LIAISONING PROCESS

MUMBAI REGION (AS PER NEW CIRCULAR ON EASE OF DOING BUSINESS)

29 June, 2015

KEY ACTIVITIES IN TDD

Technical Due Diligence

Design Inputs

Site Analysis

Plot
Survey

Liaisoning Inputs

BP/MP

Massing

List of Approvals

S&M Inputs

Product Mix

Competitor
Study

Survey, & Studies

Soil
Investigation

Structural
DBR

Risk Assessment

MEP Study

Impact of
Risks

SITE ANALYSIS

Definition

- Site analysis provides the aerial view

of adjacent public facilities along with
the plot under consideration

Purpose of Activity

- To get a clear understanding of

distance from nearest rail/metro/bus
depot and highways adjoining the plot
- Topographical survey and MEP utility
survey are also conducted along with
site analysis

Reqd Documents/People

Timelines

- 1 week
- Followed by Plot
survey

PLOT SURVEY

Definition

- Line plot survey is a systematic

sampling technique used on land
surfaces for laying out sample plots
within a rectangular grid to conduct
forest inventory or agricultural
research. It is a specific type of
systematic sampling, similar to other
statistical sampling methods such as
random sampling, but more
straightforward to carry out in practice

Purpose of Activity

- Mainly to understand the location of

boundary lines, Overlaps/Gaps,
Easements and Abandoned Roads,
Existing improvements and to know the
zoning classification

Reqd Documents/People

- Surveyor

Timelines

- 1 week
- Followed by
fencing and
Massing Study

MASTER PLAN / BUILDING PLAN

Definition

- Master Plan gives the overall view

of Plot size broken down into
Rehab/Sale plot, Road setbacks and
any reservation plot
- Building Plan gives the overall
view of number of towers, floors,
location of AOS, Parking area and
RG

Purpose of Activity

- Inputs and recommendation given to

schematic design and architect approval
for submission to MCGM for approvals

Reqd Documents/People

Timelines

- Design Consultants

- 4 weeks

- AutoCAD

- Followed by Sign
off and
Schematic design

MASSING STUDY

Definition

- Study which includes the Location

Analysis, Aerial view, Regulatory
Layout, Master Layout, Site selection,
Building Plan and Unit Plan

Purpose of Activity

- Massing Study required for proper

architectural design, Area Statement
and key design considerations for
various projects
- A massing study is an architectural
way to visualize or understand the
way that complex constraints impact
the overall design of buildings

Reqd Documents/People

Timelines

- Design Consultants

- 3 weeks

- AutoCAD

- Followed by
Concept design
and inputs given
for Design Brief

LIST OF APPROVALS

Definition

- Includes submission of documents to

obtain various NOC, CFO documents,
LOI for required FSI, Layout Approval
and Documents for Plinth CC and
IOD

Purpose of Activity

- To get necessary apporvals to

commence plinth stage construction and
thereby obtaining further
commencement certificate after
fulfilling the necessary requirements

Reqd Documents/People

- Liaisoning Consultants
- In-house liaisoning team to monitor
the external consultanst and track
progress of approvals
Architect Form of supervision
ULC Clearance issued by Govt
PR Card
NOC from MMRDA, MIDC

Timelines

- Variable from 2
to 4 weeks to
give inputs
- Followed by
Design Brief that
includes inputs
on FSI and
Liaisoning

PRODUCT MIX

Definition

- Pertains to the variety of product

that the company sells
-

Saleable Area, Size, Area

Distribution, Units and number of
car parks

Purpose of Activity

- Recommendation on percentage of
2/2.5/3/3.5 BHK obtained based on
offerings, customer demand and
location dynamics
- Positioning statement prepared to
cater the specific set of customers
either middle/upper mid/upper class
people

Reqd Documents/People

- Market Research agency like

Kushman and Wakefield or in house
people conducting market study going
on site

Timelines

- 2 weeks
- Followed by
Launch price,
velocity
determination
and phasing

COMPETITOR STUDY

Definition

- Competitor analysis in marketing

and strategic management is an
assessment of the strengths and
weaknesses of current and potential
competitors.

Purpose of Activity

- This analysis provides both an

offensive and defensive strategic
context to identify opportunities and
threats
- Various competitors in real estate for
residential projects are studied and
categorised into various grades

Reqd Documents/People

- Market Research agency like

Kushman and Wakefield or in house
people conducting competitor study
going on site

Timelines

- 2 weeks
- Followed by BSP
determination in
Business Plan
and IFM

SOIL INVESTIGATION

Definition

-Soil investigations involve the

following steps:
Planning the details and sequence of
operations
Collection of soil samples from the
field
Conducting all field tests for
determining the strength and
compressibility characteristics of the
soil
Study of ground water level
conditions and collection of water
samples for chemical analysis
Geophysical exploration if necessary
Testing in the laboratory of all
samples of soil, rock, and water
Preparation of drawings and charts
Analysis of the results of the tests
Preparation of report

Purpose of Activity

- To give an idea of the sustainability of

soil structure

Reqd Documents/People

- Normally done by JVP

Timelines

- 1 week
- Followed by Title
Report

STRUCTURAL DBR

Definition

- Structural design made in ETABS

that takes design considerations,
loads to be considered like seismic
load, wind load, live load and dead
load
- The report analyses the design and
3 dimensional model of structure is
generated
- DBR also suggests Concrete grade
and RCC to go in for to maintain
design standards

Purpose of Activity

- Structural Safety and Stability

- Demands of aesthetics as conceived
by the architect
- Availability of material, equipment
and expertise
- Constructability and ease of
maintenance
- Durability
- Economy

Reqd Documents/People

Timelines/flow

- 2 weeks
- Followed by
concept and
schematic design

MEP STUDY

Definition

- Mechanical Electrical and Plumbing

study and design using AutoDesk

Purpose of Activity

- Design, simulate and document

complex building systems more
accurately and efficiently with
AutoDesks comprehensive MEP
solutions
- Increase collaboration and meet
project and sustainability goals with
Building Information Modeling
(BIM) workflows

Reqd Documents/People

Timelines

- External Consultant

- 2 weeks

- AutoDesk Software

- Followed by
Concept Design

RISK ASSESSMENT

Definition

- Various risks attached with Site

Vacation, PR card updation, Title
Risk, Revised HRC Approval Risk,
Car parking requirement etc are
assesed

Purpose of Activity

- To understand impact an dcriticality

on timelines associated with
construction
- To make mitigation strategy and
understand financial impact

Reqd Documents/People

Timelines

- 2 weeks
- Followed by
TDD costing and
business plan
formulation

OLD APPROVAL PROCESS - PLINTH CC (SOCIETY REDEVELOPMENT)

Aviation NOC

Concept Design

Schematic

Tenant Sign off

Application to Civil
Aviation

Final GFA

Proposal submission to MCGM BP

CFO

EE T & C

Application to MoEF
Appointment of
Developer by way of
Tender Process ( 79
A)

File comes to MCGM BP

MoEF SEAC Hearing

SEAC MOM
Concession Approval
SEIAA Hearing
IOD ( By Executive Engineer)
Site Evacuation

SEIAA MOM
CC Compliances

Demolition

EC Copy

Tree NOC

Roads and Traffc NOC

Plinth CC

Time taken to obtain IOD and Plinth CC upon CC

Compliances 6 months

SWD and Nalla

Remarks

Proposed Approval Process as per New Circular

Tree Authority
NOC
Pre
Application
Stage
(NOCs)

Application
Stage

IOD and
Plinth CC

7 days

Submit
Application for
BP

Letter from
architect with
proposed plan
for issuance of
IOD

Ch.E (Sewerage
Operation)

Ch.E (Roads
and traffic)

3 days

Ch.E (SWD)

3 days

3 days

Remarks of E.E
(T & C) Parking
Arrangements
and
Manuverability
to be submitted

Third Party
Certification in
the approved
format

7 days

Structural
Drawings along
with structural
design Plans
as per format

Scrutiny and
NOC Issue by
CFO after
payment of
capitation fee

Nalla Remarks

Reqd Documents to be submitted to

BP Section

7 days

Ch.E (M&E
Remarks) Self
Certificate from
Developer
needed

Self certificate
from developer
for proper
hygiene as
prescribed by
PCO

IOD and Plinth

CC shall be
issued
simultaneously
and within a
period of 30
days from
submission of
BP

Time Taken to Obtain IOD and Plinth CC from date of submission to BP Section 1 to 1.5 months (proposed)

1. Notice 337/342 with set of

proposed plans as in regulation
5(2) of DCR
2. Architect Form of supervision
3. ULC Clearance issued by Govt
4. PR Card
5. NOC from MMRDA, MIDC
6. Attested copy of payment of tax
7. Copy of development permission
issued by DP section
8. Title clearance certificate and Pan
card
9. NOC from MHADA 33(5) of DCR
10. Copy of DP remarks
11. NOC from highway authority
12. Detail Plan and Design for
Sewerage
13. Structural Plan signed by
consultant
14. Invert Level Remarks from Ch.E
(Sewerage Operation)
15. Invert level remarks from Ch.E
(SWD) dept
16. Copy of Approved Layout
17. Notarized copies of Owner ship
documents - ( i.e. Power of
Attorney , Development
Agreement , Conveyance deed
etc.)

LIAISONING PROCESS COSTS INVOLVED AS PER CURRENT MODEL

Rates & Area Statement

Rates
TDR Rate
0.33 FSI Rate
RR Rate of 2013
RR Rate of 2014
RR Rate of 2015
RR Rate of 2016 ( Assumed)

Area Statement
Plot Area
Base FSI
Self TDR/Setback
TDR to be bought
0.33 FSI
BUA without Fungible
Free Fungible
Paid Fungible
Total BUA

Approvals

Costs

Development Charges ( Land)

Plot Area * RR Rate * 0.5%

Development Charges ( BUA)

BUA * RR Rate * 2%

Staircase Premium

Staircase area * RR Rate * 25%

Deficiency area * RR Rate * 25% * 10%* Telescopic charges i.e.
1.1 or 1.2 or 1.3 or 1.4 ( Telescopic charges depend on
deficient area)
BUA * 1% * Construction rate per sq .mtr as per Ready
Reckoner

Deficiency Premium
Labour Cess
Fungible
MHADA FSI Premium, pro-rata & offsite infra charges as per
MHADA offer letter

Fungible Area * RR Rate * 60%

TDR

TDR area * 10.764 TDR Rate per sq.ft.

0.33 FSI

Linked with 2008 RR Rate

Extra Sewerage Charges

Gross BUA * Rs 285 per sq. mtr

CFO Capitation Fees

Gross BUA * Rs 35 per sq. mtr

LUC

Scruitny Fees

BUA * Rs 33 per sq.mtr

IOD Deposit

BUA * 10.764 * Rs 1 per sq.ft.

Amended Plan fees

BUA * considering 6 times amendement * Rs 8 per amendment

LIAISONING PROCESS WITH COSTS AND NEW TIMELINES AS PER

CIRCULAR

Time to
complete

Procedure

Associated Costs

Submit application and design plans at BP of BMC

1 day

Rs 28/sq mtr of plot/built up area whichever is larger

Receive Site inspection from BP office

1 day

Obtain IOD from BP Office and pay fees

60 days

No cost
intimation of disapproval fee 1 INR per square meter + 2 INR per square
meter (or a maximum of INR 45,000) as a refundable deposit for debris
clearance)

Submit structural plans approved by structural engineer

1 day

No cost

Apply for NOC from Tree Authority (Municipal)

1 day

No cost

Receive inspection from Tree Authority

1 day

No cost

Obtain NOC from Tree Authority (Municipal)

30 days

INR 4,500 (flat fee)

Request and obtain NOC from SWD (Municipal)

7 days

Request and obtain NOC from Sewerage department

7 days

No cost
pro-rata charges are recovered at the rate 25% of INR23,250/- per
running meter + 33% contingencies, supervision, sewerage charges etc.,
if the plot is abutting D. P. Road

Request and obtain NOC from electric department

7 days

No cost

Request and obtain NOC from Environmental Department

7 days

No cost

Request and obtain NOC from Traffic and coordination

7 days

No cost

Request and obtain NOC from CFO

Obtain commencement certificate from the Building Proposal
Office and pay development charges (Municipal)

7 days
10 days

INR 10 per sq meter

200 INR per square meter (land component) + 500 INR per square meter
(building component)

Request and receive inspection of plinth (Municipal)

Submit completion notice to obtain occupancy certificate and
certificate of completion (Municipal)

1 day

No cost

1 day

No cost