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Gujarat Real Estate Updates

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  • Re : Gujarat Real Estate Updates

    Gujarat RERA fines Harsiddh Infra for not mentioning authority address in ad

    The project involved in this case is East Ebony at the New CG Road in Chandkheda by Harsiddh Infra and its promoter is Dharmendrabhai Patel.
    AHMEDABAD: The Gujarat Real Estate Regulatory Authority (Rera) has imposed a fine of Rs 60,000 on a builder for not mentioning the Rera website address in an advertisement board that was erected at the housing project site in Chandkheda.

    The project involved in this case is East Ebony at the New CG Road in Chandkheda by Harsiddh Infra and its promoter is Dharmendrabhai Patel.

    Rera issued a notice to the promoter of the scheme in September asking why he should not be fined for not mentioning the Rera website address in the advertisement and the prospectus.

    It said that it is mandatory to mention the Rera portal address and the Rera registration number for the project in any advertisement material including the hoardings.

    The promoter’s attention was repeatedly drawn to this lapse in the hoarding on various occasions.

    The notice further said that by not mentioning the portal in the hoarding at the project site, the promoter had prima facie violated the provisions of section 11(2) of the Real Estate (Regularization and Development) Act.

    The promoter was summoned for explanation in an online hearing and clarified that after the receipt of the communication from Rera, he has now mentioned the website address in the hoarding. He also apologised for the lapse.

    Rera granted 10 days to Patel to file an affidavit revealing whether there is any other hoarding placed in which website was not mentioned. Patel informed the authority that the mistake was rectified and he would abide by all guidelines issued by the authority.

    The Rera functionaries perused the photographs of the new hoarding and found that a laminated piece of paper was pasted on the hoarding in which the website was mentioned.

    The authority still found a problem with this and said that the guidelines say, “The font size of Rera registration number and website address should be mandatorily equal to or larger than the contact details of the proposed project.” But the font size in Patel’s hoarding was smaller than the contact details.

    Rera said that the fine stipulated in such a lapse is up to 5% of total project cost, which is Rs 50.99 crore for this scheme.

    The authority ordered Patel to deposit Rs 60,000 fine from his pocket and directed that the amount should not be withdrawn from the project fund or it should be extracted from buyers.











    Gujarat RERA fines Harsiddh Infra for not mentioning authority address in ad, Real Estate News, ET RealEstate (indiatimes.com)
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    • Re : Gujarat Real Estate Updates

      Gujarat: Over 8,000 houses for police personnel to be ready in a year

      The office of Gujarat DGP also informed that during the recent agitation for demand in increase of grade pay, a total of 571 police personnel are facing preliminary probe for departmental action owing to their alleged indiscipline.

      By: Express News Service | Ahmedabad |
      Updated: November 3, 2021 4:44:49 am

      The state government had announced forming a five-member committee to address the grievances made by the protesting families. (Representational)


      In the wake of “grade pay agitation” by families of police personnel across the state, the Gujarat Director General of Police Ashish Bhatia informed on Tuesday that a total of 8,638 houses for police personnel are being prepared in the next year.

      Recently, several families of police personnel had protested in Gandhinagar and other cities demanding an increase in pay grade for police personnel, formation of police union and better housing facilities as well as allowances.

      The state government had announced forming a five-member committee to address the grievances made by the protesting families.

      “Under the essential services provided to the personnel of police department, the state government is working towards ensuring rent-free housing facilities in each district and city of Gujarat. To ensure housing for all police personnel in the state, the Gujarat government has come up with an action plan in implementation. Under the action plan, the police housing corporation recently handed over 104 houses of B Class and in the next one year, a total of 8,638 houses of B Class will be prepared which will be equipped with excellent facilities,” read a statement from the office of DGP Ashish Bhatia.

      “The satisfaction ratio when it comes to housing allotment is greater in Gujarat Police personnel compared to other states and to ensure that this ratio increases, step including improvement in housing design are being taken,” the statement read.

      The office of Gujarat DGP also informed that during the recent agitation for demand in increase of grade pay, a total of 571 police personnel are facing preliminary probe for departmental action owing to their alleged indiscipline.

      “Apart from the 571 police personnel facing enquiry, a total of 19 FIRs have also been lodged across the state for inciting police personnel towards disaffection and 25 accused have been arrested. Meanwhile, the senior police officials including police commissioners, range inspector generals, superintendents and commandants held a total of 3521 meetings with junior police personnel recently to understand their grievances,” informed the office of DGP.











      Gujarat: Over 8,000 houses for police personnel to be ready in a year | Cities News,The Indian Express
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      • Re : Gujarat Real Estate Updates

        Gujarat government clears major hurdles for redevelopment of old societies

        Though the existing amendment to the Gujarat Ownership Flats Act (1972) was made in September 2018, it was in December 2019 that the urban development department clearly stated that the redevelopment clause also applies to housing societies governed by Gujarat Cooperatives Act.
        • TNN
        • November 12, 2021, 13:00 IST

        AHMEDABAD: A major hurdle in the path of redevelopment of old societies registered under the Gujarat Co-operative Act has been removed. A simple office order to all district registrars of co-operatives has been issued by the state to allow redevelopment projects under the amended Act.

        Though the existing amendment to the Gujarat Ownership Flats Act (1972) was made in September 2018, it was in December 2019 that the urban development department clearly stated that the redevelopment clause also applies to housing societies governed by Gujarat Cooperatives Act.

        However, since there was no office order from the Co-operatives department, many district registrars were reluctant to accept redevelopment proposals from cooperative housing societies.

        Meanwhile, major issues are arising out of situations where 25% residents do not agree to redevelopment. Surendra Shah of Vaikunth society in Maninagar says, “In the existing GOF Act, state needs to make clear the legal procedures to be followed in cases 25% members of a society do not consent to redevelopment.”

        Similar issue is being faced by residents of Shri Vivekanand Society in Jodhpur where the developer for past two years is paying transit rent for all 76 members but the project is yet to take off as two members have disagreed.

        A major potential also lies in many societies constructed by the Gujarat Housing Board. Recently, the state cleared a proposal to convert housing units of the Gujarat Housing Board from leasehold to freehold on payment of a fixed jantri amount.

        Apart from generating income for the state government, the move will pave the way for residents to own such properties, which they currently hold on lease. Not only will the residents get higher income from sale of these properties, they can also opt for redevelopment.










        Gujarat government clears major hurdles for redevelopment of old societies, Real Estate News, ET RealEstate (indiatimes.com)
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        • Re : Gujarat Real Estate Updates

          After Covid lull, societies in Ahmedabad put redevelopment on fast track

          Around 105 societies, mainly low-rises in posh western areas, have either agreed or are in the midst of signing MoUs with developers to raze and rebuild their houses. Of these, 55 societies gave their consent in 2021.
          AHMEDABAD: Cracked walls, fragile roofs, and leaking pipes – residents of old societies had to continue living with these problems when they were forced to put their redevelopment plans on the backburner due to Covid-19.

          However, things are finally looking up for them as Ahmedabad witnesses a flurry of proposals and consent for redevelopment of old and dilapidated residential buildings. Around 105 societies, mainly low-rises in posh western areas, have either agreed or are in the midst of signing MoUs with developers to raze and rebuild their houses. Of these, 55 societies gave their consent in 2021.

          In September 2018, the state government amended the Gujarat Ownership Flats Act (1972) to allow redevelopment of societies with consent of 75%, instead of 100%, members. “This gave a boost to redevelopment projects. However, the situation turned gloomy when Covid struck. People feared going for redevelopment as they did not want to move to rented houses or feared delay in project execution due to the pandemic. Since the beginning of 2020, however, around 105 societies have chosen to go for redevelopment. On an average, 3-4 societies have applied for redevelopment every month since January this year,” said an AMC official.

          In all, some 1,100 low-rise societies which are 25 years or older are eligible for redevelopment, reveals data from the Ahmedabad Municipal Corporation’s town planning department. These 2- or 3-storeyed buildings are mainly concentrated in areas like Navrangpura, Paldi, Stadium, Vadaj, Vasna, Maninagar, parts of Chandkheda, parts of Naroda, and newly incorporated old AUDA areas in the western part of the city.

          “Developers are targeting low-rise societies in western areas so that they can exploit the underutilized Floor Space Index (FSI) of 3.6 and 2.7 to transform the space into a 14-storeyed apartment,” adds the AMC official.

          Jitendra Shah, founder of the recently formed 80-member urban redevelopment housing society welfare association (URHSWA), claims that his association members are in talks with 67 housing societies and 15 projects are currently underway. “The underutilized FSI of old low-rise societies works best for developers. For instance, in posh areas like Navrangpura, 60% of project benefits go to residents in terms of the apartment, transit fee, gift money or extra space as well as new amenities while 40% comes back to us as earnings.”

          He adds that most residents prefer to return to redeveloped flats due to their familiarity with the area and proximity to their relatives, provisions and neighbours.

          Confirming this, Hemant Zariwala, a resident of Vivekanand society in Jodhpur, says, "One of the major advantages of the redevelopment process is that we get an option of gift money compensation against the extra space. The developer will install furnishings in the area with that sum. Also, we do not have to leave our familiar neighbourhood for better housing options. We took seven months to finalise our redevelopment.”

          Chitrak Shah, the vice-president of CREDAI-Ahmedabad GIHED, a body of city-based real estate developers, says, “Redevelopment activity in Ahmedabad is gradually gaining traction. Previously, obtaining 100% consent was a challenge. However, with 75% norm coming in, redevelopment of old housing societies in the city has received a boost.”

          However, not many societies have been able to exact agreements from its members. Alpesh Patel, secretary of a society in Jodhpur, points out, “Having the agreement of 75% members may not work at all times. Ours is a 50-year-old dilapidated society where just two out of the 78 members have disagreed and stalled redevelopment. This was because we had protested when they were operating an office and godown from our residential society earlier. The government should include a mechanism in the GOF Act to mediate in such matters where the will of most is at stake.”

          “There are 6,714 societies in the city that are registered under the Co-Operative Societies Act, 1962. Most of these societies will be eligible for redevelopment in the next 3-7 years,” says a senior AMC official.

          Chitrak Shah, who is also managing director and co-founder of Shivalik Group which is already implementing two redevelopment projects in the city and has a few more in the pipeline, says, “Through redevelopment, societies that are 25 or 30 years old will get better facilities and amenities. Apart from profit, intention of redevelopment ur intention is also to provide a better skyline to Ahmedabad.”











          After Covid lull, societies in Ahmedabad put redevelopment on fast track, Real Estate News, ET RealEstate (indiatimes.com)
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          • Re : Gujarat Real Estate Updates

            Bopal, Vatva sinking along with groundwater levels in Ahmedabad

            Paul John / TNN / Updated: Nov 18, 2021, 06:38 IST


            Land subsidencecauses heavy damage to city infrastructure like newly laid underground civic lines

            AHMEDABAD: Amdavadis are pumping so much water from the ground that parts of the city are sinking. A recent study by the Institute of Seismological Research has found a strong correlation between land subsidence (sinking) and depletion of groundwater.

            Areas surrounding Bopal-Ghuma in the west and the industrial area of Vatva in the east are sinking 25 mm per year.

            “The water wells of Bopal, Arbudanagar, Hazipur garden and Ghuma indicate subsidence of about 2.0 mm/yr. Large ground subsidence of 9.8 mm/year is also estimated at Sola well, followed by a subsidence rate of 8.2 mm/year at Shilaj,” stated the study published in the Geocarto International journal, a reputed scientific journal published by Taylor & Francis.

            Experts say land subsidence is a cause of concern as it leads to micro-level topographic changes, cracks and fissures in the surface and ultimately causes heavy damage to city infrastructure like newly laid underground civic lines and even concrete structures on the surface.

            “The south-eastern part of the city and parts of neighbouring rural areas experienced high levels of subsidence. The west-central and east-central parts of the city reveal moderate and low subsidence, respectively,” claimed the study by ISR researchers Rakesh Dumka, Sandip Prajapati and D Suribabu.

            “Spontaneous water removal leads to vertical compression of aquifer sediments by reducing pore pressure and soil compaction resulting in land subsidence. Land sinking promotes micro-level topographic changes, cracks and fissures in the surface, ultimately causing heavy damage to city infrastructure,” says Dumka.

            “The Vatva well indicates a subsidence rate of 8.1 mm/year. Significant sinking of up to level of 3.0 mm/year is also estimated in the central part of the city,” states the study.

            The scientists had relied on groundwater level data from the central groundwater board between 1996 and 2020. They painstakingly used Sentinel satellite’s Interferometric Synthetic Aperture Radar data between 2017 and 2020, which measures ground deformation with an accuracy of sub-centimetre level, and the latest Global Navigation Satellite System-based precise technique to measure land subsidence.

            The scientists have appealed for greater public participation to arrest this phenomenon, including implementation of groundwater recharge in town planning schemes and its insistence in municipal governance.











            Bopal, Vatva sinking along with groundwater levels in Ahmedabad | Ahmedabad News - Times of India (indiatimes.com)
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            • Re : Gujarat Real Estate Updates

              Gujarat HC seeks government plan to enforce fire safety rules in phases

              The HC was hearing the PIL filed by petitioner-advocate Amit Panchal, demanding proper implementation of the Fire Safety Act and full compliance with directions issued by the court over the last two decades.
              AHMEDABAD: The Gujarat high court on Thursday directed the state government to place before it its short-term and long-term plans for effective enforcement of fire safety rules in a phased manner so that adequate measures are taken to save the lives of citizens by avoiding laxity in enforcing the law.

              The HC was hearing the PIL filed by petitioner-advocate Amit Panchal, demanding proper implementation of the Fire Safety Act and full compliance with directions issued by the court over the last two decades.

              The PIL was filed after a fire claimed the lives of eight Covid-19 patients at Shrey Hospital in Ahmedabad in August 2020.

              The bench of Chief Justice Aravind Kumar and Justice H M Prachchhak asked the petitioner to point out how court orders have been either not complied with or partially complied with, so the court can issue appropriate directions to the authorities. The judges made it clear that they would not hear any further arguments on this issue, which has been debated for nearly a year. The court said the reports filed till do not make it clear how many court directions have been complied with and to what extent.

              Panchal drew the court’s attention to various directions issued for implementation of fire safety rules since 2001.

              He insisted that the court continue monitoring the work undertaken by the authorities to comply with orders and expressed a grievance that despite repeated orders the situation does not improve.

              Advocate general Kamal Trivedi cited figures of buildings in municipality areas to show a marked improvement in implementation of fire safety rules.










              Gujarat HC seeks government plan to enforce fire safety rules in phases, Real Estate News, ET RealEstate (indiatimes.com)
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              • Re : Gujarat Real Estate Updates

                AMC to step up monitoring of garbage vans

                TNN / Nov 24, 2021, 04:07 IST

                Ahmedabad: After getting a number of complaints about irregular door-to-door garbage collection and clearing of dirt and garbage from streets, the civic body’s solid waste department has begun to track these complaints, to ensure that the agencies and employees assigned the work are responding promptly.

                A senior AMC official claimed that some 2,300 complaints were filed in November alone from across the city, of which 960-odd complaints were from the West Zone. “About 250-odd complaints in the West Zone were filed from the Navrangpura ward. The next highest number of complaints was from the North West Zone,” said a senior AMC official. He added that over the last month, door-to-door garbage collection vans are being closely monitored and each complaint is being marked. “We are studying the patterns of complaints, as the agencies involved claim that they have been visiting the areas from where the complaints are being received. A dedicated team is assessing these complaints,” the official said. About the nature of the complaints, the official admitted, “There are complaints, especially from Navrangpura, Paldi and Vadaj wards, that vans are not reaching certain societies for two or three days. This is not possible, we will have to check the veracity of the complaints,” adds the official.











                AMC to step up monitoring of garbage vans | Ahmedabad News - Times of India (indiatimes.com)
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                • Re : Gujarat Real Estate Updates

                  CETP dumping: HC orders GPCB to inspect site

                  TNN / Nov 27, 2021, 04:11 IST

                  Ahmedabad: The Gujarat high court on Friday directed the Gujarat Pollution Control Board to visit the 30MLD fenton catalytic reactor at Vinzol to see how it is functioning and to check whether the Common Effluent Treatment Plant dumps solid waste in the nearby Amba Talav, as alleged by the petitioner.

                  The petition complained about industrial pollution, about contamination of water in borewells and release of gas during the night. The HC intervened and pollution could be brought under control to some extent. The HC has expressed satisfaction about efforts undertaken by the industries and the government authorities in this regard.

                  On Friday, the petitioner complained that solid waste from CETP is dumped on near the water body. The government opposed this, saying the water body was de-notified in 1980s for erection of treatment plant. The Green Environment Services Cooperative Society Ltd, which runs the CETP and fenton catalytic reactor and CETP, asserted that the disposal of solid waste takes place at designated sites only.The HC has ordered GPCB to submit a report by December 10. TNN









                  CETP dumping: HC orders GPCB to inspect site | Ahmedabad News - Times of India (indiatimes.com)
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                  • Re : Gujarat Real Estate Updates

                    Gujarat: 30 babus draw Rs 1.57 crore rent from homes on government-allotted plots

                    As many as 30 such officials, belonging to 1986 to 1995 batches, are collectively drawing Rs 1.57 crore per annum in rents. The rental amount that these babus draw ranges from Rs 8,333 to as much as Rs 1.58 lakh per month!
                    AHMEDABAD: The erstwhile policy of Gujarat government to allot plots to its employees in the state capital for a token amount has turned some of the Gujarat cadre IAS and IPS officers into landlords who are drawing huge rentals every month.

                    As many as 30 such officials, belonging to 1986 to 1995 batches, are collectively drawing Rs 1.57 crore per annum in rents. The rental amount that these babus draw ranges from Rs 8,333 to as much as Rs 1.58 lakh per month!

                    Over a decade, the rental amount any of these landlord babus draw has increased by a staggering average of 90%!

                    Between 1988 and 2002, the state government allotted land at a heavily discounted rate to its employees in Gandhinagar and other cities. The government allotted land for the first time in 1988-89, then again in 1990-91 and for the last time the state allotted land to its employees in 2001-02.

                    The government sold land to government employees at Rs 100 per metre in 1990-1991, which increased to Rs 400 per metre in 2001-02. Thereafter, the government stopped giving residential plots at token rates to its employees. The last time it did so was when it allotted land in Ahmedabad to Gujarat high court and lower court judges.

                    The Immovable Property Return (IPR) filed by IAS and IPS officials for the year 2020, which is available in the public domain, reveal that as many as 25 IAS officers belonging to 1986, 1987, 1988, 1989, 1990, 1991 and 1995 have bought land from the government at token rates and built houses on it. Barring only five, the remaining 20 IAS officials have rented these houses and are drawing rents from it.

                    Two IAS officers belonging to 1991 and 1995 batches draw Rs 8,333 per month each which is the lowest income generated from rentals among all 30 IAS and IPS officers. The highest per month rental, Rs 1,58,333, is drawn by one of the 1988-batch IAS officers. The second highest rental is drawn by an IAS officer of 1986 batch who is earning Rs 1,00,00 per month from his house. A 1991-batch officer and one IPS officer from 1985 batch earn Rs 62,500 per month each from rentals from houses built on government allotted land.

                    The 20 IAS officers who have rented their houses built on government allotted plots in Gandhinagar collectively draw a rental amounting to Rs 1.12 crore per annum while ten IPS officers collectively draw rentals amounting to Rs 45 lakh per annum.

                    Interestingly, a comparison of IPR records between 2010 and 2020 also reveal a staggering rise in the rental amount. The official who was getting Rs 50,000 as rental is now earning a monthly rental of Rs 1,58,333 per month from the same property, a rise of 216%!

                    Another official who was earning Rs 18,500 per month in 2010 is now drawing Rs 49,500 per month which is a rise of 167% in a decade. The growth in their rentals range from 39% to 216% while an average growth in rentals stands at 90% in a decade.











                    Gujarat: 30 babus draw Rs 1.57 crore rent from homes on government-allotted plots, Real Estate News, ET RealEstate (indiatimes.com)

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                    • Re : Gujarat Real Estate Updates

                      Gujarat government sanctions eight town planning schemes

                      These include five draft TP schemes in Ahmedabad, one draft TP scheme each in Bhavnagar and Rajkot and a preliminary TP scheme in Patan.
                      • TNN
                      • December 02, 2021, 17:00 IST
                      GANDHINAGAR: Five localities in Naroda and Santej areas of Ahmedabad will see planned urban growth including development of social amenities and other infrastructure. The Gujarat government on Wednesday sanctioned eight town planning (TP) schemes.

                      These include five draft TP schemes in Ahmedabad, one draft TP scheme each in Bhavnagar and Rajkot and a preliminary TP scheme in Patan.

                      An area of 86.31 hectares – 72.34 hectares for draft TP schemes and 13.97 hectares for the preliminary TP scheme – has been earmarked for development.

                      In Ahmedabad, the draft TP schemes of Naroda TP scheme no 127– A, B, C and D as well as Santej TP scheme no 153 have been cleared. The Vavdi TP scheme in Rajkot and Sidsar TP scheme in Bhavnagar have also been cleared.

                      The government statement said that apart from infrastructure facilities, local civic bodies will set up EWS housing schemes, gardens and earmark open plots of land.









                      ahmedabad: Gujarat government sanctions eight town planning schemes, Real Estate News, ET RealEstate (indiatimes.com)
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