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MAHARASHTRA STATE BOARD OF TECHNICAL EDUCATION

(MUMBAI)

A PROJECT
REPORT ON

“RULES AND REGULATIONS OF


GOVERNMENT HOUSING”

Submitted by:
JAYANT DEEPAK SALVE

Guide by:
Prof. N. H. PAWAR

LOKNETE GOPINATHJI MUNDHE INSTITUTE OF


ENGINEERING. (DIPLOMA).

1
CERTIFICATE
LOKNETE GOPINATHJI MUNDHE INSTITUTE OF ENGINEERIG
(DIPLOMA). (2020-2021)

Certified that the project report entitled

“RULES AND REGULATIONS OF


GOVERNMENT HOUSING”

has been successfully completed by:

JAYANT DEEPAK SALVE

As partial fulfilment of Diploma course in Civil Engineering under the

MAHARASHTRA STATE BOARD OF TECHNICAL EDUCATION,


MUMBAI

During the academic year 2021 – 2022.


The said work has been assessed by us and we are satisfied that the same is up to
the standard envisaged for the level of the course. And that the said
work may be presented to the external.

2
ACKNOWLEDEMENT

A part from our effort, the success of any project depends largely on the encouragement and
guidelines of many other. We take this opportunity to express our gratitude to the people who have
been instrumental in the successful completion of this project.

We would like to show our greatest appreciation to Prof. C.P. BOCHARE SIR. we can’t say thank
you enough for his tremendous support and help. We feel motivated and encouraged every time we
attend his meeting. Without his encouragement and guidance this project wouldn’t have materialized.

We express our thanks to Prof Dhumal V.B. [principal, Amrutvahini Polytechnic for extending his
support .we expresses our deep sense of gratitude to Prof. Padamvar B.M. [HOD, Civil Engineering]
for support and guidance .Thanks and appreciation to the helpful friends at Amrutvahini Polytechnic
for their support. we would also thanks our institution and our faculty members without whom this
project would have been a distant reality. We also extend our heartfelt thanks to our family and well
wishes.

3
ABSTRACT

Housing sector is one of the top contributors to country’s GDP and employment creation.
Surprisingly, in spite of being such an important part of the economy, the real estate sector has
remained by and large unregulated. The Real Estate sector is, to a limited extent, controlled
and regulated at the local government’s level with every state government having its own set of rules
and regulations for real estate development. Taking benefit of country’s abysmal
judicial system, the developers have been taking property buyers for a ride, and putting real estate
sector on the bottom of customer protection and satisfaction pyramid. With the things getting bad to
worse, it has let to big hue and cry, making urgent need for a unified regulatory legal framework to
protect customers’ interest.
Real Estate (Regulation and Development) Act, 2016 is an Act of the Parliament of
India which seeks to protect home-buyers as well as help boost investments in the real estate
industry. The Act establishes Real Estate Regulatory Authority (RERA) in each state for
regulation of the real estate sector and also acts as an adjudicating body for speedydispute
redressal. The bill was passed by the Rajya Sabha on 10 March 2016 and by the Lok
Sabha on 15 March 2016. The Act came into force on 1 The May 2016 with 59 of 92 sections notified.
Remaining provisions came into force on 1 May 2017.] The Central and state governments are liable
to notify the Rules under the Act within a statutory period of six months.

4
INDEX
Real Estate (Regulation and Development) Act, 2016

CHAPTER CHAPTER NAME PAGE NO.


NO.
1. INTRODUCTION 1-7
1.1 Overview 1

1.2 Advantages And Disadvantages 2


1.2.1 Advantages Of Rera
1.2.2 Disadvantages Of Rera
1.3 Ligalistive History 3

1.4 Provisions 4

1.5 Objectives And Reasons For Which Rera Has 5


Been Framed

1.6 Rules In Rera That Will Stop Builders From 5


Delaying Delivery Of Your Dream Home .

6
1.7 Projects Come Under Rera.
1.8 Way By Which Builder Can Be Compliant 6
Rera.
6
1.9 Information Does A Builder Need To Provide
Under Rera To The Buyer.
7
1.10 Impact Of Rera On Insurance Cost For
Construction And Land Title.
2. LITERATURE REVIEW 8-10
2.1 Regulatory Framework 8
2.2 The Objects And Reasons For Which The Act 9
Has Been Framed.
2.3 Salient Features Of The Rera Act 9
CHAPTER NAME OF CHAPTER PAGE NO.
NO.

3. REGISTRATION PROCESS OF REAL 11-18


ESTATE PROJECT
3.1 Registration Steps 11
3.2 Registration Of Real Estate Project With Real 11
Estate Regulatory Authority

3.3 Projects Exempt From The Ambit Of The Act 12


3.4 Application For Registration Of Real Estate 12
Projects
3.5 Granting Of Registration By The Authority 15
3.6 Extension Of Registration 15
3.7 Registration Of Real Estate Agents 16
3.8 Functions Of Real Estate Agents 17-18

4 METHODOLOGY 19-20

4.1 Act 19

4.2 Advertisement 19

4.3 Parking 19

4.4 Application For Registration 19

4.5 Insurance Of The Project 19-20

4.6 Project Finance 20


CHAPTER CHAPTER NAME PAGE NO
NO

5 21-22
DOCUMENTS FOR RERA ACT
MAHARASHTRA

5.1 Documents Required For A Project Registration 21


Under Maharashtra Rera
5.1.1 Basic Documents
5.1.2 Documents Stating All The Plans

5.2 Documents Required For An Agent 22


Registration Under Maharashtra RERA

6 22
THE MAHARASHTRA RERA FEE’S
6.1 Fee For Project Registration 22
6.2 Fee For Project’s Time Extension 22
6.3 Fee For Withdrawing The Project 22
6.4 Fee For The Registration 22
6.5 Fee For The Renewal 22
7 CASE STUDY 23-37

7.1CASE STUDY NO. 1

7.1.1 Organization 23
7. 1.2 Address Details 25
7. 1.3 Project Details 26
7. 1.4 Fsi Details 28
7. 1.5 Bank Details 28-29

7. 1.6 Documents Attached 29


7. 1.7 Building Material 29-30

7.2 CASE STUDY NO. 2 31-37

7.2.1 Organization 31-32


7. 2.2 Address Details 32-33
7. 2.3 Project Details 33-35
7. 2.4 Fsi Details 35
7. 2.5 Bank Details 35-36

7. 2.6 Documents Attached 36


7. 2.7 Building Material 36-37

8 ORGANISATIONAL STRUCTURE 38-39


INDEX

TOWN PLANNING

CHAPTER CHAPTER NAME PAGE


NO NO
1 INTRODUCTION 40-43

1.1 Town Planning 40-41


1.2 Function Of Town Planner 41-43
1.3 Characteristics Of Town Planning 43
2 TECHNICAL ASPECT 44-45

2.1 Basic Structure 44

45
2.2 Organisation Structure Of Town Planning
Department

3 ACTIVITIES OF A TOWN PLANNER 46-47

4 CONCLUSION 48

5 REFERENCE 49

6 PHOTOGALLERY 50
RealEstate(RegulationandDevelopment)Act,2016
CHAPTER NO. 1
INTRODUCTION
Real Estate (Regulation and Development) Act, 2016 is an Act of the Parliament of
India which seeks to protect home-buyers as well as help boost investments in the real estate
industry. The Act establishes Real Estate Regulatory Authority (RERA) in each state for
regulation of the real estate sector and also acts as an adjudicating body for speedy dispute
redressal. The bill was passed by the Rajya Sabha on 10 March 2016 and by the Lok
Sabha on 15 March 2016. The Act came into force on 1 The May 2016 with 59 of 92 sections
notified. Remaining provisions came into force on 1 May 2017.] The Central and state
governments are liable to notify the Rules under the Act within a statutory period of six
months.
1.1 Overview

The Real Estate (Regulation and Development) Act, 2016 (RERA),

aims to protect the interests of home buyers and increase transparency

in the real estate sector.

MahaRERA is the state Authority of Maharashtra for administering the Real Estate
(Regulation and Development) Act, chaired by Shri Gautam Chatterjee. In this
presentation we will see how it will affect the home buyers, builders and brokers –
and the provisions and penalties prescribed under the act

Further real estate agents, who also fall under its ambit, are still in the

process of registering themselves.

Several states still need to notify the rules under the Act and most

importantly for buyers, developers/promoters need to register their projects

under RERA.

Tribunal to pass the order within 60 days – record reasons for any delay in disposal of
appeal
Tribunal not bound by the procedures under Code of Civil Procedure 1908 – can have its own
procedures and shall be guided by principles of natural justice
Tribunal not bound by the rules of evidence under Indian Evidence Act, 1872

Tribunal has same powers as are vested in Civil Court under the Code of Civil Procedures
1908 – examine documents, issue summons, examination on Oath, asking affidavits, issuing
commissions for examination of documents/witness, reviewing decisions, etc.

All proceedings before Tribunal to be judicial proceedings under Indian Penal Code and
tribunal shall be deemed to be a Civil Court for the purposes of Code of Criminal Procedure
1973

Order passed by Tribunal to be executed as Decree of Civil Court

Allottee or Complainant cannot seek remedy both before the Tribunal and Civil Court –
No Civil Court has jurisdiction to entertain any suit or proceedings in respect of any matter
with the Authority or Tribunal

Appeal can be preferred against the order of Tribunal before HC within 60 days

Representations before Authority and Tribunal can be made by Company Officer or CA or


CS or Cost Accountant or legal practitioner

1.2.1 Advantages of RERA Act

1] Genuinity: The RERA authority has made it compulsory for each and every project to be
registered under RERA declaring all the material details like - PAN of the builder, design
(blueprint) of the projects, the materials to be used in the project, approximate cost of the
project, details of the investors etc.
2] Economic Security: This account must be totally separate from the personal account
of the builder or any of his relative/friends. The builder has to deposit 70% of the total
raised money in that separate account, which will be used only for the purpose of the
project.
3] Promise Made Must Be Kept.
4] Post Possession Maintenance.
5] Grievance Cell: Before the RERA came into the picture, the civil courts used to hear the
property related matters, and due to the immense pressure on the judicial bodies, it used to get
extended for years.
6] Two Sets of Provision: Though RERA has been enacted by the Central Government, but
the regulatory power is in the hands of the State.
7] Many States Are Without Grievance Cell.
8] Real Estate Can Be Easier to Understand.
9] Real Estate Is Improvable.
10] Real Estate is a Hedge Against Inflation.
11] Real Estate Properties Exist in an Inefficient Market.
1.2.2 Disadvantages:-
1] Real Estate Has Higher Transaction Costs.
2] Real Estate Has Low Liquidity.
3] Real Estate Requires Management and
Maintenance. 4] Real Estate Markets Have Significant
Inefficiencies. 5] Real Estate Creates Liabilities.

1.3 Legislative History

Citation:- No. 16 of 2016

Enacted by:- Parliament of India

Date passed:- 15 March 2016

Date passed:- 10 March 2016

25 March 2016
Date assented
to:-

Date signed:- 25 March 2016

Date :-
1 May 2016 (59 of 92 sections notified)
1 May 2017 (remaining)
Legislative history

Bill:-
Real Estate (Regulation and Development) Bill, 2016

Bill citation:- XLVI-C of 2013

14 August 2013
Bill published
on:-

4 provisions

1] Registration

The Real Estate Act makes it mandatory for all commercial and residential real estate projects
where the land is over 500 square metres, or eight apartments, to register with the Real Estate
Regulatory Authority (RERA) for launching a project, in order to provide greater
transparency in project-marketing and execution. For ongoing projects which have not
received completion certificate on the date of commencement of the Act, will have to seek
registration within 3 months. Application for registration must be either approved or rejected
within a period of 30 days from the date of application by the RERA. On successful
registration, the promoter of the project will be provided with a registration number, a login
id, and password for the applicants to fill up essential details on the website of the RERA. For
failure to register, a penalty of up to 10 percent of the project cost or three years'
imprisonment may be imposed. Real estate agents who facilitate selling or purchase of
properties must take prior registration. Such agents will be issued a single registration number
for each State or Union Territory, which must be quoted by the agent in every sale facilitated
by him.

2] Protection of buyers

The Act prohibits unaccounted money from being pumped into the sector and as of now 70
per cent of the money has to be deposited in bank accounts through cheques is now
compulsory. A major benefit for consumers included in the Act is that builders will have to
1.5 OBJECTS AND REASONS FOR WHICH RERA HAS BEEN
FRAMED
a) Ensure responsibility towards allottees and protect their interest.

b) Infuse transparency, ensure fair-play, reduce frauds and delays.

c) Introduce professionalism and pan India standardization.

d) Establish symmetry of information between the developers and buyers.

e) Imposing certain responsibilities on both builders and investors

f) Establish a regulatory oversight mechanism to enforce contracts.

g) Promote reliable governor in the sector which in turn would create investor confidence.

1.6 RULES IN RERA THAT WILL STOP BUILDERS FROM


DELAYING DELIVERY OF YOUR DREAM HOME.

. 1. Written affidavit: The promoter's promise will now have a legal standing to it. Along
with all the required documents, the promoter has to give a declaration, supported by an
affidavit stating the time period within which the project or the specific phase will get
completed.

2. Possession date will be sacrosanct: Further, the 'agreement of sale' will have to
specifically carry the date of possession and the rate of interest in the case of any default.
Remember, the time period could differ amongst builders. "For new projects, thecommitted
date of delivery is the choice of the developer and so the customers will need to take a
decision if they find that the committed date of delivery is too distant they can opt to not
purchase the apartment," says Rohit Gera, Managing Director, Gera Developments

3. Clear title of the land: At times, the land on which the project is supposed to be built
gets involved in disputes leading to a delay in construction and delivery. A written affidavit
has to be provided by the promoter that the legal title to the land on which the development is
proposed has legally valid documents with authentication of such title if such land is owned
by another person.

4. Free from encumbrances: Often, it has been seen that several projects get delayed
due to encumbrances which can restrict the promoter's ability to transfer title to the property.
A written affidavit has to be provided by the promoter that the land is free from all
encumbrances.

5. Maintaining separate account: Diversion has been the most common concern
across the industry. Now, as per RERA, 70 percent of the amount realised for the real estate
project from the buyers, from time to time, shall be deposited in a separate account to be
maintained in a scheduled bank to cover the cost of construction and the land cost and shall
be used only for that purpose.

The withdrawals from the account will be according to the extent of the work completed
after it is certified by an engineer, an architect and a chartered accountant and will be subject
to an audit every six-month. Such measures to a large extent are expected to minimise the
diversion of funds, if not fully.

6. Making it an offence: In case of not adhering to the rules, the builder stands not only
to lose the registration of the project too but may also be punishable by imprisonment for a
term which may extend up to three years or with fine which may extend up to a further ten
per cent of the estimated cost of the real estate project, or both. Some states have, however,
compounded the offence to avoid imprisonment of the developers.

"The biggest deterrent to delay in delivery is the clause that allows for compensation to the
flat purchaser in the event of delay in delivery. In addition going beyond the committed date
of delivery as mentioned in the registration of the project entails going back to the authority.

1.7 PROJECT COME UNDER RERA


• Commercial and residential projects including plotted development.
• Projects measuring more than 500 sq mts or 8 units.
• Projects without Completion Certificate, before commencement of the Act.
• The project is only for the purpose of renovation / repair / re-development which does
not involve re-allotment and marketing, advertising, selling or new allotment of any
apartments, plot or building in the real estate project, will not come under RERA.
• Each phase is to be treated as standalone real estate project requiring fresh
registration.

1.8WAY BY WHICH BUILDER CAN BE COMPLIANT RERA


• Project Advertisement
• Withdrawal – POC method.
• Website updation/ Disclosures.
• Carpet area.
• Alteration in project – approval of 2/3 allottees.
• Project accounts – Audit.
• Withdrawals to cover construction and land cost.
• Withdrawals to be in proportion to the percentage completion method.
• Withdrawal to be certified by an engineer, architect, and CA.
• Provision for RERA to freeze project bank accounts upon non-compliance.

1.9 Information does a builder need to provide under RERA to the buyer
• Number, type and carpet area of apartments.
• Consent from affected allottees for any major addition or alteration.
• Quarterly updating of RERA website with details such as unsold inventoryand
pending approvals.
• Project completion time frame.
• No false statements or commitments in advertisement.
• No arbitrary cancellation of units by promoter.

1.10 Impact of RERA on insurance cost for construction and land title
• Land and approval costs to be meted out of internal accruals as prelaunch concept
may end. It may lead to a shift in equity financing from debt financing prevailing
currently. The cost of capital may go up as developers may now have to fund the land
and approval cost through equity.
• With frequent delay in obtaining approvals, debt funding may not be an ideal route for
developers. With entry in the sector made difficult, the sector may witness
consolidation.
• Strong financial and execution capability is required to launch a project.
The development model/agreement may gain prominence.
• The project launch time may increase since a lot of time will be involved in finalizing
finer details before launching a project.
• Details such as complete drawings, utilities layout, etc., needs to be finalized
before project starts.
CHAPTER NO. 2

LITERATURE REVIEW

2.1 REGULATORY FRAMEWORK

Real estate sector plays a catalytic role in fulfilling the needs and demand for housing and
infrastructure in the country and is an important pillar of the economy. While this sector has
grown significantly in recent years, it has been largely unregulated, with absence of
professionalism and standardisation and lack of adequate consumer protection. It has no
sector regulator like there are for other specific sectors like insurance, telecom, stock markets
etc.

History is witness to the fact that whenever sector regulators like SEBI, IRDAI, TRAI etc
have been formed, they have helped in deepening the market and made it more robust.
Though the Consumer Protection Act, 1986 is available as a forum to the buyers in the real
estate market, the recourse is only curative and is not adequate to address all the concerns of
buyers and promoters in that sector. The lack of standardisation has been a constraint to the
healthy and orderly growth of industry. Therefore, since more than a decade the need for
regulating the sector was being emphasised in various forums. In view of the above,
Parliament enacted the Real Estate (Regulation and Development) Act, 2016 which aims at
protecting the rights and interests of consumers and promotion of uniformity and
standardization of business practices and transactions in the real estate sector. It attempts to
balance the interests of consumers and promoters by imposing certain responsibilities on
both. It seeks to establish symmetry of information between the promoter and purchaser,
transparency of contractual conditions, set minimum standards of accountability and a fast-
track dispute resolution mechanism. This Act will be put in operation just like the Motor
Vehicles Act passed by the Central Government, pursuant to which respective State
Governments (“SG”) and Union Territories (‘UT”) are required to notify their own Rules,
which would be in the lines of the Central Act and accordingly administer their own State
Rules.

Accordingly, every SG and UT are to required to promulgate their own Real Estate Rules
which would be based on the lines of the central Real Estate (Regulation and Development)
Act 2016, and establish a Real Estate Regulatory Authority (“RERA”) pursuant to the Rules,
which will administer the respective Real Estate Rules of the State or UT. State
Government and UTs were required to notify and enforce RERA by 1st May 2017, which
was the deadline set by the Central Government. But a few State Government have missed
the deadline of 1st May 2017. It is expected that most of the State Governments would meet
the second deadline of 31st July 2017, by which the ongoing projects are to be registered
with RERA.
2.2 The objects and reasons for which the Act has been framed are

• Ensure accountability towards allottee and protect their interest.

• Infuse transparency, ensure fair-play and reduce frauds & delays.

• Introduce professionalism and pan India standardization.

• Establish symmetry of information between the promoter and allottee.

• Imposing certain responsibilities on both promoter and allottees.

• Establish regulatory oversight mechanism to enforce contracts.

• Establish fast- track dispute resolution mechanism.

• Promote good governance in the sector which in turn would create investor confidence.

2.3 Salient Features of the RERA act

• Establish the Real Estate Regulatory Authority for regulation and promotion of the
real estate.

• Ensure sale of plot, apartment of building, as the case may be, or sale of real estate project,
in an efficient and transparent manner.

• Ensure protect the interest of consumers in the real estate sector.

• Establish an adjudicating mechanism for speedy dispute redressal and also to establishthe
Appellate Tribunal to hear appeals from the decisions, directions or orders of the Real
Estate Regulatory Authority (RERA).

• Regulates transactions between buyers and promoters of residential real estate projects.

• Establishes state level regulatory authorities called Real Estate RegulatoryAuthorities


(RERAs).

• Residential real estate projects, with some exceptions, need to be registered with RERAs.

• Promoters cannot book or offer these projects for sale without registering them. Real estate
agents dealing in these projects also need to register with RERAs.

• Registration, the promoter must upload details of the project on the website of the RERA.
These include the site and layout plan, and schedule for completion of the real estate project.
• Amount collected from buyers for a project must be maintained in a separate bank account
and must only be used for construction of that project. The state government can alter this
amount.

• Right to Legal Representation on behalf of Client by Company Secretaries or chartered


accountants or cost accountants or legal practitioners.

• Imposes stringent penalty on promoter, real estate agent and also prescribes imprisonment.
CHAPTER NO 3
REGISTRATION PROCESS OF REAL ESTATE PROJECT

3.1 Registration steps


Step 1: Go to the official website of Maha RERA: https://maharera.mahaonline.gov.in/
Step 2: Click on the menu “Online Application,” which will redirect to the login page.
Step 3: Click on the link option “New Registration” to register as a new user.
Step 4: A new page opens in which the “User Type” has to be selected.
Step 5: It shows 3 radio buttons: “Promoter, Real Estate Agent, and Complainant.”
Step 6: Choose the appropriate user type.
Step 7: Next, select the necessary “State or Union Territory” from the drop-down menu.
Step 8: Enter the username, password, mobile number, and email address.
Step 9: Type the captcha and click the button “Create User.”
Step 10: A verification link is then sent to the website to the registered email id for
activation.
Step 11: Upon clicking the link, the account is successfully created and activated.
Step 12: Login using the registered Username & Password.
Step 13: Fill all the necessary details the website prompts and upload all the mandatory
documents.

3.2 Prior Registration of Real Estate project with Real Estate Regulatory
Authority:-
A promoter shall not advertise, market, book, sell or offer for sale, or invite persons
to purchase in any manner any plot, apartment or building, as the case may be, in
any real estate project or part of it, in any planning area, without registering the real
estate project with the Real Estate Regulatory Authority established .

The projects that are ongoing on the date of commencement of this Act
and for which the completion certificate has not been issued, the
promoter shall make an application to the Authority for registration of
the said project within a period of three months from the date of
commencement of this Act.

Authority in the interest of allottees, for projects which are developed beyond the
planning area but with the requisite permission of the local authority, it may, by
order, direct the promoter of such project to register with the Authority, and the
provisions of this Act or the rules and regulations made there under, shall apply to
such projects from that stage of registration where the real estate project is to be
developed in phases, every such phase shall be considered a stand alone real estate
project, and the promoter shall obtain registration under this Act for each phase
separately.

3.3 Projects exempt from the ambit of the Act


The following projects do not require to be registered under the Act:

Area of land does not exceed 500 Sq. Meters

No. of apartments does not exceed 8

In case of Renovation/ Repair/Re-development

(a) where the area of land proposed to be developed does not exceed five
hundred square meters or the number of apartments proposed to be
developed does not exceed eight, inclusive of all phases;

(b) where the promoter has received completion certificate for a real
estate project prior to commencement of this Act;

for the purpose of renovation or repair or re-development which does not involve
marketing, advertising selling or new allotment of any apartment, plot or building,
as the case may be, under the real estate project.

3.4 Application for Registration of real estate projects


Every promoter shall make an application to the Authority for registration of the real
estate project in such form, manner, within such time and accompanied by such fee
as may be specified by the regulations made by the Authority.

The promoter shall enclose the following documents along with the application, namely:—

(a) a brief details of his enterprise including its name, registered address, type of enterprise
(proprietorship, societies, partnership, companies, competent authority), and the particulars
of registration, and the names and photographs of the promoter;
(b) a brief detail of the projects launched by him, in the past five years, whether
already completed or being developed, as the case may be, including the current
status of the said projects, any delay in its completion, details of cases pending,
details of type of land and payments pending;

(c) an authenticated copy of the approvals and commencement certificate from the
competent authority obtained in accordance with the laws as may be applicable
for the real estate project mentioned in the application, and where the project is
proposed to be developed in phases, an authenticated copy of the approvals and
commencement certificate from the competent authority for each of such phases;

(d) the sanctioned plan, layout plan and specifications of the proposed project or the
phase thereof, and the whole project as sanctioned by the competent authority;

(e) The plan of development works to be executed in the proposed project and the proposed
facilities to be provided thereof including fire fighting facilities, drinking water facilities,
emergency evacuation services, use of renewable energy.

(f) The location details of the project, with clear demarcation of land dedicated for
the project along with its boundaries including the latitude and longitude of the
end points of the project;

(g) proforma of the allotment letter, agreement for sale, and the conveyance deed
proposed to be signed with the allottees;

(h) the number, type and the carpet area of apartments for sale in the project along
with the area of the exclusive balcony or verandah areas and the exclusive open
terrace areas apartment with the apartment, if any;

(i) the number and areas of garage for sale in the project;

(j) the names and addresses of his real estate agents, if any, for the proposed
project;

(k) the names and addresses of the contractors, architect, structural engineer, if any
and other persons concerned with the development of the proposed project;
(l) a declaration, supported by an affidavit, which shall be signed by the promoter
or any person authorised by the promoter,
Stating: —

(A) that he has a legal title to the land on which the development is proposed along
with legally valid documents with authentication of such title, if such land is
owned by another person;

(B) that the land is free from all encumbrances, or as the case may be details of the
encumbrances on such land including any rights, title, interest or name of any
party in or over such land along with details;

(C) the time period within which he undertakes to complete the project or phase
thereof, as the case may be;

(D) That seventy per cent. of the amounts realised for the real estate project from
the allottees, from time to time, shall be deposited in a separate account to be
maintained in a scheduled bank to cover the cost of construction and the land
cost and shall be used only for that purpose:

The promoter shall withdraw the amounts from the separate account, to cover the
cost of the project, in proportion to the percentage of completion of the project. The
amounts from the separate account shall be withdrawn by the promoter after it is
certified by an engineer, an architect and a chartered accountant in practice that the
withdrawal is in proportion to the percentage of completion of the project.

The promoter shall get his accounts audited within six months after the end of every
financial year by a chartered accountant in practice, and shall produce a statement
of accounts duly certified and signed by such chartered accountant and it shall be
verified during the audit that the amounts collected for a particular project have been
utilised for the project and the withdrawal has been in compliance with the
proportion to the percentage of completion of the project.

The promoter shall take all the pending approvals on time, from the competent authorities
and furnished such other documents as may be prescribed by the rules or regulations made
under

The Authority shall operationalize a web based online system for submitting
applications for registration of projects within a period of one year from the date of
its establishment.
3.5 Granting of Registration by the Authority
On receipt of the application, the Authority shall within a period of thirty days-

(a) Grant registration subject to the provisions of the Act and the rules and
regulations made thereunder. A registration number, including a Login Id
and password to the applicant for accessing the website of the Authority and
to create his web page and to fill therein the details of the proposed project;
or

(b) Reject the application for reasons to be recorded in writing, if such


application does not conform to the provisions of this Act or the rules or
regulations made thereunder. Application shall not be rejected unless the
applicant has been given an opportunity of being heard in the matter.

If the Authority fails to grant the registration or reject the application, as the case
may be, the project shall be deemed to have been registered, and the Authority shall
within a period of seven days of the expiry of the said period of thirty days specified.

The registration granted shall be valid for a period declared by the promoter for
completion of the project or phase thereof, as the case may be.

3.6 Extension of registration


Delay in handing over of projects by the developer within the stipulated time frame has been
a major woe of the buyers and hence has been a major trigger for promulgation of this act.
Hence, at the time of registration, a developer has to specify a time line during which he will
complete and handover the project to the buyer. The timeline is very sacrosanct because if he
fails to do so within the stated time, then there are rigorous provisions in the Act as prescribed
in section 7 & 8 whereby his registration would be revoked and his project would be usurped
by the Regulator. Though as per section 6, an extension of registration may be granted at the
sole discretion of the regulator due to Force Majeure conditions or if there are reasonable
circumstances which merit extension.
The registration granted may be extended by the Authority on an application made
by the promoter due to force majeure, in such form and on payment of such fee as
may be specified by regulations made by the Authority.

"Force majeure" shall mean a case of war, flood, drought, fire, cyclone, earthquake
or any other calamity caused by nature affecting the regular development of the real
estate project.

The Authority may in reasonable circumstances, without default on the part of the
promoter, based on the facts of each case, and for reasons to be recorded in
writing, extend the registration granted to a project for such time as it considers
necessary, which shall, in aggregate, not exceed a period of one year.

Application for extension of registration shall not be rejected unless the applicant has been
given an opportunity of being heard in the matter.

3.7 Registration of real estate agents


Real estate broking is one of the easiest business in India as there are no specific
qualification or experience requirements and also there is no code ofpractice which
sets accountability, transparency and professional benchmarks. Hence, there are
thousands of nonprofessional agents/ brokers in every city operating without any
accountability. Hence, to bring in transparency and accountability, agents have also
been covered under the ambit of RERA and registration requirement has been
mandatory for them as per section 9 of the Act.

Without obtaining registration, real estate agent shall not facilitate the sale or
purchase of or act on behalf of any person to facilitate the sale or purchase of any
plot, apartment or building, as the case may be, in a real estate project or part of it,
being the part of the real estate project registered, being sold by the promoter in any
planning area.

Every real estate agent shall make an application to the Authority for registration
in such form, manner, within such time and accompanied by such fee and
documents as may be prescribed.

The Authority shall, within such period, in such manner and upon satisfying itself
of the fulfilment of such conditions, as may be prescribed —
(a) grant a single registration to the real estate agent for the entire State of
Union territory, as the case may be;

(b) reject the application for reasons to be recorded in writing, if such


application does not conform to the provisions of the Act or the rules or
regulations made there under:

Application shall not be rejected unless the applicant has been given an opportunity of being
heard in the matter.

Whereon the completion of the period prescribed under the act, if the applicant does
not receive any communication about the deficiencies in his application or the
rejection of his application, he shall be deemed to have been registered.

Every real estate agent who is registered as per the provisions of this Act or the rules
and regulations made there under, shall be granted a registration number by the
Authority, which shall be quoted by the real estate agent in every sale facilitated by
him under this Act.

Every registration shall be valid for such period as may be prescribed, and shall be
renewable for a period in such manner and on payment of such fee as may be
prescribed.

Where any real estate agent who has been granted registration under this Act
commits breach of any of the conditions thereof or any other terms and conditions
specified under this Act or any rules or regulations made there under, or where the
Authority is satisfied that such registration has been secured by the real estate agent
through misrepresentation or fraud, the Authority may, without prejudice to any
other provisions under this Act, revoke the registration or suspend the same for such
period as it thinks fit:

Provided that no such revocation or suspension shall be made by the Authority


unless an opportunity of being heard has been given to the real estate agent.

3.8 Functions of real estate agents


Every real estate agent which is not registered with the Authority shall not
facilitate the sale or purchase of any plot, apartment or building, as the case may
be, in a real estate project or part of it, being sold by the promoter in any planning
area. So, firstly they require to register themselves with the authority.
Every real estate agent maintain and preserve such books of account, records and
documents as may prescribed.

Every real estate agent not involve himself in any unfair trade practices, namely:—

(i) the practice of making any statement, whether orally or in writing or by


visible representation which—

• falsely represents that the services are of a particular standard or grade;

• represents that the promoter or himself has approval or affiliation which such
promoter or himself does not have;

• makes a false or misleading representation concerning the services;

(ii) Permitting the publication of any advertisement whether in any newspaper


or otherwise of services that are not intended to be offered.

Every real estate agent shall facilitate the possession of all the information and documents, as
the allottee, is entitled to, at the time of booking of any plot, apartment or building, as the
case may be and discharge such other functions as may be prescribed
CHAPTER NO. 4

METHODOLOGY
4.1 Act:

In accordance with Notifications issued by Urban Development


Department of Government of Maharashtra, MR & TP Act is applicable to
all the districts of Maharashtra. Hence, all areas of Maharashtra are
included in Planning Area as defined in Section 2 of the Act.

4.2 Advertis ement:

As per section 2, which defines ‘advertisement’, any medium adopted in


soliciting for sale would be covered under the said definition, including
sms and emails. Prospectus, which is intended for sale of apartment in real
Estate project, will also be Covered.

4.3 Parking

1. Open Parking Area: This has been clearly included in the definition of
"Common Areas" which need to be conveyed to the Association of
Allottees after Occupancy Certificate is received. Hence, sale or allotment
Of Open Parking Areas by the Promoter is not permissible.

2. Covered Parking as defined in the Maharashtra Real Estate (Regulation


And Development)(Registration of Real Estate Projects, Registration of
Real Estate Agents, Rates of Interest and Disclosures on Website) Rules,
2017 Is permitted to be sold.

3. Garage as defined in the Act is permitted to be sold.

4.4 Application for registration:

After launch of online application for registration from 1stMay 2017, all
promoters shall make their applications online through this IT solution,
filling the details in the requisite forms, uploading the required documents
and paying the necessary fees.

4.5 Insurance of the project :

Promoter has to obtain all such insurance as notified by the State


Government. So insurance wi ll be compulsory only after the Notification
is issued by the State Government. The Act says that the State
Government can prescribe various types of insurance in cluding but not
limited to:-
1. Title of the land and building as a part of the real estate pro ject and

2. Construction of the real estate project.

The promoter is liable to pay insurance premium before transferring the


same to the allottee association of allottees. The documents related to
insurance will have to be handed over to the association of allottees when
the same is formed.

4.6 Project finance:

If this is declared at the time of registration and subject to provisions of


Section 4 of the Act and Maharashtra Real Estate (Regulation and
Development) (Registration of Real Estate Projects, Reg istration of Real
Estate Agents, Rates of Interest and Disclosures on Website) Rules, 2017
made there under. However, the money withdrawn should be utilized
towards construction expenses of the project, on priority.
CHAPTER NO. 5
DOCUMENTS FOR RERA ACT MAHARASHTRA

Once the applicant registers himself or herself on the official Maha RERA website, a few
documents have to be submitted. The documentation is divided into two categories:
• Project registration
• Agent registration

5.1 Documents Required For a Project Registration under Maharashtra


RERA
To register any ongoing project with the Maharashtra RERA, an applicant has to submit the
following documents:
5.1.1 Basic Documents
• A copy of the promoter’s PAN card.
• Name, address, contact number, and a photograph of the promoter (in the case of an
individual).
• Names, contact numbers, addresses, and photographs of the promoters – partners,
chairman, and directors (in the case of entities).
• A copy of the authorized report regarding the promoter/owner’s title flow to the property
in which the development has been proposed. Note that this document has to be
authenticated by a practicing advocate.
• If the promoter isn’t the actual owner of the land/property where the project has been
proposed, then a copy of the development agreement, collaboration agreement, and joint
agreement on the development or any other paperwork that reflects the title of the owner
and the proposed project has to be submitted.
• The details associated with the project’s encumbrances and the information on thefurther
proceedings.

5.1.2 Documents Stating All the Plans.


A copy of the approved plan where the proposed real estate project is to be
done.
• A copy of documents associated with the TDR (Transferable Development Rights) or FSI
(Floor Space Index) and other necessary entitlements that are relevant to the Development
Control Regulations.
• A copy of the documents relating to the common facilities and amenities with the approved
plan.
• A copy of the proposed layout, the proposed plan of the entire project, and the FSI that will
be consumed by the planned project.
• A copy of the proposed FSI and the approved FSI. If the planned FSI is different from what
has been sanctioned, then the details have to be disclosed during the registration period.
• A copy of the proposed wing(s) or building(s) and the sanctioned wing(s) or building(s) for
the project. If there are any differences between the two, then the necessary details have to
be disclosed during the registration time.
• A copy of the proposed number of floors for each wing or building and a copy of the
number of floors that are approved for each wing or building. Any changes between the
two have to be reported at the time of registration. Further changes have to be updated
frequently by the promoter.
• A copy of the total area in square meters.
• A copy of the parking space layout.

5.1.3 Other Necessary Documents


Individual copies of the details relating to:

• The Architecture & Design standards.


• The construction technology that is to be used.
• The measures that are taken for resisting earthquake.
• The adopted facilities and amenities.

Note: The details given above are in accordance with the RERA norms, which are proposed
by the State Government of Maharashtra. Hence, the required paperwork might differ from
one state to the other.

5.2 Documents Required For An Agent Registration underMaharashtra


RERA
To register as a new agent with the Maharashtra RERA, an applicant has to submit the
following documents:
• A copy of the details ofthe enterprise, which will include the applicant’s name, place of
business, registered address, enterprise type, enterprise registration number, DIN
(Director Identification Number), PAN, and Aadhar card number.
• A copy of details as to when the registration was obtained, an authorized copy of
partnership agreement, the articles of association, and the memorandum of association.
• A copy of the recently-taken photographs of the agent. If the applicant is an entity,
then copies of recent photographs of the partners, trustees, directors, chairman, etc.
• A copy of the IT (Income Tax) returns for the last three years.
• A copy of the address of the business place and branch offices.
• A copy of the contact details that includes fax numbers, email address, and telephone
numbers.
• A copy of the projects the applicant (or agent) was involved in the last 5 years.
• A copy of any criminal or civil cases that are pending against the individual or the entity.
• A copy of the letterhead, acknowledgment receipts, and rubber stamp pictures that the
agent uses
CHAPTER NO 6
THE MAHARASHTRA RERA FEE’S
The fee associated with the Maharashtra RERA is categorized into two types:
• Builder/developer
• Agent
The above categories comprise of a few more sub-fee structures, which are listed below in
detail:

Fee for a Real Estate Builder/Developer


The fee structures of a real estate builder or developer include the following:
6.1 Fee for Project Registration: To legally conduct a business in the real estate
industry, a builder/developer has to pay a registration fee for a project to theMaharashtra
RERA authority. The payment mode can be either an RTGS or NEFT transaction. The
registration fee is Rs.10 for each sq.mt. A project can have a registration fee of minimum
Rs.50,000 and maximum Rs.10,00,000.

6.2 Fee for Project’s Time Extension: A builder/developer has the rights to apply for a
time extension if he or she feels that the project may not be completed by the mentioned due
date. However, this will also have a charge. The fee is Rs.10 for each sq.mt, which is
subject to a minimum of Rs.50,000 and a maximum of Rs.10,000,00 for a project. The
payment mode can be either an RTGS or NEFT transaction.

6.3 Fee for Withdrawing the Project: A promoter can withdraw a real estate project but
it has to be 30 days before the expiry date of the submission date the authority has provided.
The charges for this will be same as the fee paid during the time of registration. Once the
application is processed, the amount will be refunded to the promoter in a short time.

Fee for a Real Estate Agent


The fee structure for a real estate agent include the following:
6.4 Fee for The Registration: A real estate agent or a realtor has to pay the
registration fee at the time of initial application submission. The payment mode is either
an RTGS or NTFS transaction, where the agent has to pay Rs. 10,000 (if the applicant is
an individual) or Rs.1,00,000 (if the applicant is a group of members or an entity).

6.5 Fee For The Renewal: Under the section 9, a realtor or estate agent can apply for
the renewal at least 60 days before the registration expires. The applicant has to fill the
“Form J,” which is then followed by a payment of Rs.10,000 (if the applicant is an
individual) or Rs.1,00,000 (if the applicant is a group of members or an entity).
Note: The details given above are as per the RERA norms set by the state government of
Maharashtra. Hence, the fee structure may differ from one state to the other
CHAPTER 7

CASE STUDY NO. 1

7.1.1 Organization

Name:
Sai Group Construction

Building Name:
Yashoda Complex
Organization type:
Other

Description for other type organization:


Joint Venture

Past experience:
No

7.1.2 Address Details

Block no:
First floor office no. 3

Street Name:
Janta Raja Marg

Locality:
Sangamner

Land Mark:
Janta Raja Maidan

State/ UT:
MAHARASHTRA

Division:
Nashik
District:
Ahmadnagar

Taluka:
Sangamner

Pin code:
422605

Village:
Sangamner ( Ghulewadi )

7.1.3 Project

Project Name:
Yashoda Complex

Project Status:
On-Going Project

Proposed date of completion:


08/12/2018

Revised Proposed Date Of Completion:


31/07/2022
Litigation related to Project?
No

Project Type:
Others

Are there any promoter (Land Owner / Investor) ( as defined by MahaRERA Order ) in
the project ?
Yes

Plot Bearing No / CTS No / Survey No / Final Plot No:


231/18/2/1/2/3 Plot 1 to 8

Boundaries East:
6 MTR ROAD

Boundaries West:
30 MTR ROAD Sangamner, Ghulewadi road

Boundaries South:
9 MTR ROAD

Boundaries North:
S No 231/16/17

State / UT:
MAHARASHTRA
Division:
Nashik

District:
Ahmadnagar

Taluka:
Sangamner

Village:
Ghulewadi (CT)

Street:
Sangamner, Ghulewadi Road

Pin Coad:
422507

Locality:
Ekta Chawk

Area (In Sqmts):


1746.37

Total Building Count:


1

Sanctioned Building Count:


1

Proposed but not Building Count:


0

Aggregate Area (In sqmts) of recreational open space:


0

7.1.4 FSI Details

Built-up- area as per proposed FSI (in sqmts) (Proposed but not sanctioned) (As soon as
approved, should be immediately updated in approved FSI):
0

Built-up-Area as per approved FSI (In sqmts) :


2444.70

Total FSI:
2444.70

7.1.5 Bank Details

Bank Name:
Union Bank Of India

IFSC Code:
UBIN0532258

7.1.6 Documents Attached


1. Agreement
2. Property Documents
3. Affidavit cum declaration
4. Encumbrance certificate
5. Layout plan
6. Construction completion certificate
7. Architect Certificate
8. Non-Agricultural (NA) Certificate
9. Extension Certificate
10. Non-Objection certificate (NOC)

7.1.7 Building Material

Bricks:
First class bricks

Cement:
OPC-53 grade (altratech)

Steel:
Fe450 and Fe500 (Kalika Steel)

Sand
Artificial Wash Sand

Aggregate:
¾ inch Khadi
Concrete:
M20 Grade

Paint:
Berger Paint

Tiles:
Jonson (flooring)
Glossy (walls)

CASE STUDY NO. 2


7.2.1 Organization

Name:
SMBT Residency

Organization type:
Partnership

Description for other type organization:


NA (Non-Agricultural)

Past experience:
No

7.2.2 Address Details

Block No.:

Kalpesh Chimanlal Mehta

Building name:

3 Kunthunath Housing Society

Street Name:
Collage Road

Locality:
Sangamner

Landmark:
Sangamner

State/UT:
MAHARASHTRA

Division:
Nashik

District:
Ahmednagar
Taluka:
Sangamner

Village:
Ghulewadi (CT)

Pin Code:
422605

7.2.3 Project

Project Name:
SMBT Residency

Project Status:
New Project

Proposed date of Completion:


31/3/2020

Litigation related to this Project?


No

Project type:
Residential

Are there any Promoter (Land Owner / Investor) (as defined by MahaRERA Order) in
the Project?
Yes

Plot Bearing No / CTS No / Survey No / Final Plot No:


22/2, 22/3, 22/5/2

Boundaries East:
Nashik Pune Highway

Boundaries West:
Arjun Appa Kasar

Boundaries North:
SMBT Dental College

Boundaries South:
S No 22 Raut

State / UT:
MAHARASHTRA

Division:
Nashik

District:
Ahmednagar

Taluka:
Sangamner

Village:
Ghulewadi (CT)

Street:
Nashik Pune Highway

Locality:
Ghulewadi

Pin Code:
422605

Area (In sqmts):


16700

Total Building Count:


6

Sanctioned Building Count:


6

Proposed But Not Sanctioned Building Count:


0

Aggregate Area (In sqmts) of Recreational Open Space:


1686.69

7.2.4 FSI Details

Built-Up-Area as per proposed (In sqmts) (Proposed but not sanctioned) (As soon as
approved, should be immediately updated in approved FSI):
0

Built-Up-Area as per approved FSI (In sqmts):


16295.77
Total FSI:
16295.77

7.2.5 Bank Details

Bank Name:
Union Bank Of India

IFSC Code:
UBIN0532258

7.2.6 Documents Attached

1. Agreement
2. Property Documents
3. Affidavit cum declaration
4. Encumbrance certificate
5. Layout plan
6. Construction completion certificate
7. Architect Certificate
8. Non-Agricultural (NA) Certificate
9. Extension Certificate
10. Non-Objection certificate (NOC)
7.2.7 Building Material

Cement:
Birla-OPC-53 grade

Bricks:
First class bricks

Steel:
Fe500 (Shriram)

Aggregate:
20 mm

Sand:
Artificial wash sand

Concrete:
M20

Paint:
Emulsion (Internal)-Apex (External)
CHAPTER 8

ORGANIZATION STRUCTURE
Maharashtra notified Real Estate (Regulation and Development) Act, RERA Rules on 1 May
2017. The Maharashtra RERA will develop the real estate sector of the state and infuse
tranfarency in real estate transaction. Initially, the Government presented the draft rules
before organization representing buyers to seek. Advised and objection. Accepting the
suggestion by the home buyers, the state housing department embedded the draft rules and
notified it.
Maharashtra is the only state that has developed a dedicated website for the RERA and setup
a dedicated RERA office in Bandra.

As per the rules, Maharashtra RERA will work on a prefixed organization structure which
will consist of a chairperson, member of RERA, a secretary, finance wing, legal wing,
technical and administration wing and IT wing. According to the rule, the chairperson will be
the head and will be indirect contact with RERA members and the secretary. The secretary
will head finance wing, legal wing, technical and administration wing and IT wing amg will
report to the chairperson.
Counting for the world-class facilities to its citizens by providing home for all, developing
smart cities and bringing advancement in infrastructure development, the Indian Government
came up with the real estate Act to regulate the said sector.
The central Government implemented the RERA rules on 1 May 2016 and ask all the states
to notify the same by 1 May 2017. Till now 13 states and 6 Union territories have notifiedthe
RERA rules and other are in the process of notifying the rules.
TOWN PLANNING
CHAPTER NO 1

INTRODUCTION
1.1 Town planning:-

Town planning is the process of managing land resources. It involves the control of existing
and new developments, as well as strategy preparation to ensure manage future
requirements. It is a dynamic process that changes in response to policy, development
proposals and local needs.

Town planners must try and balance the demands of landowners and developers, with the
needs and concerns of the community and the policy framework. If planning is successful, it
can provide protection for the environment, can promote and faciltiate regeneration, can
help create and sustain communities, and can create new and exciting places.

Town planning maintains the best of the past while encouraging creativity and innovation
in the development of a sustainable future.

Historically, the practice of urban planning and applying some level of control to the design
to communities, dates back at least as far as the third millennium BC, and the urban designs
of the Mesopotamians, Minoans, and Egyptians. Grid-like, or orthogonal, urban plans were
first used for structuring cities in the 8th century BC by the Ancient Greeks, and the Roman
Empire then dramatically expanded city planning, predominantly for military defence, but
also for public convenience, developing the ‘city centre’.

During the Middle Ages, some European cities retained the Roman ‘city centre’ idea of
planning, while others developed more organically, sometimes with little-to-no system of
planning in place.

With the Enlightenment came a fresh examination of the ideas of urban planning. As a
result of this new open-mindedness, several European cities tried to redesign their major
cities; in some cases quite drastically, such as Paris under Baron Haussmann who
introduced long and wide boulevards.

During the Industrial Revolution, urban centres of the new industries grew at an
unprecedented rate, albeit very often with a complete lack of planning for the living and

Working environments of the poorer classes. By the end of the 19th century
though, urban planners and theorists had begun to realise that this should
change.
At around the same time, the Town and Country Planning Association was founded, which
heralded the start of the professionalization of urban planning. With the emergence of
modernism in the 1920s, new ideas about how the urban environment should be planned
and organised were developed.

The Town and Country Planning Act 1947 was an important piece of British legislation
that introduced the basis for much of the contemporary planning system. It was
intended as a response to the post-Second World War need for large-scale rebuilding
and planning of towns and cities, as well as to help reorganise industry.

The Town and Country Planning Act 1990 superseded the 1947 Act and made several
changes, principally dividing planning into forward planning and development control, i.e.
setting out the future strategy of the local authority, and controlling the current
development.

For more information, see Town and Country Planning Act.

By the 1960/70s, modernism had many critics, who argued that its ideas and theories, when
put into practice, resulted in unintended consequences such as the development of sink
estates, urban blight and other social problems. Since this period, there has been more of a
tendency for town planners to focus on ‘landmark’ projects in an attempt at individualising
their particular area, in the hope of regenerating interest. One famous example of this was
the ‘Bilbao effect’ resulting from the construction of the Guggenheim Museum in Bilbao.

1.2 FUNCTION OF TOWN PLANNER:-

Town planners ensure land is used effectively to meet economic, social and
environmental needs. Town planning maintains the best of the past while encouraging
creativity and innovation in the development of a sustainable future.

Planners are involved in making both short and long-term decisions about the
organisation and development of commercial sites, villages, towns, cities and the
countryside, advising the community, developers, local and national government to help
them make decisions about development.

Town planners operate at very different scales; from considering the location of major
new transport hubs, large energy facilities or renewable projects through to more local
issues such as the design, development and construction of new homes, shops, schools,
urban spaces, and so on.

The roles that town planners undertake are very diverse, including:

 Working within the planning system (typically for the local planning authority, but also in
central government) helping in the administration and enforcement of the planning
process, determining planning applications and developing local planning policy and
local plans.
 Working as consultants for clients (see Planning consultant for more information).
 Employed by companies in the built environment sector, such as multi-disciplined
practices, large developers, economists, policy advisers, research organisations, and so
on.

The term ‘town planning’ was first used in the UK in 1906, and in 1909, the Housing, Town
Planning, etc Act 1909 first empowered local authorities to prepare development schemes
for land. Sometimes, the term ‘town planner’ can be considered to refer to planners working
for local authorities, whereas those in the private sector might be referred to as 'planning
consultants'. However, ‘town planner’ is a general description that is not protected by law
and the Royal Town Planning Institute (RTPI) has members from all areas of the planning
profession.

When considering planning applications and developing local planning policy and local
plans, town planners endeavour to balance the conflicting demands of different land uses,
such as:

 Agriculture.
 Housing.
 Industrial development.
 Recreation.
 Transport.
 The environment.

They need to strike a balance between development, sustainability and preservation.

Town planning is a subject that requires a variety of skills and expertise. Often town
planners choose to specialise in a certain areas of work such as urban design or protecting
historical sites. Many work across a range of different fields.

The activities of a town planner might include:


 Developing planning solutions.
 Designing layouts.
 Drafting design statements.
 Visiting sites to assess the effects of proposals on the environment and local community.
 Consulting with key stakeholders and other interested parties.
 Negotiating and working with professionals such as developers, surveyors and architects.
 Assessing planning applications and monitoring developments.
 Developing planning policies.
 Presenting at and attending; consultations, appeals, public enquiries, planning committee
meetings and court proceedings.
 Encouraging education and awareness.
 Writing reports and other material, explaining regulations or making recommendations.
 Advising on environmental impact assessments.
 Providing advice on how and when to seek planning permission.
 Advising on local planning policy.
 Undertaking specialist research.
 Advising on issues related to transport traffic and infrastructure.
Advising on neighbourhood planning issues.

Graduates from any degree subject can become planners, however, to become a chartered
town planner, a university degree accredited by the Royal Town Planning Institute (RTPI)
is required and/or a number of years’ experience in spatial planning. Chartered town
planners must comply with an independent code of professional conduct, hold professional
indemnity insurance and undertake continuing professional development (CPD)
throughout their career to ensure their knowledge remains up to date.

1.3 CHARACTERISTICS OF TOWN PLANNING:-

Town planning may include:


 Creating new towns and/or villages.
 Balancing community, business and environmental needs.
 Helping to inform and direct local and national policy.
 Safeguarding green and other public spaces.
 Assessing planning applications.
 Attracting investment and industry to an area.
 Protecting buildings of historical and architectural merit/importance.
 Ensuring that land suitable for development is readily available.
 Developing programmes of land reclamation.
 Assessing the effects of proposals on the environment and local community.
 Inspection, monitoring and enforcement action.
 Negotiating and working with professionals such as developers, surveyors and architects.
 Encouraging education and awareness.
 Providing advice on how and when to seek planning permission.
 Undertaking specialist research.
 Advising on issues related to transport traffic and infrastructure
CHAPTER NO 2

TECHNICAL ASPECT

2.1 Basic structure


Technical aspects of urban planning involve the applying scientific, technical processes,
considerations and features that are involved in planning for land use, urban design, natural
resources, transportation, and infrastructure. Urban planning includes techniques such as:
predicting population growth, zoning, geographic mapping and analysis, analysing park
space, surveying the water supply, identifying transportation patterns, recognizing food
supply demands, allocating healthcare and social services, and analysing the impact of land
use.
In order to predict how Building codes and other regulations dovetail with urban planning
by governing how cities are constructed and used from the individual level.
ies will develop and estimate the effects of their interventions, planners use various models.
These models can be used to indicate relationships an patterns in demographic, geographic,
and economic data. They might deal with short-term issues such as how people move
through cities, or long-term issues such as land use and growth.
An urban planner is a professional who works in the field of urban planning for the purpose
of optimizing the effectiveness of a community's land use and infrastructure. They
formulate plans for the development and management of urban and suburban areas,
typically analysing land use compatibility as well as economic, environmental and social
trends. In developing any plan for a community (whether commercial, residential,
agricultural, natural or recreational), urban planners must consider a wide array of issues
including sustainability, existing and potential pollution, transport including potential
congestion, crime, land values, economic development, social equity, zoning codes, and
other legislation.
The importance of the urban planner is increasing in the 21st century, as modern society
begins to face issues of increased population growth, climate change and unsustainable
development. An urban planner could be considered a green collar professional.[16]
Some researchers suggest that urban planners around the world work in different "planning
cultures", adapted to their local cities and cultures.[17] However, professionals have
identified skills, abilities and basic knowledge sets that are common to urban planners
across national and regional boundaries.
2.2 Organisation Structure of Town Planning Department
CHAPTER NO 3

ACTIVITIES OF A TOWN PLANNER MIGHT INCLUDE

The activities of town planner might include:


 Developing planning solution.

 Designing layout.

 Drafting design statements.

 Visiting sites to assess the effects of proposals on the environment and local
community.

 Consulting with key stakeholders and other interested parts.

 Negotiating and working with professional such as developers, surveyorsand


architects.

 Presenting at and attending; conclusions, appeals, public enquiries, planning


committee meetings and court proceeding.

 Encouraging education and awareness.


 Writing reports and other material, explaining regulations or making
recommendations.

 Advising and environmental impact assessments.

 Providing advice and how and when to seek planning permission.

 Advising on local planning policy.

 Undertaking specialist research.

 Advising on issues related to transport traffic and infrastructure.

 Advising on neighbourhood planning issue.

Layouts
1. Drafting design statements.

2. Visiting sites to assess the effects of proposals on the environment andlocal


community.

3. Consulting with key stakeholders and other interested parties.

4. Negotiating and working with professionals such as developers, surveyors


and architects.
CONCLUSION

The proper guidance of project head and sincere efforts of our group have lead
successfully accomplishment of our concerned project. The Project based on “Rules and
Regulations of Government housing schemes” was interesting to work on it and also gained
in this project work.
The knowledge of project will definitely be helpful in our future. So we must
maintain that final year project was and essential part ofour engineering education enhancing
our technical knowledge and practical skill.
With implementation of RERA not only will customer interest will be protected but
builders will also benefit from great transparency. In fact, Regulation has always helped a
market to develop more significantly as we have seen in the case of capital market. For the
real estate market that is plagued by overcapacity, this will surely be a blessing in disguise.
Developers need to make timely delivery of the booked office spaces or homes. If not
strict compensation and imprisonment can be taken against the developers. The same features
promised at the time of registrations need to be delivered at the time of handover if not the
builder can be penalized.
Our goal is provide the info. About housing scheme to the people and make
the more transparency in buyers and contractors.
REFERANCE

 WWW.legistify.com/rera/maharera/?gclid
 https://en.Wikipedia.org/.../Real_Eatate_(Regulation_and_Develop
ment)_Act,_2016
 Guide to RERA with RERA check lists
 https://www.townplanning.gov.fj/index.php/planning/introduction
 httpa://www.designingbuildings.co.uk/Wiki/Town_planning
 prof. N. H. Pawar.

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