Brief Regarding Approval Process

Regarding Development on a typical plot in Mumbai (MHADA related)

Our Scope of Work for Project Permission by Municipal Architect Stage 1: Preparation of Municipal drawings
At this stage, the Basis documentation shall be collected by Municipal Architect. Detailed list of pre-requisites (which is indicative and not exhaustive) may be found as Annexure 1. At this stage, given the design from Design Architect, Municipal Architect main job is to prepare Municipal Drawings required for Stage 2.

Stage 2: Obtain MHADA/CRZ/MPCB NOC

At this stage, the MHADA consultant is responsible for procuring MHADA NOC and the CRZ Consultant is responsible for procuring CRZ/MPCB NOC. Municipal Architect is involved only to the extent of coordination, if any required. (MHADA / CRZ Consultants could be optionally appointed by us.)

Stage 3: Submission of Proposal

At this stage, with the above NOCs in place, and paperwork collected as covered in Stage 1, the proposal is submitted.

Stage 4: Sending File for Concessions

At this stage, Municipal Architect sends the Proposal File for requesting various concessions from Concerned Authorities including: a) Request for Staircase/Lift Lobby to be free of FSI by paying premium. b) Request for granting Fungible FSI, if applicable (currently it is not applicable), or for podium, basement etc. to be considered free of FSI c) Request for open space concessions d) Miscellaneous requests for other concessions as applicable

Stage 5: Obtaining Intimation of Disapproval (IOD) for Individual Buildings

Pre-requisites:

1. Basic Requirements as discussed in Stage 2. Coordinated by Municipal Architect 2. Survey Remarks based on sanctioned Development Plan. Action by Surveyor, Co-ordinate by Municipal Architect(Surveyor could be appointed by Owner or optionally by Municipal Architect) 3. Site Visits by concerned officers. Action by Municipal Architect 4. Detailed area calculations of proposed structures. Action by Municipal Architect 5. Obtaining sanctioned plans from MCGM. Action by Municipal Architect 6. Clearance from Ministry of Environmental& Forests regarding Environmental Impact Assessment. Action by MOEF Consultant, Coordinate by Municipal Architect 7. Mumbai Heritage Conservation Committee. (MHCC) ( if applicable, Action by Heritage Expert) 8. High Rise Committees NOC (if applicable ). (Probably Not Applicable Considering Proximity to Airport, but if applicable, Inputs from various Consultants such as Environmental consultant, Coordinated by Municipal Architect).

Stage 6: Obtaining Commencement Certificate (CC) up to Plinth / Stilt

An indicative list of IOD Conditions to be complied with before obtaining CC up to Plinth / Stilt is presented in Annexure 2.

Stage 7: Obtaining further Commencement Certificate

The following is an indicative (not exhaustive) list of Conditions to be complied with before Obtaining Further Commencement Certificate. Pre-requisites:

1. Plinth Checking. Action by Municipal Architect. 2. NOC from Civil Aviation Authority. Action by Owner / Municipal Architect 3. Approval of Amended Plans. Action by Municipal Architect. 4. Handing over of set-back / D. P. Road lands to M.C.G.M. Action by Architect/Experts of City Survey/Surveyor. 5. To obtain NOC / clearance from High Rise Committee (consisting of experts from the field of Structural Engineering, Soil Mechanics, Environmental Engineering as well as Chief Fire Officer) for the proposed building in case height exceeds 70m. Action By Owner/Municipal Architect 6. Handing over of Amenity / Reservation plots if any to M.C.G.M. through Legal Department, Development Plan Dept., Estate Dept. & Ward Office. Action of Architect/Experts of City Survey/Surveyors

Stage 8: Amended Plans Approval

At this stage, amended plans are put up. In our experience, this is needed because the design is developed further and there are some MINOR changes. It is pertinent to note that the quote covers ONLY one iteration of Amended Plans (both with respect to Fees and OPEX).

Stage 9: Obtaining full CC (per Amended Plans)

At this stage, full CC is obtained per amended plans. Pre-requisites are similar to Stage 6 (Obtaining Further CC).

Stage 10: Obtaining Occupation Certificate (OC)

An indicative (and not exhaustive) list of conditions to be complied with before obtaining OC is given in Annexure 3.

Stage11: Obtaining Building Completion Certificate (BCC).

Pre-requisites :

1. Certificate U/s. 270 A of B.M.C. Act. for permanent water

connection. 2. Any pending OC conditions.

Appointments by Owner
Construction is team work. The success of Approval process depends on various parties including the owner, MUNICIPAL ARCHITECT, and various other Consultants.

Annexure 1: Indicative list of Basic Requirements for Submitting a New Proposal

1. Information of Plot Owner / Owners such as name, address, pan number etc. 2. Letter of Appointment of Municipal Architect 3. Documentary evidences regarding ownership.. i. In Government records. i. Fresh Property Register cards in words duly certified by S.L.R. (not more than 6 months ago). Action by Experts for City Survey ii. ii. 7/12, 6/12 Utaras with KJP. Action by Experts for City Survey

Conveyance, agreements, Power of Attorney etc. i. Conveyance. Action by Owner. ii. Registered Agreement / Share certificate of Society. Action by Owner. iii. Registered irrevocable Power of Attorney. Action by Owner. iv. Registered lease agreement empowering the owner for utilization of TDR or any other benefits. Action by Owner. v. Documents regarding authorization for Limited / private company or partnership firm. Action by Owner

iii.

Consent letters from Co-owners etc. i. From Co-owners / Tenants / Occupants. Action by Owner. ii. From Owners / Tenants / Occupants of adjoining property. Action by Owner.

iv.

Photographic evidence. i. All existing structures to be retained or demolished. Action by Owner. ii. All existing trees to be retained or cut. Action by Owner iii. Any other land marks as directed. Action by Owner

4. Application Forms
i. ii.

Form U/s. 337 of MMC Act duly filled in and signed. Action by Owner/ Municipal Architect Form U/s. 44/69 of MRTP Act duly filled in and signed. Action by Owner/ Municipal Architect

5. Affidavits / Undertakings by owners

i.

Owners affidavit regarding Plot area. Action by Owner/ Municipal Architect

6. Receipts of upto date tax payments i. Latest Assessment clearance certificate and last paid bills. Action by Owner.

7. Other related basic information a) i. Site plan showing existing structures trees, storm water drain, sewer lines, electric poles, electric transmission lines etc. on the basis of survey carried out by City Survey Office (mojani plan) Action by Experts for City Survey Or

ii. By private surveyor alongwith plot area in possession by triangulation method. Action by Surveyor b) Building Completion Certificate and or authenticity of existing building(s) to be retained and or if additions and alterations are proposed. Action by Owner. Copy of Approved layout along with Registered Terms & Conditions of Layout. Action by Municipal Architect

c)

d) Status of roads & documentary evidence. Action by Municipal Architect e) Remarks from i. Development Plan Department. Action by Municipal Architect ii. Traffic & Coordination regarding parking layout and set back if any. Action by Municipal Architect iii. Storm Water Drain. Action by Municipal Architect. f) NOCs / Certificates / Letters from i. Valuation Certificate. Action by Registered Valuer. ii. Geologist, if applicable. Action by Structural Engineer. iii. NOC from Assistant Commissioner of respective Ward office regarding No Action Pending against Existing Structures to be retained. Action by Owner/Municipal Architect iv. NOC from Commissioner of Police (As regards to separate type of buildings only). Action by Municipal Architect/Owner.

v. CFO NOC. Action by Municipal Architect. 8. Architects Certificate regarding plot area. Action by Municipal Architect. 9. Municipal submission drawings. Action by Municipal Architect.

Annexure 2: Indicative List of IOD Conditions (Conditions to be complied with before obtaining CC up to Plinth /Stilt):
1. Construction Contractor. of Compound Wall. Action by Owner through

2. Joint demarcation of reservations and set back/ DP Roads etc. through Ex. Eng. (Survey)/Ex Eng Traffic & Co-ordination / Ex Eng Development Plan. Action by Municipal Architect/Surveyor. 3. Appointment of Structural Engineer by owner. Action by Owner. 4. Structural plans along with designs & calculations by R.C.C. Consultant. Action by Structural Engineer. 5. Approval of drainage layout by Licensed Plumber. Action By Licensed Plumber 6. Demolition of existing structures. Action by Owner. 7. Requirements &remarks from Ex. Eng. (SWD)/ BRIMSTOWAD. (Action by Owner) a) Pro-rata payment. b) Channelling and draining the natural water course.

c) SWD within layout. 8. Appointment of qualified Site Supervisor (Grade I) by Owner. Action by Owner. 9. Payment of extra water & sewerage Plumber. Action by Licensed Plumber. charges by License

10. Last paid Assessment bill / NOC from A.A. & C. by owner. Action by Owner 11. NOC from Hydraulic Engineer connections by License Plumber. Action by Licensed Plumber 12. Non-Agricultural Experts for City Survey. permission from Collector. Action by for water supply and

13. Application for Separate CTS Plan & P.R. Cards for reservation plots, sub-divided plots, roads etc. through Superintendent of Land Records by experts. Action by Experts for City Survey. 14. Payment of PCO charges by License Plumber. Action by Licensed Plumber. 15. Sewerage Departments remarks and payment of proportionate sewerage charges by License Plumber. Action By Licensed Plumber. 16. Compliance of Terms & Conditions of Layout. Action by Owner / Municipal Architect. 17. Approval of Phase Programme i.e. development. Action By Owner/Municipal Architect. stage wise

18. Soil investigation report by RCC Consultant / Structural Engineer. Action by Structural Engineer. 19. NOC from Tree Authorities. Action by Owner / Municipal Architect/ Landscape Consultants. 20. SWDs /BRIMSTOWADs remarks and payment. Action by Licensed Plumber. 21. Street light remarks from Ex. Eng. Traffic& Co- ordination department and payments, if any Action by Municipal Architect 22. Road Departments remarks from Department. Action By Municipal Architect. Ex. Eng. Road

23. Requirements and remarks from B.S.E.S. / TATA or any other Electric Power Supply Co. as regards to a) NOC for Sub-station. Action by Electrical Contractor 24. NOC from Gas Supply Authorities if any, 25. NOC from Telephone Co.s MTNL / HUGHES / RELIANCE etc. Action by Municipal Architect /Electrical Contractor. 26. Payment of Extra Water & Sewerage charges and connection for construction purpose by License Plumber. Action by Licensed Plumber. 27. 28. Permission for Temporary Shed. Action by Municipal Architect. NOC from Chief Fire Officer. Action by Municipal Architect

29. Remarks from Ex. Engineer T & C Department regarding underground and above ground parkings. Action by Municipal Architect 30. Street light remarks from Ex. Engineer Traffic & Coordination. Action by Municipal Architect
31. Application for NOC from Civil Aviation Authority. Action by

Owner/ Municipal Architect /Civil Aviation Consultants. 32. Any other conditions imposed by Authorities. 33. That the requirement of Bye Law 4(c). Action by Licensed Plumber. 34. Janata Insurance Policy. Action by Owner / Contractor.

Annexure 3: Indicative list of conditions to be complied with before obtaining OC

1. Formal N.A. Permission from Collector. Action by Owner. 2. Final NOCs from. a) Lift Inspectors certificate. Action by Lift Contractor. b) Ex.Eng. Traffic & Co-ordination. Action by Municipal Architect /

Contractor. c) Ex.Eng. Road completion. Action by Municipal Architect / Contractor. d) Ex.Eng. Storm Water Drain. Action by Licensed Plumber. e) Ex.Eng. Sewerage. Action by Licensed Plumber. f) Hydraulic Engineer Department. Action by Licensed lumber g) NOC from Ex. Eng. Mechanical & Electrical as regards to AHUS / Air Conditioning System. Action by Services Consultants. h) Tree Authority. Action by Landscape Consultants.
i) Police Commissioner, if required. Action by Owner / Municipal

Architect. j) PWD if required. Action by Municipal Architect. k) Chief Fire Officer. Action by Municipal Architect 3. Submission of Separate P.R. Cards of Reservation, Roads, Amenity plots etc. in the name of M.C.G.M. Action by Experts for City Survey 4. Completion Certificate from Structural Consultant. Action by Structural Engineer. 5. Completion Certificate from Site Supervisor. Action by Licensed Site Supervisor. 6. Canvas mounted completion plans. Action by Municipal Architect. 7. Provisions and compliances for Rain Water Harvesting. Action by Rain Water Harvesting Consultant 8. Provision for Bore well by Licensed Plumber. Action by Rain Water Harvesting Consultants. 9. Provision for Vermiculture Bins by experts. Action by Experts for Vermiculture Bins. 10. Final NOC from A.A. & C. after final payments. Action by Owner / Municipal Architect. 11. Handing over of Amenity / Reservation plots if any to M.C.G.M. through Legal Department, D. P. Dept., Traffic Dept., Estate Dept., & Ward Office and transferring these areas / Lands in the name of M.C.G.M. in Revenue Records. Action By Architects/Experts for City Survey/Surveyor.

Annexure 4: Various parties involved in the project along with their brief
scopes of work related to the approval process. 1. Design Architects / Principal Architects :i. ii. iii. iv. i. ii. iii. iv. v. vi. Design. Working Drawings. Site Supervision. Execution. To prepare municipal drawings based on design. To obtain Municipal Approvals. Periodical Site Visits when necessary. To obtain Occupation Certificate. To co-ordinate with Additional Consultants for various disciplines appointed by owners. To assist various Departments. disciplines to obtain approvals from various

2. Municipal Architects :-

3. Experts for City Survey :i. ii. iii. iv. v. Demarcation of plot boundaries by City Survey Department. Joint demarcation of Reservations, Road lines, Amenity plots etc. with M.C.G.M. staff and area calculations thereof by triangulation method. Non Agricultural order. Obtaining Separate P. R. Cards as per sub-division of plots. Transferring the P.R. Cards of Amenity plots, set-back lands, Reservation plots D. P. Roads etc. in the name of M.C.G.M. Site plan showing existing trees, storm water drain, sewer lines, electric poles, electric transmission lines etc. on the basis of survey carried out by City Survey Office (mojani plan) and / or by private surveyor alongwith plot area in possession by triangulation method. Leveling the plot at given intervals. Obtaining levels with respect to Town Hall Datum from nearest established Bench mark or invert levels of nearest sewers as directed. Preparing measurement drawings of existing structures to be retained .

4. Surveyor :i.

ii. iii. iv.

5. Registered Valuer :Certifying the present value of the property and proposed building. 6. Structural Engineer :i. ii. iii. iv. v. Soil investigation report. Structural Stability of existing structures to be retained. Structural plans along with designs & Calculations. Plinth Completion Certificate Structural Stability Certificate at the time of applying for Occupation Certificate. i. Assisting Architect to obtain C.F.O.s N.O.C. ii. Installing fire fighting equipments in consultation with Fire Brigade Authorities. iii. Certifying the installation at the time of Occupation. iv. Assisting Architect in obtaining N.O.C. for Occupation . 8. Landscape Consultants :i. Obtaining Tree Authorities N.O.C. a. For planting new trees, b. Transplanting trees or c. Cutting existing trees as the case may be. 9. Licensed Plumber :i. ii. iii. iv. v. vi. vii. viii. ix. Approval of drainage layout. Payment of extra water & sewerage charges. Payment of P.C.O. charges. Sewerage Departments remarks and payment of proportionate. sewerage charges. N.O.C. from Hydraulic Department for layout and individual buildings. Water connection for construction purpose. Final N.O.C. from Ex. Eng. Sewerage Department. Adequate arrangement for sewerage of the sub-divided plots / layout area Formation levels of construction with respect to the S.W.D. & Sewers etc.

7. Fire Fighting Consultants :-

x.

Arrangement department.

for

Bore

well

and

remarks

for

concerned

10.

Licensed Site Supervisor (Grade I) :i. ii. iii. iv. Site Supervision. Monthly report progress of the construction work on site. Plinth Completion Certificate. Completion Certificate at the time of applying for Occupation Certificate. i. N.O.C. for construction of buildings near overhead High Tension Lines. ii. N.O.C. for Receiving Station. iii. N.O.C. for Sub-station. iv. Electrical layout for entire project. v. Telephone Cables Layout vi. Approval for each individual building from concerned Authorities.

11.

Electrical Contractor :-

12.

Civil Aviation Consultants :i. Obtaining Ground level with respect to Town Hall Datum. ii. Obtaining Civil Aviation N.O.C. for proposed height.

13. Services Consultants Sewerage etc.): i. ii. iii. iv. 14. 15.

(for

Mechanical,

Electrical,

HVAC,

Preparing Mechanical & Electrical layouts for A.H.Us / Air Conditioning System / Electric Panels / Pumps etc. N.O.C. from Gas Supply Authorities including C.F.O. N.O.C. for connection. Drainage / Sewerage / S.T.P. Layouts. Approvals from all concerned Authorities. i. Lift Inspectors Certificate.

Lift Contractor / Manufacturer :Rain Water Harvesting Consultants :i. Layout of rain water harvesting arrangement. ii. Bore well. iii. Completion Certificate.

16.

Experts of Vermiculture Bins :i. Details of Vermiculture bins and erection. ii. Completion of project& obtaining Certificate from concerned Authorities.

17. CRZ / Consultants :-

Environmental,

Safety

&

Risk,

Engineers

and

i. To obtain CRZ NOC in case of plots lying in CRZ. ii. To obtain N.O.C. / Clearance from Committee consisting of Structural Engineers, Soil Mechanics, Environmental Engineering and Chief Fire Officer for the proposed building having height of more than 70.00 Mts. iii. To obtain Clearance from Ministry of Environment & Forest Government of India is required for the new construction projects having gross built-up area (i.e. inclusive of built-up area claimed free of F.S.I as per D.C.R. 91) of 20,000.00 Sq. Mts. or more. The Environmental Impact Assessment is to be cleared by Ministry of Environment & Forest Government of India before start of such project. 18. Model maker / Perspective Architect : If the plot situate in Heritage Precinct or in the list of category Heritage Structure, if required / desired by the M.H.C.C., the model / perspective is required to be prepared to explain the proposed structure. 19. MHADA Consultant: In case of redevelopment type of projects, where MHADA is involved, MHADA consultant is generally necessary. The consultants brief scope of work is as follows i) ii) To coordinate collection and submission of ownership and other documents required for MHADA NOC. To coordinate with the Municipal Architect regarding the plans required for MHADA submission and to get said plans and submit them. To obtain MHADA NOC To assist the owner in handing over of required areas to authorities, if any for instance, the area to be surrendered to MHADA and to get certificates as require stating that the process is duly complete.

iii) iv)

Notes :-

i.

All appointed Consultants will submit their list of pre-requisites along with Application forms for obtaining approvals of respective disciplines. The Professional fees / out of pocket expenses of other consultants are neither Included in Municipal Architect fees nor in the estimated out of pocket expenses. These shall be borne by the owner. All appointed Consultants / Contractors will obtain completion certificates of their respective disciplines.

ii.

iii.