Optimizing Transaction Process and Cost in Conversion of Land to Built Space

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

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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

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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

2.1

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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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

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

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

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

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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

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

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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 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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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

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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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

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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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

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

17

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

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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

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

24

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

25

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

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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