Government of Gujarat

Redevelopment of Public Housing

Scheme Guidelines
2016

Urban Development & Urban Housing Department

Government of Gujarat

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Table of Contents

1. OBJECTIVES 03

2. DEFINITION AND ELIGIBILITY OF PROJECT 03

3. APPROACH 04

3.1 Redevelopment of Existing Public Housing Scheme 04

3.2 Creation ofAdditional Affordable Housing Stock OS

3.3 Free Sale Component OS

4. IMPLEMENTATION OS

5. GENERAL PROVISION 06

S.1 Transit Accommodation 06

S.2 Operation & Maintenance (0 & M) 07

5.3 Planning Norms 07

6. BENEFICIARIES AND ALLOTMENT 08

7. REGULATIONS 09
1. OBJECTIVES

Urban Development & Urban Housing Department (UDD), Govt. of Gujarat

proposes to undertake the redevelopment of public housing schemes in the
urban areas of the state under PPP mode to achieve the following objectives: (i)
to upgrade existing housing stock (ii) Create additional affordable housing
stock wherever possible (iii) to Utilize available land in optimal manner and
(iv) to Improve neighborhood at no or minimal cost to the Government.

2. DEFINITION AND ELIGIBILITY OF PROJECT

2.1 Definition:

a. Public Housing Scheme means a housing scheme developed by any

public agency for the public at large, where ownership of land continues
to remain with the public agency and only dwelling unit is sold to the
beneficiary subject to conditions laid down in the scheme.

b. Dilapidated condition means "Such houses which show signs of decay

or breaking down and require major repairs and are far from being in
condition that can be restored or repaired are considered as dilapidated.

2.2 Public Housing Scheme includes; housing colonies situated in the urban areas
under Gujarat Housing Board (GHB) I Urban Local Bodies (ULB) I Urban
Authorities etc ofGujarat State.

2.3 Public Housing scheme older than 20 years or in dilapidated condition, orfand
where the FSI is not fully utilized will be eligible for redevelopment under this
policy.

2.4 In phase one of the Redevelopment of Public Housing Scheme, plots with area
of 5000 sq.m or more shall be considered. However, smaller plots can also be
considered for redevelopment if there is demand for this.

2.5 This Policy will not apply to heritage buildings/Zone.

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3. APPROACH

Redevelopment of Public housing scheme may have the following three

components:

1. Redevelopment of existing public housing scheme

2. Creation ofAdditional Affordable housing Stock

3. Free Sale Component

3.1 RedevelopmentofExisting Public Housing Scheme

a. Under redevelopment schemes, the owners of the dwelling units may be

allotted dwelling units with carpet area higher than the existing one.

b. The maximum carpet area ofthe dwelling units may be as follows:

I. For Dwelling-1 (Detached dwelling unit): The maximum aggregate
carpet area may be 140% of existing approved carpet area of the
dwelling unit or 30sq.mtr carpet area whichever is higher,
II. For Dwelling-2 (Semi-detached dwelling unit, Row House,
Tenement): The maximum aggregate carpet area may be 140% of
existing approved carpet area of the dwelling unit or 30sq.mtr
carpet area whichever is higher,

III. For Dwelling-3 (Apartment Hostel): The maximum aggregate

carpet area may be 140% of existing approved carpet area of the
dwelling unit or dwelling unit of 30sq.mtrcarpet area whichever is
higher,

IV. For any non-residential category, maximum aggregate carpet area

may be 12 5% of the existing approved carpet area.

c. The developer will redevelop the existing public dwelling units free of
cost.

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 d. Commercial spaces equivalent to area used for commercial activities in
the public housing scheme shall be provided. Such Commercial area can
be saleable to existing dwellers.

3.2 Creation ofAdditional Affordable Housing Stock

a. In case of public housing scheme consisting of dwelling units with

existing approved carpet area less than 30 sq.m, the size of dwelling
units ofadditional affordable housing shall be 30 sq.m carpet area.

b. In case of public housing scheme consisting of dwelling units with

existing approved carpet area more than 30 sq.m, The size of dwelling
units ofadditional affordable housing shall be 40 sq.m carpet area.

3.3 Free Sale Component

a. The developer may develop balance FSI remaining after redeveloping

the existing housing units and construction of affordable housing units
as permitted under general development control regulations for his own
sale.

b. The developer may sub lease free sale component Land on 99 year basis
as per applicable statutory provision though ownership right of the land
will remain with the concerned public authority.

4. IMPLEMENTATION

4.1 The process of Redevelopment of existing public housing scheme may be

initiated by;
a. Association/Society of owners by applying to the concerned public
agency, or
b. Concerned Public agency

4.2 Steps to be followed for redevelopment of a public housing scheme are as

follows:

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 a. Existing housing societyI association may pass resolution in the format
duly prescribed with an approval to minimum 60% of its members.

b. Concerned public agency will invitee-tenders for selection of private

developer and adopt a transparent process.

c. The projects can be redeveloped in packages by pooling different

category ofhouses for the purpose of cross-subsidization.

d. Cases of Negative bidding shall be referred to the state level screening

committee for suitable decision.

e. Bidding criteria

i. The bidding criteria will be "B.U.A/ Carpet Area/ Number ofDUs"

for Creation ofAdditional Affordable Housing Stock.

ii. The bidder bidding "Maximum B.U.A/ Carpet Area/ Number of

DUs for Creation of Additional Affordable Housing Stock" will be
selected.

f. Selected private developer, concerned public agency and the existing

housing society/ association of owners will enter into tripartite
agreement for redevelopment.

g. For implementation of the redevelopment of existing housing scheme on

field, the private developer will obtain consent of 60% of the members,
including those taken by way of resolution passed by existing societyI
association. The concerned public agency and the society/ association
will facilitate the process.

5. GENERAL PROVISION

5.1 TransitAccommodation

a. Transit accommodation till the completion and handing over of new units
after obtaining building use permission from local authority, will be
rovided by the developer to the existing inhabitants.
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 b. The cost oftransit accommodation will be borne by the developer.

c. Transit accommodation can also be provided through rental

accommodation by the private developer.

5.2 Operation & Maintenance (0 & M)

a. 0 & M for redeveloped and affordable housing will be with the developer
for first 7 years from the day of obtaining BU (Building Use) permission.
Thereafter it will be handed over to the societyI association of
beneficiaries. Beneficiaries will have to contribute to maintenance fund
for 0 & Mas laid down.

b. Maintenance deposits will be charged from all the beneficiaries at the time
of handing over the possession.

c. Defect liability period for structural stability will be for 10 years.

5.3 Planning Norms

a. Total Permissible FSI for the entire plot will be 3.0 FSI or as per GDCR
whichever is higher.

b. I After redevelopment of houses, the remaining permissible FSI shall be

utilized on the plot by the developer for creation of affordable housing
stock as well as for the development of free sale component. However, if
for some reasons remaining FSI cannot be utilized fully on these two
activities, such remaining FSI can be utilized on any other plot under the
same Development Plan as Transferable Development Rights (TD R).

b.II. Such TDR can be utilized fully or in part by the developer or it can be sold
to any other person either fully or in part. However, such transactions
shall not take place more than thrice.

b.III. TDR can be used in all the areas except in the obnoxious and hazardous
zone, agriculture zone and other restricted zone.

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 b.lV. TDR shall be generated on the basis of average jantri rate, as
determined by the UDD for this purpose

b.V. TDR can be utilized as per pro-rata as jantri of respective land.

b.VI. TDR cannot be utilized in lieu of permissible chargeable FSI in

respective zone.

c. The plot area for redevelopment and affordable housing combined and
the land area under saleable components may be segregated through
sub plotting.

d. In case of redevelopment of existing public housing scheme,

development for affordable categories of houses as well as the saleable
plot, prevailing planning norms of the State Government and/ or local
GDCRshall be applicable.

e. Amalgamation of plots and internal streets will be allowed.

f. If the width of the road is more than 30m, then building height up to
70m shall be permitted on the recipient land for utilization of TDR.
However if the road width is less than 30m, then local GDCR shall be
applicable.

6. BENEFICIARIES AND ALLOTMENT

6.1 Owners of houses in the existing housing scheme will be the beneficiaries of
the redevelopment component.

6.2 The existing owners should not have any outstanding dues to the
implementing agency at the time ofgetting possession.

6.3 Inhabitants staying on rental basis will not be considered for free allotment for
redevelopment. However, subject to income criteria, they may be given
preference for allotment from additional affordable housing stock on payment
basis.

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6.4 The existing houses will be redeveloped and beneficiaries will be rehabilitated
in-situ.

6.5 The housing units of redevelopment and affordable housing will be allotted
under the supervision of implementing agency as per guiding principles of
allotmentofhouses issued by the department.

7. REGULATIONS

7.1 Affordable Housing Mission (AHM) will be the nodal agency at State Level.

7.2 Gujarat Housing Board (GHB)/ Urban Local Board (ULB) f Urban
Development Authority (UDA) f any other public authority that owns land of
the public housing scheme will be the implementing agencies.

7.3 The developer can choose any appropriate construction technology for the
project. However, it should be certified by the implementation authority.

7.4 The expenditure on all internal development works for civic and social
infrastructure will be borne by the developer. Internal development works for
civic infrastructure will comprise of works like all internal roads, footpaths,
complete water supply including overhead or surface water reservoirf
distributions lines, electric distributions lines, gas distributions network,
transformers etc. (if required), internal sewer lines/ drainage, gated
compound/ street light/ proper tree plantation in campus &in front of
houses, rain water harvesting etc. Internal development works for social
infrastructure will be as per norms.

7.5 RoofTop Solar installation in at least 50% of roof area with grid connection is
compulsory.

7.6 Use of LED lighting in internal as well as external fixtures is compulsory.

7. 7 Single window fast track approvals will be granted by ULB f UDA f ADA.

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7.8 Layout of free sale development and redevelopment of existing public
housing and affordable housing shall be approved at a time.

7.9 Building Use (BU) permission for free sale development will be granted by
ULB's only after the completion of redeveloped and affordable houses to the
beneficiaries.

7.10 The Developer may be exempted from the applicable municipal and revenue
charges for the Redevelopment of existing housing and Affordable housing
component only.

7.11 The State Government can issue directions or instruct the implementation
agency for reconsideration of agency's decision.

7.12 The State Government reserves the right to issue directions and provide
flexibility in planning regulations or in any parameter ofthe Policy.

7.13 There shall be a State Level Screening Committee to supervise, monitor and
issue direction regarding implementation or clarifications of the Policy, as
under:

Principal Secretary, UDD Chairman

Secretary, Housing Member

Project Specialist, AHM Member

CTP Member

D.S., Housing Member Secretary

OSD,UD&UHD Member

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