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PROPERTY DEVELOPMENT PROCEDURE FOR OBTAINING DEVELOPMENT PERMISSIONS IN MUMBAI
Who Can Apply ?
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Any person desirous of undertaking the development can apply and such person may be;
- Owner of the premises.
- Constituted Attorney of Owners/Authorised Signatory.
- Tenant or member / occupant with the permission of Owner / Society.
- Association of tenants / NOC Holder under MHADA ACT for Repairs / Reconstruction of existing building.
How to apply?
Persons desirous of making any application in case of new building / additions / alterations / change of user / misc. work etc. will have to: -
a) Appoint a registered Architect / Licensed Surveyor to undertake the work.
b) Furnish relevant data / documents to the appointed professional.
c) Appoint Structural Engineer.
d) Appoint Licensed Supervisor on the work to ensure quality of work executed.
e) Appoint Licensed Plumber.
f) Submit all the forms/undertakings/affidavits/plans/duly signed.
g) Submit the building proposal through a registered Architect, Licensed Surveyor.
h) Pay requisite fees to MCGM.
Pre-scrutiny Procedure
Application for development permission will be received and scrutinised by the SE designated for the purpose who will ascertain all necessary documents and accompaniments to be submitted along with application. Incomplete proposal will not be accepted and reason for the same shall be recorded and signed by concerned SEBP on Architect’s application.
After accepting the applications, SE will acknowledge the receipt thereof and then forward it to A.E. (Survey).
A.E. (Survey) will offer survey/DP remarks in the prescribed proforma after site inspection if required and forward the proposal to concerned SE within seven working days.
AE (BP) will forward the copies of relevant plans to following departments of Corporation for their remarks / no objection.
LIST OF DEPARTMENTS:
i) E.E. (Development Plan)
ii) E.E. (Town Planning) (if plot is in T.P.Scheme)
iii) Dy.C.E. (Roads)
iv) Dy.C.E. (S P) P&D
v) Hydraulic Engineer
vi) E.E. (Traffic & Co-ordination)
vii) Ward Officer - / Ward Officer (Estates)
viii) E.E. (Storm Water Drains)
ix) Chief Fire Officer
x) Chief Engineer (Bombay Sewerage Disposal Projects)
xi) Superintendent of Garden/Tree Authority.
xii) Insecticide Officer
The A.E.s also request the above departments to communicate their specific remarks / requirements within 15 days.
If no reply is received in the above stated time limit, the concerned A.E.processes and expedites the approval of application for development presuming that the concerned departments have no objection for considering the proposal. |
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PRE-REQUISITES FOR SUBMISSION OF THE PROPOSAL IN GENERAL
- Notice form as per Appendix "X" of Development Control Regulation, 1991.
- Form of supervision as per Appendix 11 of DCR, 1991.
- Architect’s / Licensed Surveyor’s Appointment letter.
- Index of contents indicating Page Nos. Of various submissions with the proposal.
- Property Register Cards issued not earlier than one year from date of submission along with C.T.S./C.S. plans, Triangulations calculations, Owner’s affidavits and architect’s certificate as prescribed in DCR No.5(3) (ii) (c) at the time of initial submission only.
- U.L.C. clearance or calculations for no applicability as per circular of U.L.C. Act or in case of owners with total holding of land within Ceiling limit of 500 Sq.m. and Indemnity Bond and Affidavit in prescribed form wherever applicable.
- Comprehensive Undertakings / Affidavit / Indemnity Bond for applicable aspects.
- Attested copy of clearance certificate from A and C dept. Of Corporation for payment of tax upto date with the submission of proposal.
- Special Requirements:
a. NOC from Commissioner of police for proposal wherever applicable.
b. NOC from Director of Industries for Industrial Development wherever required.
c. NOC from Special Planning Authority such as MMRDA wherever applicable.
d. NOC from BHADA/MHADA for development of cessed properties in island city.
e. NOC from concerned electric supply company regarding substation wherever applicable.
f. Registered document with plan for right of way.
g. NOC from Highway authority if access is derived from Highway.
h. Clearance from heritage conservation committee wherever required.
Complete sets of Plans as prescribed in DCR are to be submitted CATEGORYWISE
i)GENERAL TYPE BUILDING .Building Plans – 2 No.of Sets. Location Plans/Block Plans - 12 No. of Sets.
ii)HIGH RISE & SPECIAL TYPE OF BUILDINGS. Building Plans - 3 No. of sets (For C.F.O.’s N.O.C.)
iii)PLOTS IN TOWN PLANNING SCHEMES/ESTATE SCHEMES Building Plans - 3 No. of sets.
iv)TREE AUTHORITY (Only in case of trees required to be cut.) Ground floor plan, Block Plan / location plan-2 No. of sets, with marking of trees required to be cut/retained.
ADDITIONAL INFORMATION REQUIRED ON PLANS.
a. Location plan of Septic Tanks / Soak pits / Suction tank / Pump House and Electric Sub Station as per norms wherever applicable.
b. Proposal for clearance of encumbered set back of D.P.Road providing for alternative accommodation for the occupants.
c. Plans showing all existing structures proposed to be retained / demolished including portion in the reservations, if any.
d. Detailed plans showing the position of nalla if trained or untrained if plot abuts / affected by nalla.
e. Plan showing all existing trees on site duly numbered.
f. If the plot on which building is proposed is a part of layout, then a copy of approved layout or reference of layout proposal if submitted separately.
Comprehensive undertaking / Affidavit / Indemnity for applicable aspects.
Structural Stability Certificate along with structural design calculations from Licensed Structural Engineer in case of proposals for additional floors.
A copy of letter of intent from D.P.Dept. in case Development is permissible on Reservation plots.
Authentic documents for structures and user proposed to be retained.
SCRUTINY FEE
As may be prescribed by the concerned authorities from time to time with appropriate approval as per statute.
Pre-Requisites for Submission of the Proposal for Repair and Reconstruction
N.O.C. from the M.B.R. and R.Board for development of cessed properties together with certified list of the existing tenants and a copy of the certified plan of the existing structure.
Special Requirements
a) N.O.C. from M.B.R.and R. Board for repairs to cessed properties in Island City (With or without reimbursement) to be insisted as C.C.Condition.
b) N.O.C. from Heritage Conservation Committee wherever necessary (to be insisted as a C.C. condition).
c) List of the existing tenants / occupants duly certified by M.B.R.and R.Board.
d) Copy of the existing building plan.
e) Inspection extracts for the last 5 years from the Assessment Department, for Non- Res. Tenants for the proposals u/s 33(6) only.
f) N.O.C. from the owners or authority under section 499 of B.M.C. Act.
g) Certificate from the Assessment Department in case of non-cessed building.
h) Colour Photographs of the building structures giving clear picture of the existing building and existing condition of the building structures.
SCRUTINY OF PROPOSAL, APPROVAL AND ISSUE OF DEVELOPMENT PERMISSION, I.O.D./C.C.
The building proposal will be scrutinised by the concerned S.E. as per the proforma of the scrutiny report and as per the present practice, pending remarks from other departments and papers submitted along with scrutiny report to concerned A.E.B.P. The A.E.B.P. will go through the report of S.E.B.P. and scrutinise the report and submit the proposal to E.E.B.P.
All these proposals together with or without remarks from the concerned departments would be taken into consideration by the E.E.B.P. concerned and he would take a decision whether to issue I.O.D. in a particular case or otherwise.In those cases where I.O.D. is not issued within 30 days of the receipt of proposal such cases with the reasons for delay and remarks of the E.E.B.P. would be placed before the Building Proposal Committee for their consideration. This committee will meet at least once in a week and if necessary depending upon the number of cases, twice in a week.
All building proposals after due scrutiny including those proposals, which are clear and fulfil all the requirements under the D.C. Regulations and where required N.O.C.s are available, I.O.D. will be issued by the E.E.B.P. concerned .All proposals where I.O.D. cannot be issued as above, will be kept before the Building Proposal Committee.
CONSTITUTION OF COMMITTEE
The Building Proposal Committee will consist of the following members:
a) Dy.Ch.E. (B.P.) - Chairman
b) E.E.B.P. - Member Convenor
c) E.E.D.P. - Member
d) E.E.S.W.D. - Member
e) E.E. (Road Construction) - Member
The Committee will ascertain the extent of concessions, required if any, and recommend whether such concessions be considered by Ch.E. (D.P.)/Dir. (E.S.and P). For this purpose, Dy.Ch.E. (B.P.),i.e. Chairman of the Committee shall authorise or shall exercise delegated powers of the concessions or to grant concessions which have been granted in the past cases in similar circumstances. Where concessions cannot be granted by the Dy.Ch.E. (B.P.), the case shall be submitted to the Ch.E. (D.P.)/Dir (E.S.and P.) /M.C. as the case may be.
Before issue of the I.O.D. the architect will have to submit the following documents which could be procured by him before the proposal is approved:
a) Clearance letter from Heritage Conservation Committee for the building listed as heritage structure if the plot is situated in precincts.
b) The documents showing the authenticity of the structure proposed to be retained in case where the extension to the structure either vertical or horizontal is proposed. This should be with a view to ascertain that the structure which is retained is not unauthorised. When the structures are unauthorised and proposed to be retained, I.O.D. shall not be issued, unless regularisation of the same is proposed.
c) The requirement of the concerned electric supply co. where plot is vitiated due to transmission line.
d) In case a plot is to be developed by deriving the right of way, consent/agreement from the concerned owner.
e) N.O.C. from Civil Aviation Department, if applicable, beyond 7.5 m. Height.
f) N.O.C. from Police Commissioner in case of proposals for Cinema Theatre, Worship Places, Residential Hotels and Lodging and Boarding users.
g) N.O.C. from Highway Authorities in case where access is taken from Highway.
h) If the plot on which the building is proposed, is a part of the layout, it should be ensured that the layout is approved and also on site development of infrastructure in the said layout is either completed or in progress and completed to the extent of abutting plot.
The Committee under the Chairmanship of Dy.Ch.E. will conclude the decision on the proposals placed before them on the same day either granting the I.O.D. or C.C. as the case may be or rejecting the same.
If the proposal is rejected by the Committee for want of any concession, the same will be submitted to Ch.E.(D.P.) / Dir(E.S. and P.) with comments of Dy.Ch.E. (B.P.) and on receipt of approval of Competent Authorities, I.O.D. will be issued by the concerned E.E.B.P. If the approval is not granted by the Competent Authority, the proposal will be rejected.
E.E.B.P. will identify and categorise the I.O.D. conditions which are required to be complied with at various stages, viz.before grant of C.C. to plinth level, before grant of further C.C. above plinth level, before grant of occupation permission / B.C.C.
As soon as the architect complies with the I.O.D. conditions to be complied with before issue of Commencement Certificate the concerned A.E.B.P. shall verify the same and issue C.C. within 15 days from such application of compliance.
In case of proposals affected by Sanctioned/Proposed R.L. or D.P.Road/D.P.Reservations, the following procedure shall be adopted: -
A. BUILT UP SET BACK / D.P.ROADS
a. In case of built up set back / D.P.Road, the proposal should incorporate demolition of structures affected by set back / D.P.Road and recommendation of occupants.
b. The development will be controlled as per phase programme submitted for C.C.
c. Under-taking for handing over set back to be submitted before C.C. and completion of legal transfer before occupation.
B. In case of open set back/D.P.Roads
a. Under-taking for handing over of Open set back/D.P.Road after I.O.D., if FSI is claimed. |
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PROCEDURE FOR REVALIDATION IF WORK NOT COMMENCED
Where work is not commenced, the proposal shall be revalidated for consecutive THREE annual terms. Thereafter, if the owners desire to revalidate the proposal, the same shall be done by charging fresh scrutiny fee by giving credit to the 50% amount of the earlier paid scrutiny fee and to all the deposits, premiums charges and the proposal shall be revalidated by continuing the original file.
PROCEDURE FOR REVALIDATION IF WORK IS COMMENCED.
Where the work is commenced as defined in the Regulation No.6 (2) of D.C.R. 1991 and section 347(i) (a) of B.M.C. Act 1888, the revalidation shall be done. The letter of revalidation of the proposal be issued to owner and Architect stating that the proposal is revalidated mentioning the date of expiry of the validity within 10 days of the receipt of application for revalidation.
AMENDED PLANS
Whenever there is an amendment in the proposal the Architect will submit amended plans along with a forwarding letter indicating specifically the changes proposed. Such amended plans will be approved in a letter form. Internal change of minor nature such as change in position of doors and windows, partition walls may be allowed to be incorporated on Building Completion Plans by charging scrutiny fees for amended plan and approval for amendment for the same shall not be insisted.
PROCEDURE FOR OCCUPATION CERTIFICATE / BUILDING COMPLETION CERTIFICATE
When the development work is completed fully or partly, either in phasewise manner or as per phase programme, the Architect shall submit completion certificate along with the following accompaniments: -
i) Form of appendix XX of DCR 91.
ii) Plan showing the completed development duly coloured. (This plan should be canvas mounted when the development is fully completed).
iii) R.C.C .completion plan.
iv) R.C.C. completion certificate
v) Proof of payment of Municipal Taxes upto date either in form of last paid receipted bill or N.O.C. from Assessment Department, if the development is fully completed.
vi) If the plot is Municipal Estate Plot, final N.O.C. from the Estate Department of the Corporation.
vii) Compliance report by Architect mentioning the compliance of I.O.D./Layout Conditions and justification for the conditions which are not complied with.
viii) In case of part Completion Certificate, the Indemnity Bond on requisite stamp paper in the form of Appendix XXIII of DCR 91.
On receipt of the BCC, the concerned SE will scrutinise the compliances and if any found pending will refuse the BCC primarily. The architect has then to comply with the requirements and reply or justify non-compliance thereof. If such justification is acceptable the occupation certificate is granted in full or in part as the case may be.If however, there is only one pending IOD condition viz., certificate from HE u/s 207A of BMC Act, the Building Completion Certificate is
issued subject to condition of obtaining such certificate immediately.
TDR - BASICS AND PROCEDURE
The concept of Transferable Development Rights (TDRs) is elaborated in and governed by Regulation 34 read with Appendx VII of the Development Control Regulations for Greater Bombay, 1991.The Development Control Regulationsare framed under the provisions of the Maharashtra Regional and Town Planning Act, 1966 which is the parent Act for developments.
What is TDR:
TDR or Transferable Development Right basically means that the development potential, the F.S.I. of a plot of land is separated from the plot and is allowed to be transferred to some other plot.
The plot from which TDR originates is called the `Originating plot’ and the plot on which it is used is called the `Receiving plot’.
The originating plots are those which fall under reservations like Recreation Grounds, Play grounds, Schools, Markets, Roads, etc. Shown in the development plan and are handed over free of cost to the Municipal Corporation of Greater Mumbai in lieu of which FSI in the form of TDR is granted and allowed to be used on any receiving plot.
In short, TDR is a form of FSI which entitles a land owner to construct additional built up area on his land. This entitlement is over and above the usual FSI available for the receiving plot, i.e. the builder can carry out additional construction either on a vacant plot of land over and above the usual FSI or he can carry out additional construction on an existing building, in accordance with the prevailing laws and regulations.
How does the TDR arise:
Where a plot of land is reserved for any public purpose in the Development Plan and if the owner or lessee of such land surrenders the same free of cost to the Municipal Corporation of Greater Mumbai, he shall be eligible for the award of Transferable Development Rights (TDRs) in the form of Floor Space India (FSI) to the extent and on the terms and conditions mentioned in the regulations. Such award of TDR will entitle the owner of the land to FSI in the form of a Development Rights Certificate (DRC) which he may use himself or transfer to any other person.
Development Right Certificates will be issued by the Municipal Commissioner himself. They will inter alia state in figures and in words, the FSI credit in Sq.mtrs., of the built up area to which the owner or lessee of the said reserved plot is entitled to as also give the details of the originating plot.
The DRC obtained on account of transfer of developmental rights could be used as under:
Zone in which designated/reserved User to be permitted in receiving areas.
plot is situated
1) Residential Only residential users and in Residential Zones only.
2) Commercial (C-2) Commercial (C-2) users if the plot where the FSI is to be utilised is situated in C-2 Zone. Commercial (C-1) if the plot where the F.S.I. is to be utilised is situated in C-1 zone. Residential only in Residential Zones.
3) Commercial (C-1) Commercial (C-1) if the plot where the FSI is to be utilised is situated in C-1 Zone. Residential in Residential Zones.
4) Industrial (I-1), (I-2), (I-3) Residential only in Residential Zones.
Documents required with T.D.R. application for the grant of Development Right Certificate:
1. An application in prescribed format.
2. D.P.Remarks.
3. Ownership documents such as Conveyance, Lease Deed etc.
4. P.R.Cards
5. City Survey Plan
6. Orders/Exemptions from Addl.Collector & Competent Authority, U.L.(C&R).
7. Power of Attorney in case the applicant is Constituted Attorney.
Procedure followed before grant of T.D.R.:
i) On receipt of application for TDR, the Development Department of Municipal Corporation of Greater Mumbai will scrutinise the application and verify the contents and accompaniments thereof.
ii) After verification of the application, the same will be forwarded to the Legal Department for verification of title,ownership etc. of the land offered free of cost to MCGM.
iii) On receipt of application, the Legal Department will verify the title and take a Search. After the Legal Department is satisfied regarding the marketability of the title, Legal Department will issue Public Notice in the local Newspapers inviting objections for grant of Transfer of Development Rights, in lieu of land in reference.
iv) Thereafter, the Letter of Intent (L.O.I.) will be issued by the MCGM asking the owner to comply with various other requirements including levelling of ground and construction of compound wall and gate.
v) After complying with those requirements, the Owner has to inform the Dy.Chief Engineer, (D.P.) along with certificate from the Architect regarding compliance of various requirements, specifically the quality of workmanship etc.
vi) After verifying the same, the Dy.Chief Engineer (D.P.) will issue Letter of Eligibility (L.O.E.) intimating the applicant to comply with other requirements such as transfer of ownership of the said land in the name of MCGM and also giving undertaking for maintenance of work carried out for one year etc.
vii) After transferring the Ownership of the land in favour of the Municipal Corporation and complying with all other requirements, the owner will make an application to the Municipal Commissioner for issuance of Development Right Certificate (D.R.C.).
vii) The Chief Engineer, (D.P.) thereafter will issue Development Right Certificate (D.R.C.) duly signed by the Municipa Commissioner, to the Owner.
What is Amenity TDR :
When an owner or lessee also develop or constructs the amenity on the surrendered plot at his cost subject to such
stipulations as may be prescribed by the Municipal Commissioner or the appropriate authority, as the case may be
and to their satisfaction and hands over the said developed / constructed amenity to the Commissioner/appropriate
authority, free of cost, he may be granted by the Commissioner further Development Right Certificate in the form of FSI equivalent to the area of the construction/development done by him, utilisation of which will be subject to the Regulation contained in the said appendix.
Slum TDR :
The Government of Maharashtra has appointed "Slum Rehabilitation Authority" as the planning authority for the purpose of Slum Rehabilitation in Mumbai. A Developer, Society, N.G.O. in whose favour the Slum Rehabilitation Project is sanctioned, shall be eligible for the award of TDR for an unconsumed area as may be permitted by the Slum Rehabilitation Authority. The DRC for the Slum TDR is also issued by the Commissioner, Municipal Corporation of Greater Mumbai. When a buildable amenity in lieu of the reserved plot on which Slum Rehabilitation Project is sanctioned is constructed and handed over free of cost to the Municipal Corporation, further TDR in respect of the construction of the said Amenity would also be granted.
Extent of Utilisation of TDR :
TDR in the form of Development Rights Certificate (D.R.C.) is allowed to be utilised on the Receiving plot, over and above its normal permissible F.S.I. However, such additional F.S.I. credit shall not exceed more than the limits mentioned below:
1. 0.4 in case of F.S.I. credit in lieu of TDR of reserved plot.
2. 0.4 in case of F.S.I. credit in lieu of TDR of new D.P. Roads or road widening lands.
3. 0.2 in case of F.S.I. credit generated out of Slum Re-development Schemes.
Thus the total additional F.S.I. credit utilised on a receiving plots shall not exceed 1.0 even though all types of credits mentioned above are utilised simultaneously.
The Owner/Lessee can avail 100% utilisation of T.D.R. generated out of Slum Re-development Schemes either in Receiving Zones or in any Non-Receiving corridors.
Where can TDR be utilised:
F.S.I. Credit in the form of T.D.R. can be utilised within the peripheral area of the same Ward of its origin and/or towards North of origin, either in Western Suburbs or Eastern Suburbs as the case may be.
Where TDR cannot be utilised:
1. Where permissible F.S.I. is less than 1.00
2. Where permissible F.S.I. is more than 2.00
3. On plots falling within 50 Mtrs. on roads on which no new shops are permitted, more particularly prescribed in Sub-Regulation (2) of Regulation 52 of D.C.R. 1991.
4. Coastal Zones defined by the Corporation/State/Municipal Government.
5. No Development Zone.
6. Tourism Development Zone.
7. Areas wherein development is controlled by the following Special Planning Authorities:
a) M.M.R.D.A.
b) M.H.A.D.A.
8. Anywhere in the Island City of Mumbai.
9. In following Non-Receiving Corridors:
a) Western Corridor
i) Between the tracks of Western Railway and Swami Vivekanand Road (S.V.Road).
ii) Between the tracks of Western Railway and Western Express Highway
b) Eastern Corridor
Between the tracks of Central Railway (Main Line) and Lal Bahadur Shastri Marg (L.B.S.Marg). |
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Who can use TDR :
TDR can be used by the person/owner/lessee in whose favour it is granted on his land in the receiving zone. He can use it fully or partly or sell it fully or partly at his will. TDR can also be purchased and used by any individual, Corporate Houses, Co-.Op. Housing Societies, Public Sector Undertakings or Multinational Companies etc who are in possession of a land in receiving zone. Such development can be as horizontal or vertical extensions to existing buildings or as new buildings.
Procedure for use of TDR:
The owner of TDR, if he wants to use it, or the purchaser of TDR along with the intent letter from the seller, submits building plans to MCGM showing the proposed development including that in lieu of TDR. The Municipal Corporation in Building proposal section after scrutiny of the proposal informs about the approvability and changes required if any. After hearing from MCGM the Original Development Right Certificate is submitted to the Corporation for earmarking the utilised area for that proposal (plot of land) and deduction of the credit from the certificate. Having done this, the
Development plan department intimates the Building proposal department about such endorsement. Actual approval by way of IOD/CC is then accorded including the TDR benefit as claimed in the said proposal. The utilization of TDR is done in lots of 50 Sq.metres. The said building proposal is then dealt with as abnormal proposal for all the routine formalities thereafter.
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ECONOMISING COST
In the current economic scenario, economising the cost of construction is of utmost importance. Cost of construction of any type of structure is one of the prime concerns of any constructor. When equated against the requirements of time and quality, it is always sought to strike at an optimum equation with respect to cost.
The subject matter which is dealt with this article is pertaining to various means,. Especially technical in nature, to attain maximum efficiency in the optimisation of such cost. It is possible to do so to an unbelievable extent by exercising studied foresight at planning and design stage and by practising professional discipline and accuracy wh9ile execution and probably in today’s context of economic necessities, increasing competition and rapidly upgrading technologies it has become a predominate need for survival.
The economy of housing industry has so far been governed by the following equation:-
Basic cost of quality construction or development + Added features of amenities and aesthetics = Disproportionate increase in sale price compared to cost incurred.
Since about post tow years the gradual shift in the above equation, has now come to say as:-
Basic cost of quality construction or development + Added features of amenities and aesthetics + Lower maintenance cost = Better salability only.
Taking a close look at the shift in the above equation, the requirements for survival housing industry appear in clear light and with and unambiguous parameter i.e. if better amenities, lower maintenance cost and aesthetics is a prerequisite to attain sales targets without anticipation of increment in sale rate, then optimisation and perhaps reduction in cost of production without sacrificing quality, time schedule, aesthetics, durability and functional superiority of the product appears to be the only way out.
Cost efficiency through conventional consideration by way of optimising the consumption of materials of construction especially while planning and designing the structure has always been explored and attempted by the constructors, architects and structural such considerations restricted to the already explored areas of architectural planning, structural deigns and Other aspect of construction.
To dilute this treat to survival, new avenues and areas so far unexplored for achieving cost reduction must now be explored by evolving new concepts and developing more adaptable trade practise of planning, designing and execution.
In this age almost 21st century, the building are must more complex due to the changes brought about by use of sophisticated technology, relating to each of the numerous disciplines involved in modern construction. The buildings have to respond to ever increasing and exacting requirements of modern stands of living such as water supply and sanitation, fire fighting, lightings and domestic energy, elevators, telephones, air conditioners, cable connection, video camera system, fire alarms, roof gardens, swimming pools, basements, multilevel parking, gas connection, solar system arrangements etc.
Buildings have also to be line with civic laws and as recent trend goes with Vastushastra.
Large scale population growth and migration into urban areas have resulted in spiralling land prices and have compelled the architects and engineers to construct tall building. This is possible due to development of new materials and technologies of construction. Structural materials like steel, concrete prestressed concrete have found wide applications whereas ferrocement, fibre reinforced concrete, fibre glass, aluminium and fibre reinforced plastics have also found their place in building construction.
Structural systems have been developed to cater to any complexities necessitated by the current requirements of the society. With the availability of computer science, it has become possible to obtain reliable analytical solutions, the projects administration and construction management also the requirements of time for effective implication of the project in an economical way.
With all above advances, it is impossible to conceive an efficient and economical modern building without adequate inter-disciplinary knowledge of various aspects of art and science involved in each of these disciplines. Therefore, plans and elevations for building should be evolved only after having proper and thorough understanding of all the aspects of different disciplines including the standard sizes of the material available in the market to achieve an economical solution.
Cost of construction can be considered at two levels: -
1. Low-cost Mass Housing
2. Other Housing Projects.
The various aspects to achieve economy in construction could be detailed as follows: -
1. SOIL SURVEY
Geo-technical studies of soil help in working our economical foundation systems and also type and quality of materials to be used in foundations in an economical way.
2. Precast concrete construction and mass housing
In our country cast-in-situ concrete construction has an adage over precast concrete construction simply due to the problems inherent in the transportation of large precast units and the non-availability of heavy equipments required handling them on site.
It is generally accepted that use of precast concrete not only helps in optimising the use of cement, steel and other construction materials but also reduce the construction time, shuttering and manpower required with guaranteed quality of products in view of strict supervision and control at each stage production. This, however, holds good provided mass production is resorted to.
To gain all the advantage of [precast technology and do away with all its disadvantages, only course left is to adopt partial prefabrication. Small precast units such as high strength hollow concrete blocks used for load bearing purposes, partially concreted beams for campsite action with cast-in-situ concrete, precast floor system with various shapes elevation features which can easily lifted manually can be economically used in low cost mass housing schemes.
To achieve really economy such low cost house should not be raised above Gr +4 floor for reducing recurring maintenance cost. In low cost housing schemes, the R.C.C. frames can be totally eliminated by providing load bearing walls resulting in speed and economical construction.
Most verticals loads can carried by hollow concrete blocks walls which can be further reinforced to increase their loads carrying capacity by grounding and proving steel reinforcement for resisting lateral loads like wind and earthquake forces acting on the structure. Load bearing structures are better suited for the land where reasonable soil bearing capacity is available at a depth of about one meter below ground.
Roofs can preferably be given gentle slop to avoid unnecessary increase in thickness of brickbat coba used in waterproofing. Wood being a scarce item, its use can be avoided by making for finsish construction.
Municipal and government policies on land, housing, sand, ready-mix concrete, infrastructure projects, inter-state transport of construction materials, taxation and duties can virtually help reduce cost of construction.
3. CAST IN SITU CONCRETE
As of today, concrete is cheaper and durable material if properly made. It can be moulded in any shape, therefore concrete has found an important place in building construction. Since cement quality and supplies have improved and also various admixutes are available.
Only hurdle in making good quality concrete economically is inconsistent quality of aggregates, their grading and impurities therein. They pose a serious problem and it is time the government intervenes, failing which, it would be impossible to produce strong, durable and good quality concrete by adopting mix design procedures to save cement consumption.
The natural sand which is available with a lot of muck and organic impurities must be banned. The san must have requisite fineness modulus and must be clean from any us. The percentage fines contribute to lubricating effect in mix and hence better workability can be obtained at lower water cement ration therefore stronger, workable and durable concrete and created.
If proper natural sand is not available, manufactured sand can used. The manufactured sand should be cubical and should preferably not have flaky and elongated particles, as otherwise, the corners are likely to crushed during mixing and the percentage fines in the sand will go above the optimum proportions, requiring more cement paste for getting the same workability and changes of developing shrinkage cracks in the concrete will be more. However, autogenously vertical shaft impactors are capable of among best particle shape which should be equi-dimensional (cubical). Well-graded coarse aggregates can be obtained simply by asking the quarry owners to screen and mix the aggregates in required grades before delivering the same to the construction site.
4. formwork systems
Various types of formwork system can be designed for higher productivity, reduced construction time, better rigidity, stability and saving in labour cost and even for achieving very high percentage of monolithic construction by concreting columns, walls and floor slabs in one single pour.
I.S. 456-1978 specifies that, form shall be struck only when the concrete has reached the strength at least twice the stress to which it will be subjected to when the forms are removed. The old arbitrary norms fro the removal of formworks will have to give way for more rational methods.
The maturity of concrete concept is one of the many useful tools which can serve this end admirably. By devising the formwork the slab shuttering can removed in three days in place 7 to 14 days after concreting. Maturity concept is useful to determine the correct time for removal of forms, to predict when loads or prestress can be applied safely and so signal the need for protection of concrete during extreme weather conditions. Preferably same planning should be maintained at every floor to enable repetitive use of formwork for economy.
5. Cement
Portland pozzolana cement being cheaper than ordinary Portland cement, it may be more economical and advisable to use it in plaster. Portland pozzolana cement concrete leads to achieve notable economy by using Portland pozzolana cement. Important benefits derived from just of pozzolana cement in concrete / mortar are increased impermeability, lower heart of hydration, reduced alkali aggregates expansion and improved resistance to chemicals disintegration. It has been found in practice that in mass concrete construction, pozzolanic cement concrete shows rather better behaviour in respect of cracking than concrete made with ordinary Portland cement. This is property which pozzolanic concrete has common with low heat Portland cement t and it arise only merely from a reduced thermal contraction in mass but also due to extend to a greater extent before rupture occurs. If the Portland pozzolana cement is manufactured properly then it will not be in any way inferior to ordinary of strength upto 14 days but could be of doubtful quality if inferior pozzolanic materials which are not
reacting go into making of it.
6. Reinforcement
Manufacture and supply of non-standard and defective steel produced by re-rolling process must be banned. Only the tested quality steel with accurate diameter and length within tolerance limits specified by code be allowed to be distributed. While reducing the cost, the durability, low maintenance cost and weather resisting aspect should be lost sight of. To prevent rusting of reinforcement (early repairing cost), preferably steel should be treated chemically or corrosion resistant steel from recognised manufacturers be use. Proper recognised manufacturers be used. Proper concreter cover should be provided. To maintain alkaline medium it is preferred to have dense and compact minimum M-20 concrete mix surrounding the reinforcement. This reduces early rusting at practically no extra cost a production of M-20 concrete from the ingredients of nominal (1:2:4) concrete mix is a mater of care rather than cost.
Reinforcement arrangement can have considerable effect on structural efficiency. In detailing, technical efficiency cannot be considered in isolation. It is necessary to develop reinforcement details which give the best balance among technical, practical and economic considerations.
Curtailment of reinforcement with due consideration to shear, bending moment and development length which is possible at places, can be resorted to for economy. High strength columns help in reducing the development length of the anchoring bars of the beams in the columns. Welding of higher diameter bars can resorted to for cost consideration and for saving lap length by welding the ribbed bars. Overheating of ribbed bars be carefully avoided while welding.
7. PLASTICISERS
Use of plasticisers help in production of high slump concrete at a lower water cement ratio without increasing air entrainment, thereby helping in producing high strength, compact and durable concrete with lower cement content, resulting into economical concrete. Before deciding on use of an admixture in concrete, the major factor that gas to be considered is that of cost. Careful study should be made of all related aspects including the cost of admixture, its control and benefits derived.
8. DESIGN MIX / READY MIX CONCRETE
For making good concrete, it is essential to have weigh batch mixing and controlled watcontent. Therefore, if the concept of ready mix concrete is allowed to develop in construction activity following advantageer s can be economically derived: -
1. Good quality concrete of uniform consistency is produced under controlled conditions.
2. Faster concreting is possible due to automotive and continuous operation of mixing plant.
3. Supervision, labour, testing laboratory costs etc. can be reduced substantially.
4. Need of storing cement and an aggregate on site for production of concrete is eliminated.
5. Wastage in cement and aggregates handling is reduced.
9. EARTHQUAKE FOCES
If frame structures are governed by earthquake forces rather than wind forces, it is economical to propose the lightweight thin partition walls to reduce both direct sustained loads and lateral earth quake forces thereby achieving economy.
The deeper beams provide better stiffness to the buildings and help in reducing the steel and brick quantities in a frame structure.
Rules can be amended regarding provision of overhead tank capacity for domestic use. Instead of providing a large capacity water tank at top of building which only generates sustained direct load all throughout the life of building is also generates very high magnitude of lateral forces during earthquake. It is advisable to increase storage capacity of underground tank and a reasonable small capacity overhead tank at top of building with a provision of sensors so that as soon as water level in the overhead tank drops it will automatically be made good by pumping from underground water storage tank.
10. TRAINING
Adequate training be given to Engineers, Supervisors, Purchase Officers, Artisans to ensure not only the speed and quality of construction but also to accurately evaluate the quantities with respect to both materials and labour in order to optimise the contractual commitments.
11. GENERAL GUIDELINES
Besides the above, use of local building material, use of machine moulded and properly burnt kiln bricks to achieve thinner mortar joints, improved administration in purchases, controlling the wastage of materials at site, setting the sequence of work flow, proper inventory controls, monitoring labour outputs, making optimum use of machinery, equipments and labour available on site and all other such conventional factors can be vigilantly taken care at every stage and for every activity of construction to attain maximum possible cost reduction without sacrificing the quality and time schedule.
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