E2
OPTIMIZE TRANSACTION PROCESS AND COSTS IN CONVERSION OF LAND TO BUILT SPACE
RATIONALE
Auditing the land-to-construction transaction process and propose a streamlined alternative to collapse the affordability line which will accommodate additional households that are currently below it
KHYATI | PUH21178
UH4000 | HOUSING STRATEGY STUDIO | RAJKOT FACULTY OF PLANNING
1
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM
1.1
Problem Statement
Currently in Rajkot, lengthy transaction process contributes to increase in total conversion time of land to built space which leads to delay in unit delivery. Due to informal costs, high share of the transactional costs results into hike in total unit price, making it to be available to lesser households only.
SOURCE : Primary Survey
Khyati Shah | PUH21178
2
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OUTLINE OF THE PROBLEM
Current Symptoms of the Problem
1.
Comparing Transaction Processes in Different Cities of India (EODB)
Transaction process takes 15 to 25 months to complete all the procedures from title clearance to building permission.
400 350
2. Transaction cost contributes about 6 to 19 percentage of the total unit price. Days
42
2BHK
36
AHP
6
47
8
37
27
13
46
Individual Bungalow
73 0%
10%
20%
30%
40%
50%
60%
70%
20
19
80%
90%
100%
No. of Procedure Days Taken % of Unit Price
8 166
Construction
SOURCE : Primary Survey; World-Bank-Doing-Business-Report-2020
Transaction
Profit
6
162
4 28
20
22
Mumbai
Delhi
Rajkot
28 166 12.8
20 162 10.1
22 360 15
Percentage Land
14
10
100
0
13
8
10.1
200
50
16
12
250
150 5
360
12.8
300
Unit Price Breakup Luxurious
15
No. of Procedure
1.1.2
Cases
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
2 0
Cities of India
No. of Procedure
Days Taken
% of Unit Price Khyati Shah | PUH21178
3
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
OUTLINE OF THE PROBLEM
1.1.3
Consideration of the Underlying Root Causes of the Problem
Revenue Department and Urban Local Body impairs each other’s objective
Incomprehensive approach and lack of efficient workforce to handle a project file, delays permission approval
Poorly submitted documents demands thorough inspection which consumes more time for approval
SOURCE : Primary Survey
Long list of documents to be submitted offline increases chances of longer process and informal costs
Time
Cost
Non - serviced land forces developer to lay basic infrastructure
Informal costs added due to the involvement of mediators to speed up the process
Different considerations at different level of procedures makes procedure complex
Poorly maintained Jantri rate ready reckoner increases gap between Jantri rate and market rate
Khyati Shah | PUH21178
4
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM
1.2
Positioning the Sub-Strategy on Conceptual Framework State as a Provider (Owned)
State as an Enabler (Owned)
32.4%
60000
85.4%
3 LAKHS
1.68 LAKHS
40000
State as an Enabler (Rental)
4.5 LAKHS
State as a Provider (Rental)
50000
Total Households : 4,35,000 Sample Size : 500 (Household Survey 2018)
67.6%
14.6%
E2
OPTIMIZE TRANSACTION PROCESS AND COSTS IN CONVERSION OF LAND TO BUILT SPACE
Housing Shortage (2011): 14,413 HH Housing Demand (2022): 44,370 HH Envisioning Future (2031): 2,25,000 HH
Target Group : 4,35,000 HH
30000
HH Catered : 2,83,801 HH
20000
State as an Enabler 10000
SOURCE : Household Survey (2018) (CEPT | FP | MUH Batch 2018); Primary Survey
Gamtal unit / Traditional housing
Plotted development: Rowhouse
Owned Affordability Line
Group housing: Apartments (Low-rise)
Group housing: Apartments (High-rise)
Rental Affordability Line
Khyati Shah | PUH21178
2100000-2149999
2050000-2099999
1950000-1999999
1900000-1949999
1850000-1899999
1800000-1849999
1750000-1799999
1700000-1749999
1650000-1699999
1600000-1649999
1550000-1599999
1500000-1549999
1450000-1499999
1350000-1399999
1300000-1349999
1250000-1299999
1200000-1249999
1150000-1199999
1100000-1149999
950000-999999
900000-949999
850000-899999
2000000-2049999
Plotted development: Detached (Bungalow)
1400000-1449999
Plotted development: Semi-detached
Annual HH Income
1000000-1049999
Slums
800000-849999
750000-799999
700000-749999
650000-699999
600000-649999
550000-599999
500000-549999
450000-499999
400000-449999
350000-399999
300000-349999
250000-299999
200000-249999
150000-199999
100000-149999
50000-99999
0-49999
Pavement dweller
1050000-1099999
E2
0
<0 or (blank)
No. of HH
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
5
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
OUTLINE OF THE PROBLEM
1.3
Stakeholder Mapping
Development Permissions, NOCs, BU Permission
Land Ownership, Land Mutation
Tenure Conversion, A to NA Conversion
Collector Revenue Department
Buyer
RMC / RUDA
Government of Gujarat Government of India AMRUT Mission (MoHUA)
Advocate Housing Finance Company
Financial Assistance
SOURCE : Primary Survey
Developer / Owner
Environmental Clearance, RERA Registration, Worker’s Cess
Title Clearance Certificate
Generating Housing Stock
Khyati Shah | PUH21178
6
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.1
Current Framework
Formal Time : 456 D (15 M)
Informal Time : 765 D (25 M)
Processes Related to Land
1
Registry of Property Sub Registrar’s Office
3
4
1.2
Registrations and Mutation
1.2
Sale Deed
Development Permission RMC/RUDA
4.1
Title Clearance
1.1
2
75 | 90
Processes Related to Development Permission
4.2
60 | 120
A to NA Permission Collector’s Office
SOURCE : Primary Survey
45 | 120
Geotechnical investigation
Undertakings, NOC’s and Payments
5 6
7 8 9
Building Plan Approval
4.3
Tenure Conversion Collector’s Office
28 | 90
Processes of Regulatory Authorities
Demarcation of FP
BOCW BOCWWB, GoG
GPCB, GoG
105 | 120
RERA Registration GUJRERA
45 | 45
NOCs and Building Completion RMC/RUDA
21 | 120
9.1
Progress Certificates, Inspections
9.2
NOCs
28 | 90 7 | 14
TPVD
Environmental Clearance
15 | 15
10 11
Building Use Certificate RMC/RUDA
30 | 60
Registry of Unit Sub Registrar’s Office
75 | 90
Khyati Shah | PUH21178
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2
Major Limitations in Current Framework
Registry of Property
1908 o o o o o
Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
Registration (Gujarat Amendment) Act
BOCW
Environmental Clearance
Section 17
The ownership title is checked, and sale deed is prepared for mutation Mutation is recorded and documented for public viewing Documents are available on https://anyror.gujarat.gov.in/ To self verify land records without any help of the lawyer Application to be done on https://garvi.gujarat.gov.in/ and appointment with SRO to complete the process
1958
Bombay Stamp (Gujarat Amendment) Act
Section 3
o A proof of the transaction done on immovable property o Determines rate of stamp duties, a form of tax
Although land records are available online, they are poorly maintained as the mutation process is done offline as per the availability of SRO. This makes title checking process lengthy. SOURCE : Registration (Gujarat Amendment) Act; Bombay Stamp (Gujarat Amendment) Act
RERA Registration
Building Completion Certificate
Concerned Office:
Sub – Registrar’s Office
Building Use Certificate
Registry of Unit
Time Taken:
Outcome:
Sale Deed Title Clearance Certificate
Stamp Duty
Rate
Total Stamp Duty Fee
4.9% of Land Cost
Basic Stamp Duty Fee
3.5%
Surcharge
1.4%
Registration
Charges
Male (Single / Joint)
1% of Land Cost
Female (Single / Joint)
Null
Folio Fees
10rs / Page
Index Fees
50rs / Copy
Advocate Fees
As per Rate
75 | 90
Informal Cost:
Title Clearance : 1,00,000 – 2,00,000; Registration : 1,00,000 – 2,00,000
Khyati Shah | PUH21178
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2 Registry of Property
1948
Major Limitations in Current Framework Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
The Gujarat Tenancy and Agricultural Land Act
BOCW
Environmental Clearance
Section 63
o Under this act, urban land is deemed purchased by the occupier / owner but land belongs to the government (New Tenure) o To do any development on the land, collector’s approval must be obtained to convert new tenure to old tenure which gives development rights
1879
Gujarat Land Revenue Code
Section 65
o Allows non agricultural development on the land o Governs land record in the state
The 2 step process of converting new tenure land to old tenure for NA use and again applying for NA permission is increasing the time taken in getting a final NA use permission. SOURCE : The Gujarat Tenancy and Agricultural Land Act; Gujarat Land Revenue Code
RERA Registration
Building Completion Certificate
Concerned Office: Collector’s Office Collector’s Office
Building Use Certificate
Registry of Unit
Time Taken:
Outcome:
60 | 120 45 | 120
Record in 7/12, 6 and 8A Non-Agricultural Certificate
New to Old Tenure
Area
Rate
A to A
Under Urban Area
25% of Land Value
A to NA
Anywhere
40% of Land Value
A to NA Land Use
Rate for Land Area
Residential
10rs / sqmt
Industrial / Commercial
30rs / sqmt
Other Different Non-Agricultural
40rs / sqmt
Informal Cost:
Tenure Conversion : 5% of Formal Cost; A to NA Conversion40 – 100 Rs/sqmt
Khyati Shah | PUH21178
9
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2 Registry of Property
2017
Major Limitations in Current Framework Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
Comprehensive Gujarat Development Control Regulations
BOCW
Environmental Clearance
Schedule 3(A)2
o An application to TPVD department has to be sent o Surveyor marks final plot over original plot on the site
2017
Comprehensive Gujarat Development Control Regulations
RERA Registration
Concerned Office: TPVD
Building Use Certificate
Schedule 3(B)
7 | 14
Plot Layout on Land
Type of use
3rs / sqmt
Price/ Sqm (in Rs.)
Schools, colleges, educational institution, charitable trusts, government and semi
150
government building
All other types
Dismantling Fee
This step is an additional step which could have been done at the time of implementation of TPS
Registry of Unit
Time Taken:
Outcome:
Sub Division and Amalgamation of the Land
o Services and Amenities fees for development in non-TPS area excluding agricultural and gamtal areas o It shall be adjusted against the net amount to be paid by the owner in the town planning scheme
SOURCE : CGDCR
Building Completion Certificate
300
40 Informal Cost: 100 Rs/sqmt
Khyati Shah | PUH21178
10
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2
Major Limitations in Current Framework
Registry of Property
2015 o
o
Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
BOCW
AMRUT Mission, EODB, Online Development Permission System (ODPS)
Environmental Clearance
Annexure1(6)
Under AMRUT Mission, Ease of Doing Business by Department of Industrial Policy and Promotion mandated provision for Online Development Permission System which aims to regulate building permission procedure all over the state of Gujarat https://ifp.gujarat.gov.in/ In Rajkot, ODPS was implemented in year 2017, but due to incompliance with the system it was cancelled in year 2019
POR Registration on portal (TPVD)
Payment of scrutiny fee
Drawing generation on PreDCR CAD software
Upload documents
Application for PreScrutiny on portal (enagar)
Document verification and AutoDCR
Investor / Developer's Registration on portal (IFP)
NOC application
Create a project
Approval fees
Pre establishment approvals
Obtain Development Permission
Building Completion Certificate
RERA Registration
Concerned Office: ULB (RMC / RUDA)
Building Use Certificate
Registry of Unit
Time Taken:
Outcome:
Development Permission
28 | 90
Type of building
Price/sqmt
Minimum Scrutiny fees
Low rise residential (up to 25M of height)
10
1000
High rise residential, commercial, mixed
15
1000
all types of development
3
1000
for agricultural use
2
1000
Public Charitable Trust
hospitals, dispensaries, schools or colleges or a place of worship, Dharamshala, hostels
50% of total scrutiny fees of the categories mentioned above
50% of total scrutiny fees of the categories mentioned above
Paid FSI
All types (excluding RAH)
40% of Jantri Rates
Factors
Built up area
Sub-Division and Amalgamati on of Land
-
The whole process directed to offline mode after running it through the portal, which made the process lengthier than it was intended to. SOURCE : Gujarat Town Planning and Urban Development Act; CGDCR
Khyati Shah | PUH21178
11
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2 Registry of Property
1976
Major Limitations in Current Framework Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
Gujarat Town Planning and Urban Development Act
BOCW
Environmental Clearance
Section 27
o Application for permission of development within the limits of the development area o Development areas identified under the act o Charges and fees applicable as per Comprehensive Gujarat Development Control Regulation o Additional fees for purchasing additional FSI, registration of person on record, revalidating development permission o Permission approval takes 28 days, if query raised, the cycle of 28 days starts again
Permission approval takes 28 days, if query raised, the cycle of 28 days starts again, making the process unwantedly time consuming. This offline process involves 30 – 40 documents to submit. SOURCE : Gujarat Town Planning and Urban Development Act; CGDCR
Building Completion Certificate
RERA Registration
Concerned Office: ULB (RMC / RUDA)
Building Use Certificate
Registry of Unit
Time Taken:
Outcome:
Development Permission
28 | 90
Type of building
Price/sqmt
Minimum Scrutiny fees
Low rise residential (up to 25M of height)
10
1000
High rise residential, commercial, mixed
15
1000
all types of development
3
1000
for agricultural use
2
1000
Public Charitable Trust
hospitals, dispensaries, schools or colleges or a place of worship, Dharamshala, hostels
50% of total scrutiny fees of the categories mentioned above
50% of total scrutiny fees of the categories mentioned above
Paid FSI
All types (excluding RAH)
40% of Jantri Rates
Factors
Built up area
Sub-Division and Amalgamati on of Land
-
Informal Cost:
2-3x of Total Formal Cost
Khyati Shah | PUH21178
12
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2 Registry of Property
1996
Major Limitations in Current Framework Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
Building and Other Construction Workers' Welfare Cess Act
BOCW
Environmental Clearance
Section 3
o To provide for workers’ health, safety and welfare measures o Application to be made to GoG in offline mode within a period of 60 days of the commencement of the work o Online procedure on https://bocw.shramsuvidha.gov.in/ o Workers can avail different benefits for them and their families, such as, Medical Help, Relocation Help, Child Education, Hostel Services, Ri Nanaji Deshmukh Aawas Yojna, Accidental Death Help, etc.
RERA Registration
Building Completion Certificate
Concerned Office: BOCWWB, GoG
Building Use Certificate
Outcome:
Time Taken:
Registration Certificate
BOCWW Cess
Registry of Unit
15 | 15
1% of Total Construction Cost
No. of Workers in One Day
Grant of Registration Certificate
Is up to 100
100
Exceed 100 but does not
500
exceed 500 Exceeds 500
1000
1% of the total construction cost contributes nothing back to the project, purpose of this cess is rarely fulfilled. SOURCE : Building and Other Construction Workers' Welfare Cess Act
Khyati Shah | PUH21178
13
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2 Registry of Property
2006
Major Limitations in Current Framework Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
Environment Impact Assessment Notification
BOCW
Environmental Clearance
Section 3
o Project built up area between 20,000 to 1,50,000 sqmt requires EC. o Category A projects require mandatory environmental clearance and thus they do not undergo the screening process. o Category B projects undergoes screening process and they are classified into two types. o Category B1 projects (Mandatorily requires EIA) o Category B2 projects (Do not require EIA) o A way to control the impact of rapidly growing industrial sector in urban area. o Developer physically need to present their case in SEAC.
RERA Registration
Building Completion Certificate
Concerned Office: GPCB (GoG)
Building Use Certificate
Time Taken:
Outcome:
105 | 120
EC Certificate
Environmental Screening form submission by Applicant
Town & country planning dept. review application
Category B Public Notice & meeting Approval of Scoping (Form 1) study & TOR
45 Days
Mitigation & Impact Management
30 Days Resubmit
Redesign
EIA (Environmental Impact Assessment) Report
Assess of EIA process
Public Meeting
Implementation
Managing & Monitoring Finalize EIA or Adjust Decision Making
Not approved
Presenting the case to acquire NOC physically from the state government is time consuming, considering Rajkot’s location. SOURCE : Environment Protection Act
Registry of Unit
30 Days
Approval of design plans
Approved EC with conditions Informal Cost:
50,000 – 2,00,000; EIA Report : 80,000 – 1,50,000
Khyati Shah | PUH21178
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2 Registry of Property
2016
Major Limitations in Current Framework Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
Real Estate (Regulation and Development) Act
BOCW
Environmental Clearance
Section 85
o Projects with more than 8 units and 500 sqmt have to register under RERA o To ensure transparency between buyer and seller providing efficient mechanism of registration of projects and agents o To maintain a website of records for public viewing, https://gujrera.gujarat.gov.in/
SOURCE : Real Estate (Regulation and Development) Act; GujRERA
RERA Registration
Building Completion Certificate
Concerned Office: GujRERA
Building Use Certificate
Registry of Unit
Time Taken:
Outcome:
RERA Registration
45 | 45
Type of Project
Registration Fee
Group Housing
Rs.8 per sq.mt. of carpet area subject to a minimum of Rs.10,000 and a maximum of Rs.10 lakh
Mixed Development
Rs.15 per sq.mt. of carpet area subject to a minimum of Rs.12,000 and a maximum of Rs.12 lakh
Commercial
Rs.20 per sq.mt. of carpet area subject to a minimum of Rs.15,000 and a maximum of Rs.15 lakh
Plotted Development
Rs.10 per sq.mt. of proposed land for development subject to a minimum of Rs.5,000 and a maximum of Rs.5 lakh
Withdrawal
5% of the Registration Fee or Rs.25,000 (whichever is higher)
Khyati Shah | PUH21178
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2 Registry of Property
2017
Major Limitations in Current Framework Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
Comprehensive Gujarat Development Control Regulations
BOCW
Environmental Clearance
Section 28.2
o NOCs from different departments of the authority are required to submit to the respective authority o Under AMRUT Mission, Ease of Doing Business by Department of Industrial Policy and Promotion gives provision for Online Building Permission System which aims to regulate building permission procedure all over the state of Gujarat https://ifp.gujarat.gov.in/
RERA Registration
Building Completion Certificate
Concerned Office: RMC / RUDA RMC / RUDA
Building Use Certificate
Registry of Unit
Time Taken:
Outcome:
Building Completion Certificate Building Use Certificate
NOC
Fees
Fire NOC
25,000
Electricity NOC
25,000
Forest NOC
7,600
Airport NOC
-
Lift NOC
1,000
21 | 120 30 | 60
Storm Water NOC Sewerage NOC Water Supply NOC
Retrieving NOCs from the departments of the authority and submitting back it to the same authority makes this procedure tedious. SOURCE : CGDCR; RMC; RUDA
Informal Cost:
NOCs : 1,00,000 – 10,00,000; Building Use Certificate : 10,000 Rs/DU
Khyati Shah | PUH21178
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OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2 Registry of Property
1908
Major Limitations in Current Framework Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
Registration (Gujarat Amendment) Act
BOCW
Environmental Clearance
Section 17
o Sale deed is prepared for mutation o Application to be done on https://garvi.gujarat.gov.in/ and appointment with SRO to complete the process
1958
Bombay Stamp (Gujarat Amendment) Act
Section 3
o A proof of the transaction done on immovable property o Determines rate of stamp duties, a form of tax Registration Charges and Stamp Duty is paid while buying a unit, whereas the total cost of the unit is inclusive of Registration Charges and Stamp Duty paid during land transactions. SOURCE : Registration (Gujarat Amendment) Act; Bombay Stamp (Gujarat Amendment) Act
RERA Registration
Building Completion Certificate
Concerned Office:
Sub – Registrar’s Office
Building Use Certificate
Registry of Unit
Time Taken:
Outcome:
Sale Deed Title Clearance Certificate
Stamp Duty
Rate
Total Stamp Duty Fee
4.9% of Land Cost
Basic Stamp Duty Fee
3.5%
Surcharge
1.4%
Registration
Charges
Male (Single / Joint)
1% of Land Cost
Female (Single / Joint)
Null
Folio Fees
10rs / Page
Index Fees
50rs / Copy
Advocate Fees
As per Rate
75 | 90
Informal Cost:
Title Clearance : 1,00,000 – 2,00,000; Registration : 1,00,000 – 2,00,000
Khyati Shah | PUH21178
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E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.2
Major Limitations in Current Framework
Process
Time
Cost
Formal
Informal
% of Trans. Cost
Informal
Registry of Property
75
90
25% - 35%
1,00,000 – 5,00,000
Tenure Conversion
60
120
0% - 43%
5% of Formal Cost
A to NA Permission
45
120
1% - 3%
40-100 Rs/sqmt
Development Permission
28
90
18% - 20%
2-3x of Formal Cost
Demarcation of FP
7
14
0.05% - 2%
100 Rs/sqmt
BOCW
15
15
4.5% - 5%
-
Environmental Clearance
105
120
0% - 0.8%
50,000 – 2,00,000
RERA Registration
45
45
0.2% - 1%
-
Building Completion Certificate
21
120
0.8% - 31%
50,000 – 10,00,000
Building Use Certificate
30
60
0.08% - 3%
10,000 Rs/DU
Registry of Unit
75
90
SOURCE : Primary Survey
Khyati Shah | PUH21178
18
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.3
Case Studies
Scenario 1 : New Tenure | Agricultural Land
Madhapar RUDA
Affordable Housing Project
100%
80% 60% 40% 20%
13
17
17
13
10
10
46
46
46
27
27
27
S2.1
S2.2
S2.3
0%
Madhapar RUDA
100%
80% 60%
11 37
100%
20
20
8
7
37
37
40% 20%
Gundavadi RMC
80%
36
36
S3.1
S3.2
S3.3
0%
8
11 9
11 9
60% 40%
36
19
100%
80
80
20%
80%
Luxurious Housing Project
18
100%
22
22
10
6
6
36
36
36
40% 20%
0%
Kalawad Road RUDA
Higher Demand Housing
60% 73
Scenario 3 : Old Tenure | Non-Agricultural Land
Mota Mava RMC
Individual Detached Bungalow
Semi-Detached Group Housing 16
Scenario 2 : Old Tenure | Agricultural Land
S1.2
S1.3
14
14
7
7
42
42
42
37
37
37
S5.1
S5.2
S5.3
80% 60% 40%
36
36
36
S4.1
S4.2
S4.3
0% S1.1
10
11
20% 0%
Land
Construction
Land
Construction
Land
Construction
Land
Construction
Land
Construction
Transaction
Profit
Transaction
Profit
Transaction
Profit
Transaction
Profit
Transaction
Profit
SOURCE : Primary Survey; GujRERA
Khyati Shah | PUH21178
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E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.4.1
Comparative Solutions from other Countries
No. of Procedures : 13 | Time : 96.5 D (3 M)
Case of Hong Kong SAR, China RANK
RANK
INDEX SCORE
INDEX SCORE
One Stop Center : o o
Joint inspection of 6 government departments and private utilities Combines all applications relating to building plans approval and consent for commencement of building works
OSC handles related applications for building a two-story warehouse under two stages Pre-construction stage: o The relevant departments would follow up with the subsequent processing work. OSC will monitor the progress of each application. Post-construction stage: o OSC will refer the applications to relevant parties for processing. A joint inspection by all departments can be organized by OSC at the request of the applicant. o
SOURCE : World-Bank-Doing-Business-Report-2020
Khyati Shah | PUH21178 20
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
REVIEW OF CURRENT FRAMEWORK
2.4.1
Comparative Solutions from other Countries
Case of Delhi, India Single Window System : o o o o o o o o
Single Joint Site Inspection by all concerned NOC agencies at time of Occupancy cum Completion certificate (OCC) Dynamic Dashboard for external NOC agencies in public domain Time for construction permit reduced to 34 days while as per Unified Building Bye Laws for Delhi-2016 it is 59 days Entire Building permit and completion process reduced to 7 procedures and all permits are granted in less than 60 days Online calculator for fee calculation and online payment have been integrated with the Single Window System Requirement of affidavits done away with and replaced by a single e-undertaking Building permits issued online with digital signature and no personal visit required Joint Inspection by all relevant external agencies (11) and in house departments (2) to issue NOCs for OCC
SOURCE : World-Bank-Doing-Business-Report-2020
No. of Procedures : 20 | Time : 162.5 D (5.5 M) Registering Property
Dealing With Construction Permits
Khyati Shah | PUH21178
21
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
ALTERNATIVE SOLUTION & ASSESSMENT
3.1
SOP Reform
Alternatives : Changes in Current Policy Framework or New Policy Framework
1. Pre-construction Stage (By Revenue Department) 2. Post-Construction Stage (By ULB)
765 D (25 M)
Stage 1 : Pre-Construction Stage
90
120
Registry of Property
Tenure Conversion
75
60
120 A to NA Conversion
0
1Y
Before Intervention
The process can be divided and handled in two stages:
After Intervention
370 D (15 M)
Stage 2 : Post-Construction Stage
90
14 Demarcation of FP
Development Permission
28
0
Handled by Revenue Department
15 BOCW
15
120
45
Environmental Clearance
RERA Registration
60
120 Building Completion Certificate
21
21
60 Building Use Certificate
30
90 Registry of Unit
75
Handled by RMC / RUDA
Assuming 90-95% reduction in informal cost… Reforms in Existing Framework Standard Operating Procedure
Policy/Program
Registration (Gujarat Amendment) Act, Part XI (A)
Single Window System in RMC / RUDA
“Maintaining Land Records; Connect Land Record with Land Location”
Environment Impact Assessment Notification, Section 3
“Conducting the Process Online Under Single Window System” SOURCE : Primary Survey
Regulation
“3 section under the cell; one dealing with land transaction directed to Revenue Department; second dealing with NOC, clearances and permissions directed to various local level and state level agencies; third technical section dealing with system development, assistance and grievances” Khyati Shah | PUH21178
22
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
ALTERNATIVE SOLUTION & ASSESSMENT
3.1
SOP Reform
Alternatives : Changes in Current Policy Framework or New Policy Framework
Single Window System, Rajkot City o o o o o o o
To start any process regarding transaction in conversion of land to built space, Developer must acquire an electronically generated pin from RUDA. It is developer’s duty that this e-pin is acknowledged by Sub-Registrar. Sub-Registrar must check Developer’s background and approve them NOC to commence the process. This e-pin will replace the signature in entire process. It is developer’s duty not to share the e-pin with anyone. E-pin will only be considered valid when used with One Time Password sent to registered mobile number, during the signature process. Developer must log in or sign up on RUDA website under Single Window System tab.
RUDA •Acquiring E-pin
SubRegistrar •Approval to commence procedure
RUDA Website (SWS)
SWS
SWS
SWS
SWS
•Add project and details
•Check title clearance for land •Portal will direct to AnyROR website
•Property Registration •Portal will send documents to Sub-Registrar
•Tenure Conversion •Portal will send documents to Sub-Registrar
•Log In / Sign Up
SWS
SWS
SWS
SWS
SWS
SWS
SWS
•Development Permission
•BOCW Cess •Portal will direct to BOCW Shramsuvidha portal
•Environmental Clearance •Portal will direct to SEIAA website
•RERA Registration •Portal will direct to RERA website
•NOC / Building Completion Certificate
•Building Use Permission
•A window for buyer
SOURCE : Primary Survey
Khyati Shah | PUH21178
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E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
ALTERNATIVE SOLUTION & ASSESSMENT
3.1
Before Time : 765 D (25 M) Processes Related to Land
1
Registry of Property Sub Registrar’s Office
3
75 75 | 90
Processes Related to Development Permission
3 4
1.2
Registrations and Mutation
1.2
Sale Deed
Development Permission RMC/RUDA
4.1
Title Clearance
1.1
2
SOP Reform
Alternatives : Changes in Current Policy Framework or New Policy Framework
4.2
60 60 | 120
A to NA Permission Collector’s Office
SOURCE : Primary Survey
45 | 120
Geotechnical investigation Undertakings, NOC’s and Payments
5
4 6
Demarcation of FP
5 7 6 8 7 9
BOCW BOCWWB, GoG
Environmental Clearance GPCB, GoG
60 105 | 120
RERA Registration GUJRERA
21 45 | 45
NOCs and Building Completion RMC/RUDA
21 21 | 120
7.1 9.1
Progress Certificates, Inspections
7.2 9.2
NOCs
28 | 90 7 | 14
TPVD
After Time : 370 D (12 M)
Processes of Regulatory Authorities
Building Plan Approval
4.3
Tenure Conversion Collector’s Office
28 28 | 90
1Y
15 | 15
8 10
9 11
Building Use Certificate RMC/RUDA
30 30 | 60
Registration Unit Registry ofof Unit Sub Registrar’s Office
75 75 | 90
Khyati Shah | PUH21178
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E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
ALTERNATIVE SOLUTION & ASSESSMENT
3.1
Legislative Reform
Alternatives : Changes in Current Policy Framework or New Policy Framework
Registry of Property
Tenure Conversion
A to NA Conversion
Demarcation of FP
Development Permission
BOCW
Environmental Clearance
Stage 1 : Pre-Construction Stage
RERA Registration
Building Completion Certificate
Building Use Certificate
Registry of Unit
Stage 2 : Post-Construction Stage
Reforms in Existing Framework Amendments in Acts
Policy/Program
Regulation
Stamp Duty Act, Part IV
“Wave off Stamp Duty for Affordable Housing According to RERA (Carpet Area Below 90 sqmt and or Gross Amount Charge by the Builder Below 45 Lakh)”
The Gujarat Tenancy and Agricultural Land Act, Section 63
“Premium to be Charged to Convert New Tenured Land to Old Tenured Land as per the Potential Use of the Land as Described in Gujarat Land Revenue Code for Converting Land from Agricultural to Non-Agricultural Use”
Gujarat Land Revenue Code, Section 65 & 67A
“Agricultural to Non-Agricultural Land Conversion to be Charged as a Premium for Converting New Tenured Land to Old Tenured Land as per their Potential Use as Mentioned Below : A to R : 20% of Land Value; A to C / I : 40% of Land Value; A to M : 30% of Land Value”
Building and Other Construction Workers' Welfare Cess Act, Section 3
“BOCWW Cess to be Collected 0.1% of Total Construction Cost for Affordable Housing Project and 0.5% of Total Construction Cost for other than Affordable Housing Project” SOURCE : Primary Survey
Khyati Shah | PUH21178
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E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
ALTERNATIVE SOLUTION & ASSESSMENT
3.2
Institutional Framework
Funding Agency Central Gov.
State Gov.
ULB
Developer
Beneficiary
AMRUT Mission (MoHUA)
E2
100%
3.3
Implementing Agency Central Gov.
State Gov.
ULB
Developer
Beneficiary
AMRUT Mission (MoHUA)
AnyROR (Revenue Dep.); GPCB (FED); BOCW (LSDED)
SWS Cell (RMC / RUDA)
Developer; Landowner
Beneficiary
Capital Investment Plan Capital Income
Capital Expenditure
--
Revenue Income
Revenue Expenditure
Assets Generated
Assets Consumed
--
--
--
--
Newly added Single Window System cell is to be added in RMC framework under Housing Department. Due to this, RMC is to recruit workforce to operate the cell. This will add into RMC’s establishment expenses which falls under capital expenditure. According to AMRUT Mission (MoHUA), grant to establish Single Window System to be provided to ULB directly. SOURCE : AMRUT Mission (MoHUA); Primary Survey
Khyati Shah | PUH21178
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E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
ALTERNATIVE SOLUTION & ASSESSMENT
Case Studies
Case 1 : Affordable Housing Project Scenario 1.1 New Tenure
Scenario 1.2
Agricul tural Land
Old Tenure
Agricul tural Land
Scenario 1.3 Old Tenure
100%
NonAgricul tural
90%
13
80%
13
8%
4%
7%
11 M
7M
5M 700
660
17
21
540 10
5
70%
Madhapar RUDA
17
22
10
6
600
3
500
420
60% 50%
24
4…
46
325
46
46
400
46
325
Day
3.4
Percentage
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
46
40%
265
30%
300
200
20% 10%
27
27
27
27
27
27
Before
After
Before
After
Before
After
0%
0 S1.1
S1.2 Land
SOURCE : GujRERA; Primary Survey
100
Construction
Transaction
S1.3 Profit
Days
Khyati Shah | PUH21178
27
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
ALTERNATIVE SOLUTION & ASSESSMENT
Case Studies
Case 2 : Semi-Detached Group Housing Scenario 2.1
Scenario 2.2
Scenario 2.3
100% 90%
New Tenure
Agricul tural Land
Old Tenure
Agricul tural Land
Old Tenure
NonAgricul tural
80%
6%
3%
4%
11 M
7M
5M 700
660 11
5
70%
Madhapar RUDA
20
22
16
8
540
22
20
5
7
37
37
60% 50%
37
37
37
325
24
600
3 420
500
400
37
Day
3.4
Percentage
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
325
40%
265
30% 20%
200 36
36
36
36
36
36
Before
After
Before
After
Before
After
10% 0%
100
0 S2.1
S2.2 Land
SOURCE : GujRERA; Primary Survey
300
Construction
Transaction
S2.3 Profit
Days
Khyati Shah | PUH21178
28
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
ALTERNATIVE SOLUTION & ASSESSMENT
Case Studies
Case 3 : Higher Demand Housing Scenario 3.1
Scenario 3.2
Scenario 3.3
New Tenure
Old Tenure
Agricul tural Land
Old Tenure
1%
3%
13 M
9M
7M
100% 90%
Agricul tural Land
5%
NonAgricul tural
80%
900 18
765 10
6
5
70%
Mota Mava RMC
22
23
645
23
22
5
6
50%
36
36
3 525
36
370
40%
500
36
36
400
370
310
30% 20%
700 600
60% 36
800
26
300 200
36
36
36
36
36
36 100
10% 0%
0
Before
After
Before
S3.1
After
Before
S3.2 Land
SOURCE : GujRERA; Primary Survey
Day
3.4
Percentage
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
Construction
Transaction
After S3.3
Profit
Days
Khyati Shah | PUH21178
29
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
ALTERNATIVE SOLUTION & ASSESSMENT
Case Studies
Case 4 : Detached Individual Bungalow Scenario 4.1
Scenario 4.2
Scenario 4.3
Agricul tural Land
Old Tenure
Agricul tural Land
Old Tenure
1%
5%
12.8 M
8.8 M
6.8 M
100% 90%
New Tenure
9%
NonAgricul tural
19 600
80%
10
11
10
9
9
9
11 9
6
700
9
600
8
Gundavadi RMC
500
480
70% 60%
360
50% 40%
400
81
73
81
80
214
30%
Day
3.4
Percentage
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
300
85
80
214
200
154
20%
100
10% 0%
0
Before
After
Before
S4.1
Before
S4.2 Land
SOURCE : GujRERA; Primary Survey
After
Construction
Transaction
After S4.3
Profit
Days
Khyati Shah | PUH21178 30
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
ALTERNATIVE SOLUTION & ASSESSMENT
Case Studies
Case 5 : Luxurious Housing Project Scenario 5.1
Scenario 5.2
Scenario 5.3
New Tenure
Old Tenure
Agricul tural Land
Old Tenure
1%
4%
13 M
9M
7M
100%
900 10
90% Agricul tural Land
5%
NonAgricul tural
80%
11
765
15
14
15
14
6
7
6
7
60%
3
700
42
42
600
42
525
42
42
500
42
50%
370
40%
400
370
310
30% 20%
800
645
70%
Kalawad Road RUDA
18
37
37
37
37
37
37
300 200 100
10% 0%
0
Before
After
Before
S5.1
After
Before
S5.2 Land
SOURCE : GujRERA; Primary Survey
Day
3.4
Percentage
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
Construction
Transaction
After S5.3
Profit
Days
Khyati Shah | PUH21178
31
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
CONCLUSION
4.1
Spatial Impact
Scenario With High Potential New Tenure Land | Agricultural Use
9% - 5%
What will it affect? →Upcoming areas to be added under RMC / RUDA through boundary expansion
Scenario With Moderate Potential Old Tenure Land | Non-Agricultural Use
7% - 3%
What will it affect? →Brownfield development to be taken place inside RMC / RUDA boundary
Scenario With Low Potential Old Tenure Land | Agricultural Use
4% - 1%
What will it affect? →Greenfield development to be taken place inside and on the fringes of RMC / RUDA boundary SOURCE : RUDA; Primary Survey
Upcoming Areas
Brownfield Dev. Greenfield Dev.
Khyati Shah | PUH21178
32
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
CONCLUSION
4.2
Income Vs Household Composition
60000
32.4%
Assuming 50% of total reduction goes to Developer’s profit…
Least Priced Unit 14,00,000 Rs
67.6%
REFORM
40000
4.5 LAKHS
3.5 LAKHS
50000
Least Priced Unit 13,00,000 Rs
30000
20000
Reduction in
Reduction in
Transaction Cost
Transaction Time
4.5%
2%
6.5%
10000
Gamtal unit / Traditional housing
Plotted development: Rowhouse
Plotted development: Semi-detached
Plotted development: Detached (Bungalow)
Group housing: Apartments (Low-rise)
Group housing: Apartments (High-rise)
SOURCE : Household Survey (2018) (CEPT | FP | MUH Batch 2018); Primary Survey
2100000-2149999
1950000-1999999
1900000-1949999
1850000-1899999
1800000-1849999
1750000-1799999
1700000-1749999
2050000-2099999
Slums
2000000-2049999
Pavement dweller
1650000-1699999
1600000-1649999
1550000-1599999
1500000-1549999
1450000-1499999
1400000-1449999
1350000-1399999
1300000-1349999
1150000-1199999
1100000-1149999
Annual HH Income
1050000-1099999
950000-999999
State as an Enabler
1250000-1299999
1000000-1049999
900000-949999
850000-899999
800000-849999
750000-799999
700000-749999
650000-699999
600000-649999
550000-599999
500000-549999
450000-499999
400000-449999
350000-399999
300000-349999
250000-299999
200000-249999
150000-199999
100000-149999
50000-99999
0-49999
1200000-1249999
E2
0
<0 or (blank)
No. of HH
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
Affordability Line Before
Khyati Shah | PUH21178
33
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
CONCLUSION
4.2
Income Vs Household Composition 1.3%
60000
32.4%
67.6%
31.1%
68.9%
HH Added: 5,655 HH
E2
40000
4.5 LAKHS
3.5 LAKHS
50000
Total Households : 4,35,000 Sample Size : 500 (Household Survey 2018)
OPTIMIZE TRANSACTION PROCESS AND COSTS IN CONVERSION OF LAND TO BUILT SPACE
Housing Shortage (2011): 14,413 HH Housing Demand (2022): 44,370 HH Envisioning Future (2031): 2,25,000 HH
Target Group : 4,35,000 HH
30000
HH Catered : 2,83,801 HH
20000
10000
Pavement dweller
Slums
Gamtal unit / Traditional housing
Plotted development: Rowhouse
Affordability Line Before
Plotted development: Semi-detached
Plotted development: Detached (Bungalow)
Group housing: Apartments (Low-rise)
Group housing: Apartments (High-rise)
Affordability Line After
SOURCE : Household Survey (2018) (CEPT | FP | MUH Batch 2018); Primary Survey
Khyati Shah | PUH21178
2100000-2149999
2050000-2099999
2000000-2049999
1950000-1999999
1900000-1949999
1850000-1899999
1800000-1849999
1750000-1799999
1700000-1749999
1650000-1699999
1600000-1649999
1550000-1599999
1500000-1549999
1450000-1499999
1400000-1449999
1350000-1399999
1300000-1349999
1150000-1199999
1100000-1149999
Annual HH Income
1050000-1099999
950000-999999
State as an Enabler
1250000-1299999
1000000-1049999
900000-949999
850000-899999
800000-849999
750000-799999
700000-749999
650000-699999
600000-649999
550000-599999
500000-549999
450000-499999
400000-449999
350000-399999
300000-349999
250000-299999
200000-249999
150000-199999
100000-149999
50000-99999
0-49999
1200000-1249999
E2
0
<0 or (blank)
No. of HH
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
34
E1 | E2 | E3 | E4 | E5 | P1 | P2 | P3 | P4 | P5 | P7
OUTLINE OF THE PROBLEM | REVIEW OF CURRENT FRAMEWORK | ALTERNATIVE SOLUTION & ASSESSMENT | CONCLUSION
Housing Strategy Studio 2022 | Rajkot City
CONCLUSION
P4 : Provisionary and regulatory support for homeless. E5 : Enable the market to provide adequate rental unit. P7 : Provisionary support for access to formal rental units.
LAND E1 : Improved delivery of serviced land to the market.
HOMELESS RENTAL
P1 : : In-situ redevelopment of slums in high potential land to leverage the land value. P2 : Rehabilitation and resettlement of untenable slums. P3 : P3 : In- Situ slum Upgrade of Slum Along with Tenure Securitization.
TRANSACTION PROCESS
SLUM
E2 : Optimize transaction processes and costs in conversion of land to built space.
P5 : Regulatory and financial support for enhancement / redevelopment of formal substandard units.
REGULATION E3 : Propose spectrum of building regulation and related costs.
E4 : Enable the market to augment housing units for the less catered through inclusionary housing zone and regulation.
MARKET
SUB STANDARD
“Reduction In The Transaction Process Will Make Sure That There Are Fast Delivery And Enough Supply Of The Housing Unit Whereas The Reduction In Transaction Cost Will Collapse The Affordability Line Of The Rajkot City Opening Up The Free Market For The Lower And Middle-income Groups” 35
E2
OPTIMIZE TRANSACTION PROCESS AND COSTS IN CONVERSION OF LAND TO BUILT SPACE
Thank You KHYATI | PUH21178
UH4000 | HOUSING STRATEGY STUDIO | RAJKOT FACULTY OF PLANNING
36