Post by bipl on Dec 14, 2006 16:51:55 GMT 6
Detailed Suggestions for changes in Gujarat Integrated Township Policy
1.8. Proposed government support through the Township Policy
The provision of infrastructure on a cost-plus basis with long term contracts and minimum consumption criteria will put additional financial burden on township developers as compared to developers in areas under municipal/development authorities. Because the development costs borne by the township developers are already more than those by other developers.
The support for procurement of land for township development is welcomed, but greater benefits should be given to township developers who procure the land from the open markets.
The Green Channel for clearances should be enforced in a time-bound manner to ensure that the green channel remains functional.
2. Objectives
2.1. To promote economic development
2.2. To facilitate the creation of efficient, equitable, sustainable urban settlements
The emphasis on “Zero Impact” position in terms of Environmental impact is the need of the age, but there should be space for practical flexibility in this approach.
The design of the township should aim at water and energy conservation. This would mean.
-Proper orientation of building blocks.
-Use of appropriate building material.
-Use of non conventional energy sources, particularly solar energy.
-Recycling of waste water and water harvesting.
- Additional benefits should be given as incentive for encouraging the above provisions.
The Developer shall provide for practical, suitable and environment friendly arrangements for the treatment and disposal of sewage and solid waste. The Development Plan shall provide for supply of recycled / treated sewage for non-potable uses such as gardening. The developer shall put in place an efficient and eco-friendly solid and liquid waste disposal system by adopting the recycling-cum-bio-degradation system.
4. Government’s role and support
No duplication of trunk infrastructure to be made compulsory if sufficient infrastructure already exists in the area (example: use of existing drainage systems and fresh water lines). This is especially important for townships on land within city limits.
4.1. External Infrastructure - Power/Roads/Water
No external development charges should be payable by the Developer Company merely for the general use of city infrastructure by residents of the proposed township. No External Development Charges of any kind need be paid by developers of townships within City Limits because most of the external infrastructure already exists.
The State Government shall extend the facility of Public Transport System being run by any State Government agency to the township area. The State Government shall also allow the developer to operate their own Public Transport System within the project area and also for connecting the project area to the main Urban Centers nearest to the project area.
4.1.1. Access road
If the cost of acquisition and construction of the trunk road is borne/shared by the developer then the project of the trunk road should be carried out on a B.O.T basis. A cost subsidy for the Access Road is essential to allow the township project to absorb the cost of the access road. No cost/charges for access roads should be payable by developers of townships within City Limits because the access roads are already in place.
4.1.2. Bulk water supply
If the cost of the dedicated trunk line is borne by the developer then the cost of water has to be adjusted for it. Any other development in the vicinity receiving water from lines paid for by the development authorities should have a substantially higher cost of water as compared to the township. A cost subsidy for the Trunk line is essential to allow the township project to absorb the cost of the trunk line. There should be no restrictions on minimum and maximum off take.
4.1.3. Bulk power – electricity and gas
There should be no restrictions on minimum and maximum off take.
4.2. Land Procurement Support
Whilst the primary responsibility for procurement of land in adequate quantities corresponding to the proposed use and scale of the township is that of the developer, the government should support in procuring residual patches of land, both public and private.
Additional benefits and preference need to be given to developers who have procured the land from the open market without government support as compared to developers depending primarily on the government for land procurement to avoid any undue economic advantage.
4.2.1. Specific Facilitation for Education based and Medical Townships
4.3. Green Channel procedures
Normal procedures for various statutory clearances are time consuming and constitute a substantial cost overhead for developers. A green channel that is time bound should be established to ensure fast clearances.
• Land conversion to R1 Zone to be made automatic.
• Requisite Environment Clearances to be made automatic or in a time bound.
A dedicated single window platform should be provided by the competent authority to the Developer for obtaining the approvals of the various regulatory authorities in respect of township infrastructure and development.
4.3.1. Simplification of Revenue procedures
No comments
4.3.2. Simplification of procedures and time-bound issue of clearances related to town planning and infrastructure provision
A time limit shall be prescribed for approval of the project. It would be ensured that the project is cleared within 30 days from the date of receipt of project proposal. In case land consolidation is involved, the competent authority shall clear the project within 3 months.
4.3.3. Self certification for procedures under this policy
No comments
4.3.4. Market Based Supervision/Verification
No comments
4.3.5. Single point nodal agency for ‘Environmental Clearance’
Environmental Clearance should be automatic and/or issued in a time-bound manner.
4.4. Special benefits
Stamp Duty
Stamp Duty concession of 50% of prevailing rates for Buyers of properties in the Township. Additional Stamp Duty Exemption for Female buyers of properties in the Township.
Scrutiny Fee
The township developer should be exempted from scrutiny fees levied by different agencies for approval of development Plans for that township.
Development Charges
The township developer should be exempted form development charges and/or conversion charges from municipal corporations and/or other development authorities or any other statutory authority, since cost of infrastructure development is borne by the developer. A nominal charge in the form of External Development Charge may be levied if dedicated external infrastructure is being put in place exclusively for the township.
Special benefits in respect of Hotels, Hospitals, School, Multiplex and public utility areas by exemption from all applicable revenue/property taxes.
5. Developers’ role and obligations
5.1. Implement town planning norms
The government needs to formulate special town planning norms offering special concessions and flexibility to ensure high quality, world class development in the townships.
Township Developers should be exempted from payment of Scrutiny Fees or any kind of charges related to plan approvals/clearances.
5.1.1. Land use mix
The minimum allocation of area towards any proposed activity should not be more than 50%.
Example. In a 100 acre Technology township (70,000 sq mtrs built-up space for economic activity), the minimum employment generation required is 7000. The housing requirement for these 7000 people needs to be available in the township itself to ensure that the external infrastructure is not subject to additional burden. To house these 7000 people, a minimum of 3500 dwelling units (total 2,50,000 sq. mtrs. Built-up space) are required.
Contribution of Land Towards Public Purpose
Exemption from handing over of land for Contribution towards Public Purpose (AUDA deduction or Kapat) to the competent authorities should be given for township development. This exemption is sought in view of the fact that the land contribution towards public purpose is required by the competent authority to provide the necessary infrastructure and amenities in the area, and since the infrastructure and amenities are being developed by the township developer, the need for the contribution does not arise. The developers may be required to use 5% of land for public purposes without any restrictions, instead of handing over to authorities for development.
There should be no requirement for contribution of land towards public purpose for townships developed on land purchased without government support or on land within city limits.
5.1.2. Density, height and bulk
F.S.I.
A minimum F.S.I corresponding to R1 zone or as per the IT park policy of Gujarat, whichever is more calculated on the gross land area should be permitted. Also, Floating F.S.I for use anywhere within the township should also be allowed.
Density & Bulk
The density and bulk of the proposed development to be determined based on the F.S.I consumed and related internal infrastructure being proposed.
Height
High rise construction without any height restriction should be allowed subject to airport restrictions.
5.1.3. Open spaces, parks and gardens
The township developer must provide adequate open spaces, parks and gardens to ensure an ambient living environment.
5.1.4. Provision for EWS housing
If EWS housing exists in the immediate vicinity (3 kms. radius), then the developer is not required to make provisions for EWS housing. However, if EWS housing does not exist within 3 kms radius of township, then the developer may be required to provide EWS housing for people engaged in the economy of the township anywhere within 3 kms radius of the township. The distribution/allotment of the EWS housing should be controlled by the Developer and regulated in a manner such that the intended purpose of ‘providing the EWS housing for people engaged in the economy of the township’ is not defeated.
There should be no requirement for provision for EWS housing for townships developed on land purchased without government support or on land within city limits because the required workforce of the informal sector can easily be found within close vicinity of a township within city limits.
5.3.1. On-site Physical Infrastructure
Integrated Waste Management should be promoted in the Township, but it should not be binding on the developer to ensure “Zero Impact” as it may not be practically possible. All efforts towards minimizing waste generation and treating the waste before disposal should however be promoted and rewarded.
5.3.2. On-site Social Infrastructure
The provision of schools and medical facilities should be done by allocating areas for the same, as the developer may not have the core competency to operate and manage educational and medical institutions.
5.4. Provide O&M services adhering to performance standards
The Developer Company/Professional Facilities Management Company should maintain the services and should have right to collect maintenance charges. The local body shall not collect house tax, water tax, and sewerage tax from the township as the operation and maintenance of the township services and utilities are carried out by the Developer. The Government should give the township the status of Gram Panchayat allowing the developer to collect property tax and maintenance charges as long as the developer maintains the township.
5.5. Provision for informal service providers
This provision should be included in the requirement and treatment of EWS housing. There should be no requirement for provision for informal service providers for townships developed on land purchased without government support or on land within city limits because the required service providers of the informal sector can easily be found within close vicinity of a township within city limits.
6.2. Eligibility Criteria
Minimum employment generation should be estimated based on 1 direct or indirect job per 25 sq. meters of built-up space for non-polluting industries.
6.3. Classification of Townships by use
Proportion of total built-up area used for economic activity should be 50% or more. In the case of a residential township, the Proportion of total land area used for economic activity should be 50% or more because low rise residential development is more popular in Gujarat, and as a result, the ration of land used to built-up area is more in the case of a residential township.
6.4. Classification of Townships by scale
The completion of the township for the purpose of calculation of completion period should be based on completion of the proposed basic infrastructure development and not on the construction or sale of 100% of the proposed built-up area. The completion period for a township should be increased to 7 years from the presently recommended 5 years. Furthermore, the 7 years completion period should be applicable on 75% of the proposed primary economic activity of the Township and not on the associated activities. Example: In an IT township, it is impractical to expect to sell the all the space allocated for residential units, hospitals, hotels, etc, until majority of the IT space is sold, which will take a longer time as the industry has only just started showing interest in setting up units in Gujarat.
6.5. Performance Standards
The operation and maintenance mechanism must be provided by the developer but on a cost-plus basis.
6.5.1. Integrated Waste Management Services (IWMS)
No Comments
6.5.2. Employment generation
No Comments
6.6. Disclosure norms for transparency
Sharing of information on the Contracts entered into with various other agencies providing services within the Township, and impacting the welfare of the residents may be required but the financial details of the contract need not be disclosed.
6.7. Procedures
The procedures should be completed in a time-bound manner. The entire process of from submission of application till final project approval should be completed within 30 days. If any procurement of land is required then the time period may be 3 months.
6.8. Mechanism to ensure compliance
Securitization by means of a Charge entry will hinder sale of property to end users (especially those using institution finance to fund the purchase). Mechanism to ensure compliance should be along the same lines as that currently used by the competent authorities like AUDA or AMC. The enforcement of Securitization should not be applicable townships on land purchased without government support or on land within City limits.
1.8. Proposed government support through the Township Policy
The provision of infrastructure on a cost-plus basis with long term contracts and minimum consumption criteria will put additional financial burden on township developers as compared to developers in areas under municipal/development authorities. Because the development costs borne by the township developers are already more than those by other developers.
The support for procurement of land for township development is welcomed, but greater benefits should be given to township developers who procure the land from the open markets.
The Green Channel for clearances should be enforced in a time-bound manner to ensure that the green channel remains functional.
2. Objectives
2.1. To promote economic development
2.2. To facilitate the creation of efficient, equitable, sustainable urban settlements
The emphasis on “Zero Impact” position in terms of Environmental impact is the need of the age, but there should be space for practical flexibility in this approach.
The design of the township should aim at water and energy conservation. This would mean.
-Proper orientation of building blocks.
-Use of appropriate building material.
-Use of non conventional energy sources, particularly solar energy.
-Recycling of waste water and water harvesting.
- Additional benefits should be given as incentive for encouraging the above provisions.
The Developer shall provide for practical, suitable and environment friendly arrangements for the treatment and disposal of sewage and solid waste. The Development Plan shall provide for supply of recycled / treated sewage for non-potable uses such as gardening. The developer shall put in place an efficient and eco-friendly solid and liquid waste disposal system by adopting the recycling-cum-bio-degradation system.
4. Government’s role and support
No duplication of trunk infrastructure to be made compulsory if sufficient infrastructure already exists in the area (example: use of existing drainage systems and fresh water lines). This is especially important for townships on land within city limits.
4.1. External Infrastructure - Power/Roads/Water
No external development charges should be payable by the Developer Company merely for the general use of city infrastructure by residents of the proposed township. No External Development Charges of any kind need be paid by developers of townships within City Limits because most of the external infrastructure already exists.
The State Government shall extend the facility of Public Transport System being run by any State Government agency to the township area. The State Government shall also allow the developer to operate their own Public Transport System within the project area and also for connecting the project area to the main Urban Centers nearest to the project area.
4.1.1. Access road
If the cost of acquisition and construction of the trunk road is borne/shared by the developer then the project of the trunk road should be carried out on a B.O.T basis. A cost subsidy for the Access Road is essential to allow the township project to absorb the cost of the access road. No cost/charges for access roads should be payable by developers of townships within City Limits because the access roads are already in place.
4.1.2. Bulk water supply
If the cost of the dedicated trunk line is borne by the developer then the cost of water has to be adjusted for it. Any other development in the vicinity receiving water from lines paid for by the development authorities should have a substantially higher cost of water as compared to the township. A cost subsidy for the Trunk line is essential to allow the township project to absorb the cost of the trunk line. There should be no restrictions on minimum and maximum off take.
4.1.3. Bulk power – electricity and gas
There should be no restrictions on minimum and maximum off take.
4.2. Land Procurement Support
Whilst the primary responsibility for procurement of land in adequate quantities corresponding to the proposed use and scale of the township is that of the developer, the government should support in procuring residual patches of land, both public and private.
Additional benefits and preference need to be given to developers who have procured the land from the open market without government support as compared to developers depending primarily on the government for land procurement to avoid any undue economic advantage.
4.2.1. Specific Facilitation for Education based and Medical Townships
4.3. Green Channel procedures
Normal procedures for various statutory clearances are time consuming and constitute a substantial cost overhead for developers. A green channel that is time bound should be established to ensure fast clearances.
• Land conversion to R1 Zone to be made automatic.
• Requisite Environment Clearances to be made automatic or in a time bound.
A dedicated single window platform should be provided by the competent authority to the Developer for obtaining the approvals of the various regulatory authorities in respect of township infrastructure and development.
4.3.1. Simplification of Revenue procedures
No comments
4.3.2. Simplification of procedures and time-bound issue of clearances related to town planning and infrastructure provision
A time limit shall be prescribed for approval of the project. It would be ensured that the project is cleared within 30 days from the date of receipt of project proposal. In case land consolidation is involved, the competent authority shall clear the project within 3 months.
4.3.3. Self certification for procedures under this policy
No comments
4.3.4. Market Based Supervision/Verification
No comments
4.3.5. Single point nodal agency for ‘Environmental Clearance’
Environmental Clearance should be automatic and/or issued in a time-bound manner.
4.4. Special benefits
Stamp Duty
Stamp Duty concession of 50% of prevailing rates for Buyers of properties in the Township. Additional Stamp Duty Exemption for Female buyers of properties in the Township.
Scrutiny Fee
The township developer should be exempted from scrutiny fees levied by different agencies for approval of development Plans for that township.
Development Charges
The township developer should be exempted form development charges and/or conversion charges from municipal corporations and/or other development authorities or any other statutory authority, since cost of infrastructure development is borne by the developer. A nominal charge in the form of External Development Charge may be levied if dedicated external infrastructure is being put in place exclusively for the township.
Special benefits in respect of Hotels, Hospitals, School, Multiplex and public utility areas by exemption from all applicable revenue/property taxes.
5. Developers’ role and obligations
5.1. Implement town planning norms
The government needs to formulate special town planning norms offering special concessions and flexibility to ensure high quality, world class development in the townships.
Township Developers should be exempted from payment of Scrutiny Fees or any kind of charges related to plan approvals/clearances.
5.1.1. Land use mix
The minimum allocation of area towards any proposed activity should not be more than 50%.
Example. In a 100 acre Technology township (70,000 sq mtrs built-up space for economic activity), the minimum employment generation required is 7000. The housing requirement for these 7000 people needs to be available in the township itself to ensure that the external infrastructure is not subject to additional burden. To house these 7000 people, a minimum of 3500 dwelling units (total 2,50,000 sq. mtrs. Built-up space) are required.
Contribution of Land Towards Public Purpose
Exemption from handing over of land for Contribution towards Public Purpose (AUDA deduction or Kapat) to the competent authorities should be given for township development. This exemption is sought in view of the fact that the land contribution towards public purpose is required by the competent authority to provide the necessary infrastructure and amenities in the area, and since the infrastructure and amenities are being developed by the township developer, the need for the contribution does not arise. The developers may be required to use 5% of land for public purposes without any restrictions, instead of handing over to authorities for development.
There should be no requirement for contribution of land towards public purpose for townships developed on land purchased without government support or on land within city limits.
5.1.2. Density, height and bulk
F.S.I.
A minimum F.S.I corresponding to R1 zone or as per the IT park policy of Gujarat, whichever is more calculated on the gross land area should be permitted. Also, Floating F.S.I for use anywhere within the township should also be allowed.
Density & Bulk
The density and bulk of the proposed development to be determined based on the F.S.I consumed and related internal infrastructure being proposed.
Height
High rise construction without any height restriction should be allowed subject to airport restrictions.
5.1.3. Open spaces, parks and gardens
The township developer must provide adequate open spaces, parks and gardens to ensure an ambient living environment.
5.1.4. Provision for EWS housing
If EWS housing exists in the immediate vicinity (3 kms. radius), then the developer is not required to make provisions for EWS housing. However, if EWS housing does not exist within 3 kms radius of township, then the developer may be required to provide EWS housing for people engaged in the economy of the township anywhere within 3 kms radius of the township. The distribution/allotment of the EWS housing should be controlled by the Developer and regulated in a manner such that the intended purpose of ‘providing the EWS housing for people engaged in the economy of the township’ is not defeated.
There should be no requirement for provision for EWS housing for townships developed on land purchased without government support or on land within city limits because the required workforce of the informal sector can easily be found within close vicinity of a township within city limits.
5.3.1. On-site Physical Infrastructure
Integrated Waste Management should be promoted in the Township, but it should not be binding on the developer to ensure “Zero Impact” as it may not be practically possible. All efforts towards minimizing waste generation and treating the waste before disposal should however be promoted and rewarded.
5.3.2. On-site Social Infrastructure
The provision of schools and medical facilities should be done by allocating areas for the same, as the developer may not have the core competency to operate and manage educational and medical institutions.
5.4. Provide O&M services adhering to performance standards
The Developer Company/Professional Facilities Management Company should maintain the services and should have right to collect maintenance charges. The local body shall not collect house tax, water tax, and sewerage tax from the township as the operation and maintenance of the township services and utilities are carried out by the Developer. The Government should give the township the status of Gram Panchayat allowing the developer to collect property tax and maintenance charges as long as the developer maintains the township.
5.5. Provision for informal service providers
This provision should be included in the requirement and treatment of EWS housing. There should be no requirement for provision for informal service providers for townships developed on land purchased without government support or on land within city limits because the required service providers of the informal sector can easily be found within close vicinity of a township within city limits.
6.2. Eligibility Criteria
Minimum employment generation should be estimated based on 1 direct or indirect job per 25 sq. meters of built-up space for non-polluting industries.
6.3. Classification of Townships by use
Proportion of total built-up area used for economic activity should be 50% or more. In the case of a residential township, the Proportion of total land area used for economic activity should be 50% or more because low rise residential development is more popular in Gujarat, and as a result, the ration of land used to built-up area is more in the case of a residential township.
6.4. Classification of Townships by scale
The completion of the township for the purpose of calculation of completion period should be based on completion of the proposed basic infrastructure development and not on the construction or sale of 100% of the proposed built-up area. The completion period for a township should be increased to 7 years from the presently recommended 5 years. Furthermore, the 7 years completion period should be applicable on 75% of the proposed primary economic activity of the Township and not on the associated activities. Example: In an IT township, it is impractical to expect to sell the all the space allocated for residential units, hospitals, hotels, etc, until majority of the IT space is sold, which will take a longer time as the industry has only just started showing interest in setting up units in Gujarat.
6.5. Performance Standards
The operation and maintenance mechanism must be provided by the developer but on a cost-plus basis.
6.5.1. Integrated Waste Management Services (IWMS)
No Comments
6.5.2. Employment generation
No Comments
6.6. Disclosure norms for transparency
Sharing of information on the Contracts entered into with various other agencies providing services within the Township, and impacting the welfare of the residents may be required but the financial details of the contract need not be disclosed.
6.7. Procedures
The procedures should be completed in a time-bound manner. The entire process of from submission of application till final project approval should be completed within 30 days. If any procurement of land is required then the time period may be 3 months.
6.8. Mechanism to ensure compliance
Securitization by means of a Charge entry will hinder sale of property to end users (especially those using institution finance to fund the purchase). Mechanism to ensure compliance should be along the same lines as that currently used by the competent authorities like AUDA or AMC. The enforcement of Securitization should not be applicable townships on land purchased without government support or on land within City limits.