किसी ने मांगा एम्स तो किसी ने कॉलेज
ठ्ठ जागरण ब्यूरो, लखनऊ मुख्यमंत्री अखिलेश यादव ने मंगलवार को राज्य के वर्तमान व पूर्व सांसदों एवं विधायकों से मिलकर उनकी समस्याएं जानी। इस दौरान किसी ने अखिल भारतीय आयुर्विज्ञान संस्थान एम्स की मांग की तो किसी ने अपने क्षेत्र में कालेज खुलवाने की मांग की । वहीं कुछ ने बसपा सरकार में कार्यकर्ताओं पर थोपे गए फर्जी मुकदमों की जांच करा इन्हे वापस कराने की मांग की। बगल में फाइलों का पुलिंदा दबाए पांच कालिदास मार्ग स्थित मुख्यमंत्री आवास में दाखिल हुए लखनऊ के बख्शी का तालाब क्षेत्र के सपा विधायक गोमती यादव ने मुख्यमंत्री से राजधानी के गोमतीनगर विस्तार इलाके में अखिल भारतीय आयुर्विज्ञान संस्थान (एम्स) की स्थापना में सहयोग की मांग की। उन्होंने मुख्यमंत्री को बताया कि क्षेत्र में एम्स के निर्माण के लिए पर्याप्त जमीन उपलब्ध है। उन्होंने गोमतीनगर के डॉ.राम मनोहर लोहिया चिकित्सा संस्थान में आवश्यक सुविधाएं शुरू करने के लिए दस करोड़ रुपये आवंटित करने की मांग की। बाढ़ से बचाव के लिए गोमती के किनारे बांध बनवाकर आउटर रिंग रोड बनवाने का भी अनुरोध किया। इलाके की 75 निजी कालोनियों के विकास का मुद्दा भी उठाया। पूर्व सांसद अमीर आलम खां बुढ़ाना से सपा के टिकट पर विधायक निर्वाचित हुए अपने पुत्र नवाजिश आलम खां के साथ मुख्यमंत्री से मिले। पिता-पुत्र ने भूजल स्तर के लिहाज से संकटग्रस्त बुढ़ाना क्षेत्र में पेयजल संकट की ओर मुख्यमंत्री का ध्यान आकृष्ट किया। इलाके में हैंडपम्प और पानी की टंकिया बनवाने का आग्रह किया। प्रबुद्धनगर के कस्बा गढ़ी पुख्ता को तहसील बनाने की भी मांग की। राज्यसभा के पूर्व सदस्य नंद किशोर ने आजमगढ़ के चंदेसर इलाके में स्थित राजकीय होम्योपैथिक कॉलेज में अतिरिक्त कक्षाएं और हॉस्टल बनवाने के साथ स्टाफ की कमी को दूर करने की मांग रखी। बदायूं के सहसवां विधानसभा क्षेत्र के सपा विधायक ओंकार सिंह यादव ने इलाके में इंटर और डिग्री कॉलेजों खोले जाने की मांग की। साथ ही इस्लामनगर में मंडी समिति की स्थापना के लिए भी अनुरोध किया। बुलंदशहर के डिबाई क्षेत्र के विधायक भगवान शर्मा उर्फ गुड्डू पंडित ने मुख्यमंत्री से मिलकर नरोरा परमाणु ऊर्जा संयंत्र के इमर्जेंसी प्लानिंग जोन में विकास कार्य कराए जाने का अनुरोध किया। सपा की राष्ट्रीय कार्यकारिणी के सदस्य और घोसी के पूर्व सांसद राजकुमार राय ने मुख्यमंत्री से सचिवालय में पूर्व सांसदों के लिए अलग कक्ष आवंटित करने और सिटीजन चार्टर को तत्काल लागू करने का आग्रह किया। सपा के राष्ट्रीय महासचिव और पूर्व मंत्री विशम्भर प्रसाद निषाद ने बांदा में खाली पड़े प्रशासनिक पदों पर अधिकारियों की तैनाती के लिए मुख्यमंत्री से अनुरोध किया। फतेहपुर के खागा विधानसभा क्षेत्र से भाजपा की विधायक कृष्णा पासवान ने खागा नगर पंचायत में शहरी क्षेत्र से बिजली आपूर्ति की मांग की। अपने विधानसभा क्षेत्र के चंदापुर गढ़हा और बेलावां खरसड़वा इलाकों में 33 केवीए के दो विद्युत उपकेंद्र स्थापित कराने की गुजारिश की। उन्होंने क्षेत्र में बिजली के जर्जर तारों को भी बदलवाने का अनुरोध किया। वहीं, बहराइच के बलहा क्षेत्र की भाजपा विधायक सावित्री बाई फुले ने मुख्यमंत्री को बताया कि बसपा सरकार के कार्यकाल में उनके इलाके के कार्यकर्ताओं को फर्जी मुकदमों में फंसाकर जेल भेजा गया। उन्होंने ऐसे मामलों की सीबीसीआइडी से जांच कराने का अनुरोध किया। रामपुर के स्वार क्षेत्र के कांग्रेसी विधायक काजिम अली खां ने भी मुख्यमंत्री अखिलेश यादव से मुलाकात की।
, सीएसएम नगर उत्तर प्रदेश में अखिल भारतीय आयुर्विज्ञान संस्थान (एम्स) की स्थापना के लिए शुरू हुई दैनिक जागरण की यूपी लाओ एम्स की पहल अब रंग ला रही है। विधानसभा चुनाव परिणामों की समीक्षा करने अमेठी आए कांग्रेस महासचिव राहुल गांधी ने यूपी में जमीन मिलने पर एम्स का निर्माण कराए जाने का भरोसा दिलाया है। उन्होंने कहा है कि केंद्र सरकार पहले से ही उत्तर प्रदेश में एम्स की स्थापना के लिए प्रतिबद्ध है। उत्तर प्रदेश सरकार से सहयोग न मिलने के कारण ही देरी हुई है। मंगलवार को गौरीगंज में बातचीत के दौरान राहुल गांधी ने कहा कि केंद्र सरकार पिछले चार सालों से एम्स की स्थापना को लेकर फिक्रमंद है। राज्य सरकार ने यदि सहयोग किया होता तो रायबरेली में अब तक एम्स का निर्माण शुरू हो चुका होता जिसका लाभ पूरे प्रदेश को मिलता। उन्होंने कहा कि अब उत्तर प्रदेश के मुख्यमंत्री अखिलेश यादव ने जमीन देने की बात कही है। वह इस पर आगे बढ़ें केंद्र एम्स का काम शुरू करवाएगा। दरअसल, केंद्रीय स्वास्थ्य मंत्रालय ने मार्च 2008 में यूपी में एम्स की स्थापना के लिए प्रस्ताव तैयार किया था। मंत्रालय सोनिया गांधी के संसदीय क्षेत्र रायबरेली के लालगंज में एम्स के लिए लगभग सौ एकड़ जमीन चाहता था, लेकिन तत्कालीन मुख्यमंत्री मायावती ने एम्स को बंुदेलखंड में बनवाने का शिगूफा उछालकर मामले को लटका दिया। यूपीए अध्यक्ष सोनिया गांधी भी रायबरेली में एम्स की स्थापना की पक्षधर हैं। इसी के तहत 28 अप्रैल को राष्ट्रीय सलाहकार परिषद के कार्याधिकारी धीरज श्रीवास्तव ने रायबरेली की जिलाधिकारी डॉ.रोशन जैकब से मुलाकात कर उन्हें रायबरेली में सोनिया गांधी की विकास योजनाओं के साथ-साथ एम्स की कार्ययोजना से भी अवगत कराया। जिलाधिकारी डॉ.रोशन जैकब ने बताया कि धीरज श्रीवास्तव ने एम्स के लिए जमीन की बात की थी। जमीन की तलाश की जा रही है जैसे ही एकमुश्त सौ एकड़ जमीन मिलती है उन्हें सूचित किया जाएगा। बनेगा तो ऐसा होगा एम्स अखिल भारतीय आयुर्विज्ञान संस्थान (एम्स) अपनी तरह का इकलौता अस्पताल है जहां हर तरह की बीमारियों को इलाज हो सकता है। 823 करोड़ की लागत से बनने वाले इस अस्पताल के लिए सौ एकड़ से अधिक भूमि की जरूरत होगी। इसमें 500 बिस्तर सामान्य मरीजों के लिए। 300 विशेष व अति विशेष विभाग में होंगे। सौ बिस्तर आईसीयू में जबकि 30-30 बिस्तर फिजिकल मेडिसिन व आयुर्वेदिक व पारम्परिक चिकित्सा के लिए होंगे।
Mahindras to build affordable houses in Maharashtra, TN
The Rs 80,000-crore Mahindra Group is to foray into affordable housing this year to tap demand for such homes.
Currently, Mahindra Lifespaces, its property development arm and known for its World City projects in Chennai and Jaipur, is finalising land parcels in Maharashtra and Tamil Nadu. “We have got a go-ahead from the management and appointed architects. We are in the process of getting the land within the company by next month,” said Anita Arjundas, managing director and chief executive officer.
Each project will have 1,000 to 2,000 units spread over 10 acres. A home is to be priced between Rs 7 lakh and Rs 15 lakh.
When the company launches such a project, it would join the ranks of Tata Housing, Usha Martin Group and Jerry Rao’s Value and Budget Housing Corporation, all of which have launched similarly priced ones.
“It (Mahindra’s entry into affordable housing) is good. I have always maintained that more credible players should enter the market, as demand is good. There is a continuous shortfall in the space. More numbers of private players are always welcome,” said Brotin Banerjee, managing director, Tata Housing Development Company. They’ve launched low-cost housing under a ‘Shubh Gruha’ brand, at Bhoisar and Vasind, 80 km from this city.
Adds Pranay Vakil, chairman of global property consultant Knight Frank, “Many companies have realised this is the need of the hour. They are willing to live with the low margins and large volumes. A lot the corporates backing these developers have also created large employee housing. They think if they have done it for themselves, they can also do it for others.”
Currently, Mahindra Lifespaces sells houses in the price bracket of Rs 50 lakh to Rs 1 crore, in markets other than Mumbai. It is also looking at launching projects in Hyderabad, Pune and Ghatkopar in this city over 2012-13, and is awaiting approvals and acquiring land for the second stage of its Chennai project. Currently, it is developing four million sq ft of properties.
“If you have good location, the pricing is right and people see the project on the ground, then buyers get confidence to buy,” Arjundas said.
In Nagpur, where the company released 20 per cent of the stock in the fourth quarter, it sold half of this in 45 days, she said. “We would like to build three years of inventory in the next 18 months,” Arjundas added.
The MD said the company had not seen any slowing in property sales. It did sell less in 2011-12, compared to the previous year (Rs 590 crore, compared to Rs 700 crore), but this was due to delay in getting approvals. “We were awaiting approvals in many projects. Otherwise, we are sold out in Mumbai, Pune and the NCR (National Capital Region, in and around Delhi),” she said.
Arjundas said the company would use a combination of debt and a joint development model to keep investment light. The debt to equity ratio is 0.56; debt is Rs 600 crore on a consolidated basis. “We do not want to inflate our books, which we are not comfortable with,” she said.
The company announced results on Friday and saw an increase of five per cent in its profit after tax at Rs 32 crore in the fourth quarter of 2011-12, as against Rs 30.5 crore in the corresponding quarter of 2010-11.
The State Level Expert Appraisal Committee (SEAC) has either rejected or put on hold all rental housing proposals placed before it for the mandatory green nod, citing the massive density arising out of the very nature of such mass housing projects.
The panel has, in fact, not approved a single rental housing proposal since its first meeting in September 2011. According to town planning norms, the ideal density is 400 tenements per hectare. This means that a maximum of 400 families can live over an area of one hectare without bearing down on the infrastructure such as open spaces, roads or amenities such as transport, water supply and sewerage. Most projects before the SEAC exceed the ideal tenement density by as much as five to 15 times.
In its last meeting, the panel denied environment clearance to two projects near Panvel — the 16-acre Arihant Akanksha and 28-acre Indiabulls Greens — for having a density of up to 2,000 houses per hectare. Also pending before the panel are similar high-density projects by Darvesh Properties in Mahajanwadi (Thane), Pranshu Developers in Nilje village (Kalyan), Dhariwal builders at Kolke village (Panvel), a project each by Square Feet Builders and Dosti Friends Development Corporation at Manpada (Thane), among several others.
The rental housing policy of the Mumbai Metropolitan Region Development Authority (MMRDA) allows a total FSI (ratio of built-up area to plot area) of four. Of this, builders have to hand over construction equal to an FSI of one to the MMRDA and instead they get to utilise the remaining FSI of three for their sale component. However, many of these projects have tweaked norms to consume a total FSI of as high as six to eight.
A SEAC member, who didn’t wish to be named, said the ambitious rental housing scheme will end up denting the infrastructure and environment. “The size of the houses is inversely proportionate to the density, as smaller the apartments in a building the more families it can accommodate. The rental housing buildings with houses as tiny as 160 sq ft and the builder’s sale component with its high FSI are together bound to put a great strain on services,” said the member. He added that while the earlier SEAC cleared 12 rental housing proposals before September 2011, the present panel hasn’t approved any.
“We have no option but to ask the MMRDA to reduce the density to less than 1,000 houses per hectare by increasing the size of the rental units. This may decrease the number of units available for mass housing, but this is the only environmentally sustainable option before us,” he said. MMRDA sources said a policy on increasing the size of the rental units is awaiting the Chief Minister’s approval.
Of two proposals that have been rejected, the Arihant project is in Palaspe village near Panvel and will have 6,500 apartments in over 24 highrises. The recreation ground, partly on a podium, would be merely about eight per cent of the plot area. In case of the Indiabulls projects, there would be 30 towers with almost 10,000 apartments in Kon and Arivali village near Panvel.
As in the case of most rental housing projects proposed in the peripheral areas of the MMR, the panel has noted that: “Such high density will cause serious health hazards due to lack of adequate open spaces, lighting and ventilation and living conditions. Even in slum development schemes, the tenement density seldom exceeds around 1,200 tenements per hectare. In rural areas and areas not yet developed, it will have to be substantially less.”
The SEAC has also raised serious concerns about the burden on the feeble rural infrastructure where municipal services as well as amenities like hospitals, schools, market, fire station and police station are not developed yet.
The project cost of cleaning the Okhla barrage, which has not been de-silted in the past 25 years, has been fixed at R20 crore. The Noida authority and the irrigation department will share the expense.
The authority will bear half of the cost (Rs 10 crore) of the project that aims to
clean the 3-km catchment area that falls within the jurisdiction of Uttar Pradesh. Officials of the authority and irrigation department had a meeting on Tuesday in this regard. During his visit to Noida two weeks ago, UP public works department (PWD) and irrigation minister Shivpal Yadav had issued directions for de-silting of the reservoir. The authority will release the fund following the state government’s orders.
“We have agreed to fund the half of the cost of the project. Due to non-appointment of the chief executive officer at the authority, the authority will release the fund once we get orders from the state government officially,” said Anil Rajkumar, acting CEO, Noida.
A social activist has filed a public interest litigation (PIL) in the Bombay HC claiming that the state government showed undue favours to a builder from the city, causing extensive loss to the public exchequer. The petitioner, Brahmanand Shinde, is a Congress member and also claims to be the chairperson of Namdar Sushilkumar Shinde Saheb Pratishthan. According to the plea, the state government showed undue favours to the developer’s firm Rare Townships Private Ltd. He claims that this was on account of the failure to forfeit Rs 36 crore after the firm had allegedly failed to obtain permission for FSI within the stipulated period of six months. The matter has been adjourned till June 18.
Speed up approval process for housing projects: Chamber to CM
Distressed by slowing property sales, the Maharashtra Chamber of Housing Industry (MCHI) has requested the state government to speed up approval process especially for affordable housing projects.
With the realty market in a slump, developers are once again turning to affordable housing projects that have a greater demand against luxury projects. Luxury projects witness a good absorption rate only during a realty boom. Chamber representatives met Chief Minister Prithviraj Chavan and asked the state government to come up with a policy framework for the creation of affordable housing projects soon.
In April 2010, the MCHI had inked a deal with the Ashok Chavan government for generating 5 lakh affordable houses in the Mumbai Metropolitan Region (MMR) over five years. Two years on, the government still does not have a policy for the creation of affordable houses. Even a Central government policy mandating developers to reserve an additional 20 per cent houses on their plots for the sake of public housing has been put on hold for the time being.
A senior state government official said following the interaction with the chief minister, the government will soon call for a meeting to discuss the problems with regards to rental housing projects. “We will also convene a meeting to decide on speedy building permissions process. The association has also been asking the government to raise the height of buildings requiring permission from the high-rise committee from the existing 70 m to 120 m. The rationale behind their request will have to be looked into before taking any decision,” said the official.
Other issues discussed include 600-odd proposals pending before the State-Level Expert Appraisal Committee and easier civil aviation clearance. “We have asked that there should be a 60-day building permission approval system in case of all urban local bodies in Maharashtra. The CM has promised to look into all these issues over the next few months,” said Paras Gundecha, president, MCHI. The MCHI said that if the urban local bodies fail to give approval within 90 days, there has to be a provision for appeal to a panel formed for this purpose.
“Under the existing rules, there is a provision for deemed permission if the building permissions aren’t granted within 60 days. But developers do not opt for it as banks refuse to sanction loans unless permission is obtained in written,” the official said.
Apply online for MHADA houses from today
The Maharashtra Housing and Area Development Authority (MHADA) will on Thursday start its online application process for sale of 2,593 houses as part of its annual draw for affordable homes.
However, the number of houses has dropped to merely a fourth of those available in the preceding years. This year, the Mumbai Board of MHADA has 867 homes within the municipal limits of Mumbai. The remaining 1,726 houses have been constructed by the Konkan board in Mira Road area, for the economically weaker sections (EWS) and low income groups (LIG).
“Forms completely filled will be accepted on the MHADA website till May 24 and the draw will be held on May 31,” said a MHADA official. Of the houses available in Mumbai, 461 houses in Charkop (Kandivli), Malvani (Malad) and Vinobha Bhave Nagar (Kurla) are reserved for LIG, 234 apartments in Kurla, Sion and Kandivli for middle income group (MIG) and 172 houses in Powai as well as Gorai and Magathane in Borivli for high income group (HIG). As per revised MHADA rules, those drawing a basic salary of Rs 8,000 are categorised as EWS, between Rs 8,000 and Rs 20,000 as LIG, between Rs 20,000 and Rs 40,000 as MIG and above Rs 40,000 as HIG.
Officials said the number of houses available in subsequent years are expected to drop further with the housing authority left with only two hectares of land. MHADA had made it compulsory for builders redeveloping the existing 105 MHADA colonies to hand over a certain percentage of reconstructed flats to the housing board instead of paying a premium. However, following protests from builders, officials admit that they may have to tweak the policy.
NOIDA: Following complaints of irregularities in the sale and purchase of land in Noida, Greater Noida and Ghaziabad, the UP stamp department has initiated a probe and ordered concerned officials to file a report in the matter. There are around 200 plots in Noida alone that are under the scanner and this scam is expected to be to the tune of at least Rs 150 crore.
On Thursday, the UP stamp and registration minister commented on the issue and reportedly ordered department officials to start the probe.
Sources in the stamp and registration department said that mainly IT companies are under the scanner. "In 2005, to bring in IT companies to set shop in Noida, plots were allotted to them and they were exempted from stamp and registration charges. There were complaints that a large number of companies who had been exempted from tax are still not carrying out IT-related activities in the twin cities," sources said.
Stamp and registration department DIG, Vijay Dev Sharma, told TOI that a meeting has been scheduled in Lucknow on Friday. "Once we find irregularities, strict action will be taken against the companies," Sharma said. If companies are found guilty, not only will their plots be cancelled, but they will also have to pay heavy penalty.
Sources said there is also a parallel probe being carried out by the district industries centre. There are many plots that were allotted to IT companies in Phase-II area and in and around Sector 62 in Noida.
In addition, another probe has also been initiated in Ghaziabad to find irregularities in the stamp and registration duties. "We have tied up with the Noida and Greater Noida authorities along with the Ghaziabad Development Authority. The reports are likely to be filed by both stamp and registration department and DIC in two weeks after which future course of action will be decided," said a senior official and member of the investigation team on anonymity.
NEW DELHI: The ban imposed by the Delhi government on general power of attorney as a mode of property transfer, following a Supreme Court order, is expected to impact the entire property market. Property dealers say that while the ban was required to regularize property transactions, in the absence of a simple and clear procedure for converting leasehold property or property held under GPA into freehold, transactions may fall sharply, at least for a while.
"The move is right - that's how it should be. Property should not be transferred through power of attorney. However, along with this, the government should improve the process, the system of transfer so that people don't suffer. A majority of owners go for GPA because they don't have a choice. I think residential property will be hit the most," says Anshuman Magazine, chairman and MD, CBRE South Asia Pvt. Ltd.
Commercial property owners are feeling the pinch as well. "If the government does not come up with a correct formula for conversion of leasehold property into freehold, there'll be hardly any transactions in commercial blocks," says Alok Batra of Aakar Properties and Investments. He explains that conversion into freehold will be a hugely complicated affair in business districts such as Nehru Place, Bhikaji Cama Place and Connaught Place. "You have to get the entire plot converted before you trying selling individual units. Who will get it converted? There can be disagreements about freehold conversion charges. There are a lot of technical issues," says Batra. "They had made these provisions. If they withdraw them, how will transactions happen?"
Not everyone is worried however. Mahesh Gupta of Mukul Consultants Group welcomes the ban. "Deals made via power of attorney involve black money. If someone sells his property for Rs 100 crore, he may show just Rs 2 crore in the sale deed. But in freehold property, they have to show at least the circle rate, which may be Rs 50 crore," he explains. In the case of older residential areas with individual plots, the process will be relatively simpler. "The buyer can insist on the seller converting his property first," says Batra. "It's unauthorized colonies that will be worst affected. It is there that maximum transfers through GPA take place," says real estate analyst Pradeep Mishra.
Though the ban may deter property deals for a while, it will benefit property owners in the long run, feels realtor Nagesh Mahajan. "Property has no value under power of attorney. One cannot get even a bank loan against it. Conversion gives owners all the legal documents they need," he says.
Typically, if all papers are in order, conversion takes about three months. Reality though is different. Ashwani Singh Virk, proprietor, Jagson Realtors, says many properties are stuck in the conversion stage for several months. "Government levies penalties on some commercial properties if the area is overcrowded or if part of the property is used for a purpose other than what is specified. These penalties can run into several lakhs and owners cannot get their properties converted without paying. Conversion also requires a complete chain of documentation and some older properties may not have every document."
Dealers say the number of transactions through the now banned mode is appreciable. "About a third of the deals we handle are via power of attorney," says Gupta. Ravinder Bakshi of BVM Infrastructure Pvt Ltd says business for his firm might decrease by as much as 20-30%.