A HALF-WAY HOUSE ?

A   HALF-WAY   HOUSE   ?

On 02 Jan 2016 , Maharashtra CM , Shri Fadnavis released , " Construction Permit Guidelines Manual ", incorporating following reforms :

*  No of approvals.......... Down from 119 to 58

*  Time required............  Down from 365 days to 60 days

*  Approval Layers...........From multiple stages to single stage

*  Scrutiny Stages........... From multiple levels to only 2 parts

*  Process.....................  Parallel instead of serial

*  Payments..................  From 89 stages to 1 stage / online

*  Certifications.............   From BMC to self certification ( for certain services )

                                       From BMC to Consultants ( for certain services )

Congratulations , Shri Fadnavis-ji  . No doubt , a good beginning

But treat this as a  half way house

This won't help you to build those 5 lakh houses by 2020  !

Only implementation of my following blog that I sent to you on 5th Nov 2015 , will :

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SELF   CERTIFICATION  FOR  BUILDERS  ?

In Hindustan Times ( Oct 29 ) , Moushumi Das Gupta writes :

Govt to streamline rules for Construction Projects

Currently , a builder requires as many as 34 kinds of permits from two dozen Ministries, before starting construction

This process takes up to 3 years

Now, Central Govt has initiated a process to streamline the approvals required to ensure that builders get all the construction permits within 60 days

Eg:

*    Built up Area............. Environment Ministry

*    Height Restriction...... .Civil Aviation Ministry

Cabinet Secretary has directed all the Ministries to come out with notifications by end Dec 2015

The Centre has decided to empower Municipalities to grant all construction related approvals , based on these notifications

One would be able to get all approvals from under one roof , which in this case , would be the Municipal Corporation's office

Although a very laudable initiative , I believe there is tremendous scope to further streamline and digitize this approval process, in the nature of

E-Delivery of Services to Construction Industry

Here is how :

*  All builders / developers must register on Municipal Web sites and obtain

   unique BUILDER REGISTRATION NUMBER

*  Builders must fill in online, on web site of concerned Municipality, a form :

    BUILDING  PERMIT  APPLICATION 

*  Building Permit Application Form will have a STANDARD FORMAT , into

    which applicant will need to submit exhaustive details re the project

    This will include detailed Floor Plans and Structural Drawings , along with

    names / contact details of Architects / Structural Engineers etc

    The FORM will require slab-casting dates for each slab and the final

    completion date when builder will apply for Occupation Certificate

   

*  The Form will have a section called

    SELF   CERTIFICATION   /  DECLARATION

    Builder would be required to tick YES / NO against each item as shown :

    Does your proposed Building / Structure / Project , satisfy the criteria /

    notifications / regulations , issued by the concerned Ministries in respect

    of :

    #   Built-up Area........... ( YES ) / ( NO )

    #   Height Restriction

    #   Fire Fighting

    #   Water Harvesting

    #   Roof-top Solar Power

    #   Effluent Treatment

    #   Garbage Disposal

    #   Earthquake Resistant Structural Design..............etc

Clicking on each item will reveal the relevant " Notification / Regulation " issued by the concerned Ministry

To make the process absolutely fool-proof , the form will insist on an " Electronic Signature " of the applicant

DECLARATION / UNDERTAKING :

" I declare that I have read each and every notification / regulation , listed   in respect of items mentioned above

I further declare that I explicitly agree to abide by these regulations

I am aware that Occupation Certificate will not be granted if my completed project is found to be in violation of any of these notifications / regulations

I will not allow any person / entity to occupy any part of this premises , until and unless , Municipality issues to me , the Occupation Certificate

If Municipality finds any violations , I agree to rectify the same before applying for a fresh Occupation Certificate

If Municipality is not in a position to issue Occupation Certificate due to any

violations which simply cannot be rectified , then I will demolish the said building / project / structure  on my own and before such demolition , refund with interest , payments collected from the buyers

The plot of land is free from any encumbrances / litigations

I am not in default of any loans taken from any bank / individuals

I will not accept any payment in cash , nor make cash payments

I absolve the Municipal Corporation of any liability arising out of non completion of my project 

I agree that my Building Permit Application and my Registration Application details , be made accessible to public on your web site , along with full details of my past / current projects and full details of my balance sheet / bank borrowings  " 

GRANT OF APPROVALS BY MINISTRIES :

As soon as the builder submits the online BUILDING PERMIT APPLICATION , it automatically and instantly , appears on the web sites of ALL the concerned Ministries

The concerned officer of each Ministry , makes APPROVED / REJECTED entries in the application form , from the backend

If rejected , he will provide the reasons

Ministry officers are required to carry out this entry , within 24 hours

As soon as an officer of any Ministry makes entry and SUBMITS , the application forms on web sites of ALL Ministries and web site of the concerned Municipality , get updated simultaneously and instantly , making for MIRROR IMAGES at all times

As soon as any entry is made , a copy gets emailed to the applicant builder

Any " editing " of the application form by the builder , will start the entire process , all over

Applicant builder will be obliged to display the latest emailed form at the site

The database so created on web sites of ALL Ministries - and concerned Municipality - will be searchable State-wise / City-wise

CHANGES  IN  RELEVANT  LAWS :

To speed up any litigation between the parties concerned ( Builder / Buyers / Central & State Govts / Municipality / Bankers etc ) , existing laws may be changed

IMPORTANT :

Every application must be in the open domain and visible to anyone , online and transparently

There should be provision for any visitor of the web site to report any abuse / violation of regulations or any objection to the proposed construction

ADVANTAGES :

If such SELF CERTIFICATION process is implemented , it should be possible for India to beat Singapore , where getting 11 approval takes only 26 days !

It would be ZERO days in our case !

Now couple this with abolition of Corporate Income Tax for Construction Industry for the next 10 years and witness a MIRACLE

Then only it would become possible for achieving the following targets set by different States / Centre , under HOUSING  FOR  ALL:

*  Maharashtra...........  5 lakh      ( By 2020 )

*  Gujarat................... 50 lakh    ( 2013 - 2018 )

*  Centre.................... 220 lakh   ( by 2022 )

Also imagine :

*   Employment it would generate

*   FDI it would bring in

*   Our rank in EASE OF DOING BUSINESS

Need of the hour is :

*   Come out of " Analysis Paralysis "

*   Get rid of historical baggage

*   Break free from the legacy of the past

*   Think " Out of Box "

*   Take risk without worrying about possible failure

*   Make Course-Corrections , as you learn what mistakes got made

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hemen  parekh

04  Jan  2016

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