later scrapped and new Slum rehabilitation scheme was
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introduced with the formation of SR Authority.
Every slum structure existing as on 1/1/1995 or prior there-to is eligible for
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rehabilitation.

14. Slum Redevelopment Scheme
Slum dwellers get a self contained 225 sq. ft. carpet area
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tenement free of cost. (currently this is being amended to 269 sq. ft.)
Cost of construction of the rehabilitation tenements is cross-subsidized from the
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sale of free sale tenements in the open market.
FSI generates from Rehab to Sale ratio which is 1:0.75 for City, 1:1 for suburbs &
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1:1.333 for Dharavi.
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FSI is generated on the basis of no of rehab units on the plot and NOT as per size
of the plot “It may exceed 2.5”.
No financial involvement of the government.
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The entity developing the slum rehabilitation scheme is entitled to free
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sale component in proportion to the rehab component.
A sum of Rs. 20,000/- per tenement is recovered from the developer for subsidizing
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the monthly maintenance of the building.

15. Types of rehabilitation scheme
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The density of dweller should be 500 tenements per hectare.
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TDR is available against Free sale component.
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1 Balwadi and 1 Welfare center of standard size of 225 sq. ft. for
every 100 tenements.
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Clubbing of 2 SRS scheme having same rehabilitation to sale ratio.

16. Slums – Big problem for small city
As per the provisions of different sections
of Development Control Regulations (DCR):
33.10 scheme : In the schemes approved under the provisions of this DC
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regulation, the slums are rehabilitated on the same site.
3.11 scheme : In the schemes approved under the provisions of this DC regulation, an
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owner of vacant unencumbered land can use it for construction of PAP tenements for
which he is compensated by TDR for land and for construction.
33.14 scheme : In this scheme, the landowner is allowed to consume the existing FSI
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potential of the land, owned by him. The additional potential of 1.5 for suburbs, 1.66
for difficult area & 1.00 for island city (only for government or public sector plots) is
granted under this scheme.
The developer constructs transit tenements out of a prescribed part of this additional
potential. The balance of the additional potential is allowed as free sale component.

17. Example of tenement calculation.
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Under the In-situ scheme DCR 33(10)
If a Plot are of 1000 sq mtr consist 50 eligible huts and on it
there is a set back of 200 sq mtrs for DP Road, then
1000 – 200 = 800 sq mtrs with 50 huts.
So the density per hectare is
50/800 X 10,000 = 625 huts per hectare
Since > 500 huts therefore no PAP tenements
If < 500 huts PAP would be generated and submitted to SRA,
who in turn would use this to relocate project affected people
due to public work or other displacement reason.

18. Example of FSI
Continuing on previous example,
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under the In-situ scheme
FSI that would be available is calculated as below :
Rehab component =
50 x 25 sq. mtr. (269 sq ft) = 1250 sq. mtrs.
Additional component
passage + society office
Balwadi + Welfare cntr = 225 sq. mtrs.
Rehab component = 1475 sq. mtrs.
Tot FSI for salable portion = 1475 sq. mtrs.

19. Example of TDR
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From previous example what we get
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Rehab component = 1250 sq. mtr.
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Salable component= 1475 sq. mtr.
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BUA permissible = 2725 sq. mtr.
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Maximum permissible FSI in-situ is 2.5 hence :
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Plot size = 1000 sq mtr
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Max FSI = 2500 sq mtr (1000 x 2.5)
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Sale BUA= 1250 sq mtr (2500 – 1250)
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TDR = 225 sq mtr

20. Stages of schemes implementation

21. Stages of implementation – Stage 1
Doc (land papers etc)
Appoints a Chief
collected /
70%of dwellers form Co- promoter /
Plot measured
op society opening of
/ Structure
bank account
demarcated
Developer appointed /
Developers enter into Structure survey & no.
Developer
individual Table no of
appoints
agreement house
engineer /
with dwellers prepared
surveyors
Proposal with plan
annexure,
documents Stage II commences
submited to
SRA

22. Stages of implementation – Stage 2
Annexure II submitted for
Scrutiny by sub-engineer / certification /
Scrutiny fee paid by the
scrutiny fee Annexure III
developers
calculated submitted to
Finance
Annexure II & III certified by Annexure I scrutinized by
LOI, Layout , CC issued respective Engineering
authority Dept
Stages of implementation –
Stage III commence
Stage 2

23. Stages of implementation – Stage 3
Lots of allotments to Arrangement of transit
Draw a lot for transit
participant / accomodatio
accommodat
latter to non- n (Onsite or
ion
participants offsite)
If non participants don’t
All structure demolished
agree within Dwellers shifts to transit
and work
15 days, they camp / non-
upto plinth
are physically participant
level
evicted from issued notices
completed
site
After verifying plinth
dimension,
SRA grants
permission to Stage IV commences
construct
beyond plinth
level

24. Stages of implementation – Stage 4
Building permission for free
Plan for further rehab and sale building
Rehabilitation building
free sale building given in
completed
approved proportion to
rehab building
Building and compliance with
IoA conditions
Building completion Lists of allotees prepared /
verified/
certificate allotment of
Occupation
submitted by tenements made
permitted
architect in joint names
Possesion as per
allotment
SRA issues I.Card to slum
Stage V commences
dwellers

25. Stages of implementation – Stage 5
Commencement of Further building
remaining free permission / OC
sale building granted in due
construction course
Separate property card for
rehab plot, free sale
plot and reserved plot
prepared

26. Other features of the schemes

27. Where SRA scheme can be implemented ?
Land area falling under following category
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Category I
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Slum falling under Residential, Commercial or Industrial zone.
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Category II
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Slums occupying more than 25% of non-buildable area such as
playgrounds etc.
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Category III
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Slums occupying the area buildable for public purpose such as
Primary or secondary schools.
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Category IV
–
Area not covered under cat.II, cat.III and Cat V

28. Where SRA scheme can be implemented ?
Land area falling under following category
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Category V
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Slums occupying area reserved for public housing/high density
housing or housing for dishoused.
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Category VI
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Slum occupying area reserved for road widening projects.
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Category VII
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Any land not covered under any category above.
SRA schemes are not applicable to any CRZs. They are governed as
separate zones.

29. Costal regulation zones
There are three zones.
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CRZ I – Area between the high tide and low
tide line, where no development is permitted.
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CRZ II – where substantial development has
already occurred, but further development is
controlled.
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CRZ III –where sporadic development has
occurred, and only repairs and reconstruction
is allowed.

30. Other facilities provided by SRA
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Registration of Co-op societies for SRA projects.
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Final demarcation and change in record of rights.
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Leasing of land and transfer in records of right.
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Reduction in stamp duty.
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Reduction in property tax.

31. Developers in the schemes

32. SRA – Requisites of a developer
Solvency certificate to be provided by the developer from
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the nationalized banks.
Value of SRA Project Solvency certificate of
More than 10 crores Rs.30 lac
From 5 crores to 10 crores Rs. 15 lac
Below 5 crores Rs. 5 lac
Project record of last 5 years and the expenses incurred on such projects, duly
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certified by the architect.
Details of technical staff and equipments.
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Atleast had develop 25% of the current size of project in last 5 years.
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These terms are relaxed for the project of size less than 500 sq. mtrs. This is in
view of encouraging new entrants in development.

33. Relaxation in building norms
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No separate kitchen compulsory.
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No size restriction on bath or water closet unit.
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Lift not a compulsion for ground + 5 storey building.
Area of 2 mtr width provided as common passage in rehab building
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shall not be counted towards FSI.
If the height of building is more than 24 mtrs due to stilt in rehab
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building, it will not be considered as high rise building under Fire
safety norms.

34. Developers grievances
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No availability of Pre-sale finance.
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Lack of formal institutions to provide construction finance.
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Rigid red tapism and huge under the table transaction.
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Nuisance created from local slum dwellers due to vested
interest.
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Slum lands considered as tricky collateral by most lenders

35. Some allegations of misdoings
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Laskaria Developers
Allegedly acquired 52 hectares in Malwani, Malad
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for Rs.53 crores.
Total Finance available, including loan and capital, is Rs.52 lac
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2.5 hectare of total plot is under CRZ.
–
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Shivalik Ventures
False claim of acquiring 70% approval from residents
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Also claims of receiving NOC from private landowners, no relevant paper
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submitted to authority.
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Lokhandwala Developers
6.9 hectares of plot in Haji Ali and Worli acquired
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Norm of 70% approval from locals was asked to be ignored by officials
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The cut-off was advised to be extended till 2000 instead of 1995
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36. Final word
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One must beware of ministers who can do nothing without
money, and those who want to do everything with money.
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Late Smt. Indira Gandhi (November 19, 1917 - October 31, 1984)

37. References
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SRA website www.sra.gov.in
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Research paper by Prof.Vinit Mukhija “Enabling
Slum development in Mumbai – Policy paradox in
practice”
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Presentation on housing scams by Dr.Kirit Somaiya
– BJP national secretary.

38. T ha
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nk y
ou