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Slum Rehabilitation

SD Corporation, a confluence of two real estate developers, Shapoorji Pallonji and Dilip Thacker, is a preferred developer for redevelopment projects. The company has a vision to infuse a fresh lease of life in old and dilapidated buildings through the process of redevelopment giving the city a fresh and a modern look. Amit Thacker, Head – SD Corporation Pvt. Ltd briefs on the realty developer’s interest in the slum resettlement & rehabilitation projects especially in Mumbai.

Slum resettlement & rehabilitation is specific to metro cities where there are constraints of space and presence of slums & old structures. Specifically with a city like Mumbai where we have a higher concentration of slums, the developers are bound to enter into slum resettlement & rehabilitation projects to release the locked land. Moreover, these projects promise an apartment and a better lifestyle to those living in the slums.

Any slum rehabilitation project starts with 70% or more of the eligible hutment dwellers in a slum pocket, having to show their willingness to join the Slum Rehabilitation Scheme and come together to form a co-operative housing society through a resolution to that effect. The resolution should be adopted for electing a chief promoter, officer bearers and the members of the proposed society. They should collect the information of the proposed members/slum dwellers and fill up Annexure-II prescribed by SRA along with request to SRA /Collector town planning division for survey/measurement of plot showing slum structures therein with the help of surveyors attached to the office of Addl. Coll. (Enc) of the Zone.

While the above steps are being taken, the decision to search a competent developer to act as a developer has to be taken up by the proposed society with 70% consent between the developers and slum dwellers. The developer so chosen has also to appoint an architect in consultation with proposed Co-op. Housing Society of slum dwellers to prepare the plans of development of the slum area as per DCR 33(10).

The next critical milestone of the project is to get the Annexure II to be issued by Addl. Collector (Enc), which confirms the eligibility of the slum dwellers and reasons for non- eligibility. This is based on various documents submitted by slum dwellers prior to January 1st, 1995 which is the cut of date for eligibility. All non -eligible slum dwellers have an alternate remedy to appeal before Secretary SRA for adjudication of their eligibility.

Meanwhile, the developer also applies to the SRA for the LOI. The LOI, mentions details with regard to the plot area, sanctioned FSI, permissible FSI, and number of slum dwellers to be accommodated, reservations and other conditions to be complied before asking for Intent of Approval. After compliance of certain conditions of LOI, IOA can be issued and the process of relocation of slum Dwellers can be initiated. The residents are usually moved to a rental/transit accommodation. Site clearance itself is a tedious process where we also require various clearances from the water, electricity department, etc., notwithstanding the other practical challenges, of moving people from their existing residing spaces.

The entire exercise could take anywhere between two to three years to get the construction work started at the site. Site clearance is one of the key challenges faced by the developers in SRA projects. Groups, people with vested interests, people who prefer status quo and averse to changes, require much convincing to be moved to transit/other accommodation. Also pending appeals regarding eligibility of slum dwellers and other non-anticipated litigation from non-co-operative slum dwellers can create unexpected hurdles while implementing the scheme. Also being a slum, clearances of existing taxes/ dues and clearances from the various departments does take its own time.

Projects

In cities like Mumbai, luxury residential apartments are in demand in the downtown and prime suburbs in plush residential areas. A few upcoming suburbs where the real estate market is matured see a demand for luxury housing too.

Our ongoing redevelopment projects include the construction of luxury residential tower,The Imperial Edge in South Mumbai, two MHADA redevelopment projects in Kandivali and Andheri each and a slum rehabilitation project in Antop Hill.

Sustainability begins with the conceptualization of the project and extends beyond the completion. For example, at the Imperial tower building in Tardeo, Mumbai, which is already occupied by residents, our facility management still boasts of a number of sustainable measures. This is one of the few buildings in the city which not only imposes a fine on the residents who fail to segregate wet & dry garbage, but also has a separate collection system for e-waste. Infact, we also received the ‘Ecorecognition 2013’ from EORECO for the E-Waste segregation policy implemented there-in.

Case Study

Luxury Imperial Towers

From a piece of land encroached upon by slums to rehabilitation buildings for slum dwellers and super luxury residential towers for sale the journey of ‘The Imperial’ has been inspiring and enlightening to all involved.

The Imperial is a twin-tower residential skyscraper located at the sea front in Tardeo, South Mumbai. While the project offers an ultra luxury living to the rich of Mumbai, it also helped provide 2600 hutment dwellers a permanent alternate self-contained accommodation. Also, due to a upscale project like the Imperial coming up, the entire area has been upgraded as a premium area. Hence, the area which was once shrouded by the proliferation of slums, now consists of multiple high rise buildings freeing tremendous amounts of open spaces to convert into green garden areas.

The redevelopment model is an efficient way of addressing land shortage in a congested city like Mumbai as not only do developers profit from this unique business model but also slum dwellers are provided with a better quality of life.

– Amit Thacker

Luxury Component

The Imperial is the flagship project of SD Corporation consisting of two residential towers of 60 storeys each and at 253 meters (827 feet) above sea level. The building is meant for the connoisseurs of high living and has set a new benchmark by introducing luxury living with conscience concept. Located in the prime location in South Mumbai, the towers are designed by Hafeez Contractor. Each tower consists of large format apartments and duplexes ranging from 2,500 sqft. to 10,000 sqft. in area. The interiors for the apartments are done by renowned Indian designers Pinakin Patel and Neterwala & Aibara and Craig Nealy Architects from USA.

It is one of the few residential buildings in the world to have an aluminum composite panel (ACP) façade which is virtually maintenance free for up to 40 years. The construction used M 50 grade cement (usually used in dams & bridges) and Fe 500 iron instead of the regular Fe 450. This gives the slabs added tensile strength allowing longer spans in between beams. The building also has made provisions for segregation of wet and dry garbage and a separate collection system for e-waste.

Rehabilitation component

More than 10,000 residents of MP Mill Compound located at Tardeo in the heart of South Mumbai, initially were staying in approximately 2600 hutments in slum conditions. Each of the families has now been re-habilitated in 11 residential towers ranging from seven stories to 22 stories tall. They have been provided with apartments which consist of a room, kitchen and an attached bathroom. They also have facilities like crèches, welfare centres, regular water & electricity supply. The rehabilitation process took place in three broad steps:-

• The hutments were demolished and the occupants moved to temporary transit accommodation.

• The space freed by demolishing slums was used for construction of permanent rehab buildings. The evacuated families were moved into these new permanent buildings from the transit buildings.

• The balance freed space was used for construction of buildings for sale.

 

 

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