Category Archives: Norms and Regulation

2016 New Year Hope for Karnataka House Building Cooperative Societies

2016 New Year New Hope for Karnataka House Building Cooperative Societies

I refer to my blog published in March 16th of 2015 with title Good news for Karnataka House Building Cooperative Societies.

I had mentioned few points in the blog. TOI Bangalore-Edition has published  good news on 29th ,Dec 2015.

“House building cooperative societies needn’t wait long for allocation of land to carve out layouts. The Karnataka government is planning to amend the Karnataka Co-operative Societies Act, 1959, to empower these societies to purchase land directly from farmers. The land wait sometimes stretches into decades, frustrating investors. Also, the government intends to bring in single window clearance for HBCS and speed up layout formation process, a minister said”

I am listing those points again

Government should consider following factors while doing any amendments in the existing co operative housing society act.

1 Change of usage of land should be done on a single window scheme by appointing a separate agency. This would cut down time spent in processing all documents among various departments.

2 Large parcel of land should be permitted for change of   usage of land

3 Percentage of Associate membership should be increased in order to facilitate outsiders with state domicile to buy plots from these housing societies.

4 Plot should be allotted and registered within one year from the date of payment of all installments. Otherwise interest should be paid on the total amount for delayed
period.

5 Developer should register all plots in the name of society. Last minute tussle between Developer and Society should be avoided.

6 Society should not charge additional amount on the basic land cost as mentioned to its members.

7 Society should publish its progress report on acquisition of land and development activities on periodic basis to its members.

8 Members Investment should be safeguarded in proportion of land acquired by the society.

9 There should be transparency on the percentage of money spent from the members installments made to society.Money collected should not be diverted to other projects of the society.

 

Co-opertaive Housing Societies in Bangalore

Good News expected for Co-operative Housing Societies in Bangalore

Recent statement from state co-operation minister H S Mahadeva Prasad

“Government is working out on a solution for execution and delivery of sites to housing society members.”

Government should consider following factors while doing any amendments in the existing co operative housing society act.
1 Change of usage of land should be done on a single window scheme by appointing a separate agency. This would cut down time spent in processing all documents among various departments.
2 Large parcel of land should be permitted for change of   usage of land
3 Percentage of Associate membership should be increased in order to facilitate outsiders with state domicile to buy plots from these housing societies.
4 Plot should be allotted and registered within one year from the date of payment of all installments. Otherwise interest should be paid on the total amount for delayed
period.
5 Developer should register all plots in the name of society. Last minute tussle between Developer and Society should be avoided.
6 Society should not charge additional amount on the basic land cost as mentioned to its members.
7 Society should publish its progress report on acquisition of land and development activities on periodic basis to its members.
8 Members Investment should be safeguarded in proportion of land acquired by the society.
9 There should be transparency on the percentage of money spent from the members installments made to society.Money collected should not be diverted to other projects of
the society.

State Government should mitigate on these problems, site seekers should get sites on time. Co-operative Housing Societies in Bangalore can be a model to other housing societies in the country?.

By Vidyadhar Naik- Local Space. M: 09035611299

 

Bangalore CDP

Bangalore CDP

Bangalore City

Bangalore CDP  Plan Implementation:

Let me explain in brief about CDP .

What is CDP ?

CDP means Comprehensive Development Plan.  This plan includes various factors of present and future growth of a city keeping in mind city’s natural environment and heritage. As per  Karnataka Town and Country planning Act 1961,section 25 CDP should be revised every 10 years. The first CDP plan was made in 1984. Let us not get into details of subsequent CDP plan made/revised for Bangalore city. Let me directly to Jump to  Bangalore CDP plan.

Bangalore CDP Bangalore Development authority is entrusted  to prepare CDP 2031.

As per BMR (Bangalore Metropolitan Region) following are the authorized civic agencies .

Bangalore CDP
Bangalore CDP

Let me also explain about BMRDA. Bangalore Metropolitan Region Development Authority (BMRDA) is an autonomous body created by the Government of Karnataka under the BMRDA Act 1985 for the purpose of planning, co-coordinating and supervising the proper and orderly development of the areas within the Bangalore Metropolitan Region (BMR) which comprises Bangalore urban district, Bangalore rural district and Ramanagara district.

As per the Structure Plan, apart from BMA (BDA jurisdiction), the rest of the Bangalore Metropolitan Region [BMR] is divided in to five Area Planning Zones (APZ’s) and six Interstitial are proposed along the corridors, which are (1) Bangalore-Bidadi (2) Bangalore-Nelamangala (3) Bangalore-Devanahalli (4) Bangalore- Whitefield, Hoskote (5) Bangalore-Anekal, Sarjapur-Hosur.

The Area Planning Zones (APZ’s) are areas  where urban development is permitted subject to certain regulations.  The Interstitial Zones are the areas lying between APZ’s where urban activities are restricted giving more emphasis to environmental – issues like conservation of forest area, agriculture etc.

Till now the CDP plan was taking care mainly on  change of land use and zoning regulations. Of course this is very  much core area of CDP. We have seen many illegal residential layout built on Agricultural land and also industries. CDP will clearly define which are residential /industrial/green belt areas.

Now  CDP should clearly define and correlate its plan to various government departments like Electricity, Water supply, Telecommunication, Sewage and Drainage. Infrastructure. Industries  and also Forest etc.

Growing population, increasing vehicles, pollution and existing high density area of Central Business district are to be addressed from all angles. CDP does not mean plan for growing areas but also for unstructured developed areas of the city.

But City needs one short term CDP  /Emergency/Contingency plan to address immediate problems of public in 2014 itself. One should wait and see how ancillary use in residential areas will be handled by government. What are the hurdles BDA will have in Bangalore CDP  2031 process and implementation from legal point of view? What will be the role of MPC? (Metro Politan committee). How active participation of various citizen groups will help and guide through its think tank?

I conclude saying how Bangalore CDP 2031 will address all issues in 8005 square kilometer area, only coming days will throw the picture on this.

LOCAL SPACE

By: Vidyadhar Naik-Property Consultant

Reference: BMRDA.

Residential Plots in Bangalore

Residential Plots in Bangalore

Huge demand for residential plots in Bangalore along with flats and availability of the same improving a lot. The demand and supply tending towards equilibrium. Time since Government of Karnataka tried to make Urban development structured one, the demand for residential plots in Bangalore also increased . I would like to list how residential plots in Bangalore opportunity is being created and complications involved in the same. Which plot is right one to buy?

Following factors contribute for formation of new residential plots in Bangalore.

1 Increasing population.

The city’s population stands at 95,88,910 as of now, according to  Census 2011 data released here . One of the most attractive employment destinations in the country over the last decade or so, Bangalore’s population has grown by 46.68 per cent, between 2001 and 2011, up by nearly 12 percentage points over the growth rate of 35 per cent in the previous decade.

2 Bangalore is Information and Technology Hub of the country.

Bangalore including Mysore, Mangalore and Hubli contributes 40% of Total IT Exports. Around 3.5 lakhs IT professional are working in Bangalore. Average salary drawn by IT professional(4-8 years experience) is between 8 – 16 lakhs depending upon organization. Average productivity in Company like TCS is 47000US$/person. This is much higher in companies like IBM and Accenture due to their services in cutting edge technologies. Around 55-60% is spent on salary component. This gives clear picture of property buying index for IT professional is much higher compared to others.

3 BDA unable to form time bound new Residential plots in Bangalore quantitatively.

4 Extension of BMRDA jurisdiction paved way for private developers to form new  residential lay outs which are BMRDA approved.

5 Completion of Outer ring Road, Nice Road corridor, Metro and Completion of Kempegowda International Airport Road, Emerging Neo Bangalore near Hoskote, Fresh Tender Call for Bangalore-Bidadi Infrastructure corridor.

6 Formation of Andhra and Telangana would create huge investment opportunity towards north Bangalore and demand for residential plots which are DTCP approved.

7 Financial Institutional provide loan for buying these sites with certain terms and conditions.

Misguiding Factors for common buyer in purchasing residential plots in Bangalore

1 Common buyer can not do much on the following .

a)      Karnataka Town and Country Planning Act 1961

b)      Karnataka Land Reforms Act 1961

c)       Karnataka Revenue Land Act 1964

Loop holes of these laws give opportunity for  private developers to use intelligently in formation of residential layouts which are illegal by process and act. Such layouts carry only endorsements by concerned authorities.

Right Plot to buy

1 BDA approved

2 BMRDA/BIAAPA/BMICPA approved ( Only Released sites)

3 DTCP approved(Only Released sites)

4 NOC issued by local planning authority for formation of residential plots in Bangalore and also mentioning that there will not be any future acquisition of land by authorities.

5 If you are buying plots within BBMP jurisdiction I suggest to hire services of professional Lawyer who has expertise in property domain. BBMP limit sites include many revenue and Grama thana sites. Akrama and Sakrama applicable sites with buildings on it.

6 Karnataka housing Board developed sites/flats.

LOCAL SPACE

By Vidyadhar Naik-Property Consultant