0

Jawaharlal Nehru Port Trust

 Concept for Redevelopment of
structurally unsafe buildings in JNPT Township

1
Jawaharlal Nehru Port Trust
 2
Jawaharlal Nehru Port Trust
 Township Residential
• JNPT Township was planned and constructed by HOWE
Planning Consultant along with Upal Ghosh Associates,
Delhi around 1986
• The township on 252 acres(102 ha) was constructed for
the residential accommodation of persons working for J N
Port.
• There are following types of residential accommodation.
Type/Floors DU’s/Building Total Buildings Total Units

A Type G+3 16 55 880

B Type G+2 6 160 960

C Type G+1 4 42 168

D Type 1 11 11

Sagarika G+2 6 1 6

Samudrika G+2 6 1 6

Chairman Bungalow 1 1 1

Dy Chairman 1 1 1

Trainee’s Hostel 56 1 56

A Type B2 Type D Type Total 273 2089

B1 Type C Type Public Buildings
3
Jawaharlal Nehru Port Trust
Overall picture of the township - Residential
Sr. No. TYPE OF No. of B.U.A. OF ONE TOTAL UNITS IN BUA OF ONE Total B.U.A. of TOTAL UNITS IN
BUILDING BUILDINGS UNIT (Sqm.) ONE BUILDING BUILDING BUILDINGS ALL BUILDINGS

RESIDENTIAL
1 Type -A 55 45 16 720 39600
880
2 Type -B1 96 65 6 390 37440
576
Total BUA – 163355 sq.m
3
4
Type -B2 62
42
65
95
6
4
390
380
24180
15960
372 (16.3ha)
Type -C 168
5 Type -D 11 160 1 160 1760
11
SUB TOTAL 266 118940
2007 Township land – 102 ha
6 Chairman 1 617 1 617

FSI Consumed – 0.16

Bungalow 1
7 Dy Chairman 1 270 1 270
Bunglow 1
8 Sagarika 1 117 6 707
6
9 Samudrika 1 121 6 731
6
10 Trainee's Hostel 1 51 56 2873
56
SUB TOTAL 5198 2089
TOTAL BUILT UP AREA RESIDENTIAL 124138
NON-RESIDENTIAL
Social
1 Recreation 5 5856 5856 5
2 Health 1 7709 7709 1
3 Education 4 8341 8341 4
Miscelleneou
4 s 5 17309 17309 5
TOTAL BUILT UP AREA NON RESIDENTIAL 39215 15

163355 4
Jawaharlal Nehru Port Trust
Situation today
Total BUA of 54 buildings =
• The highlighted buildings are
35250 Sq.m
beyond repairs and currently in a
critically distressed condition

• These buildings are recommended

to be demolished by structural
audit team of IIT Bombay.

Details of buildings recommended to be

demolished.
Type Bldg Total units Occupied Vacant
Nos

A 43 688 450 238

B 11 66 27 39
Total 54 754 477 277

54 buildings having 754 units

recommended for demolition

5
Jawaharlal Nehru Port Trust
 Site Pictures depicting
Situation of 54 buildings :

• IIT Bombay
recommended to
demolish 54 buildings of
housing A and B type
having total 754 units.
A Type G+3 A Type G+3

• The recommendations
from the preliminary
investigation of the
structures is that any kind
of repairs are not logical
for these buildings and it
is recommended to
demolish these
structures.

B Type G+2 Corrosion of steel reinforcement 6

Jawaharlal Nehru Port Trust
Action Area - Phase I
• There are 34 buildings forming one
52 condominium bounded by road in sector 1.
Total Plot Area – 53
• The recommendation to demolish
53052 Sq.mt ( 5.3 Ha) buildings gives opportunity to rebuild
50
54 A Type 51 46 with full potential.
55
49 Tenements Area of
48 47 45 Type of No. of in each Total Each Type
60 59 57 Building Building Building Tenements (Sq.m)
61 56 44
A 23 16 368 45
58 B (B2) 11 6 66 65
5.3 ha 43 Total 34 434
63
62 40 41 Total Built up Area A Type – 16560 sq mts
64 39 42
65 Total Built up Area B Type – 4290 sq mts
B Type 38
34
35
37 Total Built-Up Area – 20850 sq.m
Total 434 units on 5.3 ha land.
33 36

32 Tenement Density – 82 DU/ha

FSI Consumed – 0.47
7
Jawaharlal Nehru Port Trust
Action are Site features

• There are many trees in the

condominium along with 1 ESR
and 1 Electric Sub Station.

• The maximum trees will be

tried to save while planning
redevelopment.

• Double the number of trees

felled will be planted.

Picture showing trees around the ESR and Electric Sub Station
buildings
8
Jawaharlal Nehru Port Trust
Building Types

A Type (1 BHK) B Type (2BHK)

BUA -45 Sq.m ( 484 sqft ) BUA - 65 Sq.m ( 700 sqft )

Tenements : Tenements :
No of tenements in each Type – 16 No of tenements in each block – 6
Total - 688 Total - 66
9
Jawaharlal Nehru Port Trust
Intent of Redevelopment

CIDCO GDCR 2016 Appendix – VII (Regulation No.34) Regulations for Reconstruction/Redevelopment
permits redevelopment with 2.5 FSI.

• If 754 units reconstructed by JNPT having 35250 Sq.m BUA then the cost may be approx Rs.113.83 cr.

• JNPT may monetise the land and gets 754 units reconstructed without investment from pocket.

• Redevelopment can be on SRA model.

• CIDCO GDCR permits 500 tenements/ha as maximum density.

• Explore application of Pradhan Mantri Awas Yojana ( PMAY ) - Credit-link Subsidy Scheme (CLSS)
and Affordable Housing in Partnership (AHP).

10
Jawaharlal Nehru Port Trust
Case Study : CIDCO Housing in Dronagiri

Opposite JNPT Township,

CIDCO constructed EWS and LIG
houses under PMAY at Plot no.1,
Sector no.11, Plot no.63 and 68 in
Sector no.12 Dronagiri.

• Total land of 3 sites = 56572 Sq.m

• Total Tenements = 2478
• Tenement density = 442 DU’s/ha

EWS LIG
NO OF AREA IN NO OF AREA IN
SR NO SITE UNIT SQM UNIT SQM
1 Plot 68 SEC12 270 12996 468 26219
2 Plot 63 SEC 12 270 12996 498 27895
3 Plot 1 SEC 11 342 16479 630 35205

TOTAL 882 42471 1596 89319

11
Jawaharlal Nehru Port Trust
Layout of CICO Housing Plot no.1, Sector no.11, Dronagiri.
Tenament Density – 486 DU’s/Ha
Population Density – 2430 pph
LIG :
Area of single unit –
36 Sq.m(387 sqft)
Total Tenements – 630

Typical Floor Plan 1 to 7th

Building Type LIG R&C + R (G+14)
EWS :
Area of single unit –
31 Sq.mts (333 sqft)
Layout Plan – CIDCO, Dronagiri Total Tenements – 342

Total Plot Area – 20248 Sq.m Total Built up Area

Permissible FSI – 2.5 2.02ha (Res) – 32908 Sq.mts
Consumed FSI - 2 (Com) – 697 Sq.mts
Open Space – 15% Total Tenements - 972
Typical Floor Plan 1 to 7th

Ground Coverage – 21% Building Type EWS (R) (G+14)

12
Jawaharlal Nehru Port Trust
Site Pictures : Housing Scheme of EWS and LIG, Sector 11 Dronagiri

13
Jawaharlal Nehru Port Trust
Site Pictures : Housing Scheme of EWS and LIG, Sector 11 Dronagiri

14
Jawaharlal Nehru Port Trust
Construction Techniques

Contractor: B.G Shirke

Construction by pre-cast column, beams and slabs

Use of Siporex technology

• Construction cost as per work order = Rs.1300/Sqft

• Area + Infra development cost =Rs. 1700/Sqft

• Net construction cost = Rs. 3000/Sqft

• Sale price of CIDCO for EWS (310 Sqft)= Rs. 18.5 lacs
• Rs.6000/sqft

• Sale price of CIDCO for LIG (360 Sqft) =Rs. 25 lacs

• Rs.6900/sqft
15
Jawaharlal Nehru Port Trust
Can this township be next big realty hotspot?

• JNPT Township is located next to Dronagiri Node. This node is a well-planned upcoming area which is
witnessing rapid growth in housing demand and capital values alike.

• JNPT Township is surrounded by Karanja River, Dronagiri fort which is major tourist attraction and
JN Port.

• JNPT Township is well connected to Uran which is 8 kms, Panvel 22 kms, Belapur 29 kms. The Budget
2019-20 has already announced a allocation for multiple phases of the MUTP (Mumbai Urban
Transport Project). This will take care of the development of the Belapur-Seawoods-Uran railway
network in Navi Mumbai and Dronagiri which will make connectivity smoother for residents in
JNPT.

• The Mumbai Trans-Harbour Link or MTHL will be landing near Dronagiri and will link Navi Mumbai
and Mumbai seamlessly. Also the JNPT SEZ and NMSEZ are key commercial developments sparking
real estate growth around the township.

16
Jawaharlal Nehru Port Trust
Total permissible B/Up Area of plot in Action Area :
Action area plot admeasures 5.3 ha net.

Permissible B/UP as per FSI FSI =1 FSI = 2

(sq.
mt). Ha (sq. mt) Ha
Total Perimissible B/Up area 53052 5.3 106104 10.6

Total permissible B/Up area by considering

(premium area) Addition of 30% 68968 6.89 137935 13.78
Possible Units with avg size of 55 sqm 965 1923
Unit Density/ha 182 363

*Permissible tenement density as per CIDCO GDCR 500 unit/ha

Consumption of permissible 2.5 FSI is difficult as experienced by CIDCO.
17
Jawaharlal Nehru Port Trust
Redevelopment of Action Area

CIDCO GDCR 2016

Appendix – VII (Regulation No.34)
Regulations for Reconstruction/Redevelopment

Sr. No Category Permissible FSI

Plot area of of 1000 sq.m or more and having access
1 road of minimum 15m width
2.50

2 Plot area of of 1000 sq.m or more and having access

road of minimum 9m width.
2.00

3 All other plots having access road below 9m width 1.80 Authorisedly consumed FSI
+ 50% Incentive whichever less

Composition proposed

1 BHK 52 Sq.m
2 BHK 92 Sq.mts
3 BHK 120 Sq.mts
Consumed FSI – 2.0
18
Jawaharlal Nehru Port Trust
Proposed Product Mix : Considering FSI 2.0 ( Basement + S+12 )

Plot Area : 53052 Sq.m (5.3 Ha)

FSI – 2.0 ( 106496 Sq.m ) (10.6 Ha)
1 BHK 2 BHK 3 BHK
Proportion in percentage 50 40 10
Area allocation as per percentage 63663 31831 10610
Area of each tenement( In sq.m) 52 92 120
Number of tenements on each floor 4 4 2
Total Built Up 58656 47564 2640

No of building blocks : No of tenements in each Total tenements in each type :

building :
1 BHK – 24 1 BHK – 48 1 BHK (52 Sq.m) = 1152
2 BHK – 11 2 BHK – 48 2 BHK (92 Sq.m) = 528
3 BHK – 2 3 BHK - 12 3 BHK (120 Sq.m) = 24
Total tenements - 1704
19
Jawaharlal Nehru Port Trust
Redevelopment of Action Area

TYPE EXISTING TOTAL PROPOSED TOTAL

BUA TENEMENTS BUA TENEMENTS
A 45 688 52 688

B 65 66 92 96

TOTAL 754 784

• The total tenements of 688 residing in A Type will be

accommodated in 1 BHK 52 Sq.mt and 66 residing in B
Type will accommodate in 2 BHK 92 Sq.mt on 1.3 ha of
land.

• Remaining 4 ha land can be monitised.

1 BHK 52 Sq.mts (S+14)

2 BHK 92 Sq.mts (S+12)
3 BHK 120 Sq.mts (S+6)

Consumed FSI – 2 20
Jawaharlal Nehru Port Trust
CATALOGUE

1 BHK (B) 52 Sq.mts S + 12 2 BHK 92 Sq.mts S + 14 3 BHK 120 Sq.mts S + 6

Area- 52 Sq.m (560 sq.ft) Area- 92 Sq.m (990 sq.ft) Area- 120 Sq.m (1290 sq.ft)
Market Price – Rs.42,25,500/- Market Price – Rs.74,75,000/- Market Price – Rs.97,50,000/-

21
Jawaharlal Nehru Port Trust
PARKING
TYPE TENEMENTS PARKING
BASEMENT + STILT
1 BHK 52sqm 1152 576
2 BHK 92sqm 528 528
3 BHK 1200sqm 24 24
10% Visitor parking 110
10% 2 wheeler parking 110
TOTAL 1680 1348

CIDCO GDCR 2016

Land Use Car spaces (Residential) (2.5 x 5)

• One space for every one tenement of built-up area

more than 60 sqm
• One space for every two tenements of built-up area
more than 45sqm upto 60 sqm
• One space for every four tenements of built-up area
upto 45 sqm
• 10% of total parking spaces shall be provided for visitors
parking and 10% for two wheelers parking.
• In case of residential land use 25% of the open space
around the building may be used for parking.

22
Jawaharlal Nehru Port Trust
Phase 01
Status of Buildings Flats in all 3 sector in township

Building Type Occupied Vacant

A Type 513 367
B Type 675 285
Total 1188 652

Occupancy status of Residential buildings to be

demolished in 54 buildings
Type Bldg Total units Occupied Vacant
Nos

A 43 688 450 238

B 11 66 27 39
Residential buildings to be demolished in the action area Total 54 754 477 277
Tenements
Type of No. of in each Total • 477 occupants from A and B Type can be easily
Building Building Building Tenements
A 23 16 368 accommodated in vacant tenements 652 of A and B type
B (B2) 11 6 66 in Sector 1,2 and 3.
Total 34 434
23
Jawaharlal Nehru Port Trust
Phase 01 Construction

Project is being strategically divided in two phases.

• In first phase tenement for JNPT will be

constructed.

• In second phase free sale component will be

constructed.

• The total tenements of 688 residing in A Type and

66 in B Type will be accommodated in the
highlighted area on 1.3 ha of land.

• On balance 4 ha land the developer will

construct free sale component.

24
Jawaharlal Nehru Port Trust
Financial workability
• Total units in 54 buildings to be demolished 754 which has two types, Type A = 45 Sq.mts and
• Type B = 65 Sq.mts. Total BUA = 35250 Sq.mts.
• Consuming the FSI of 2.0 the total BUA available for construction is 108860 Sq.mts.
• The construction cost + site infra development is Rs.3000/Sq.ft.
• The total cost of the construction of 108860 Sq.mts is Rs. 351.53 cr.
• Considering unit mix can construct total of (108860 Sqm) on 5.3 ha land = 1704 DU
• Units to be given to JNPT free of cost -1BHK(A) and 1BHK(B) (35250 Sqm) on 1.3 ha land = 754 DU
• Units left for sale in the market (71246 Sqm) on 4 ha land area = 950 DU
• Market rate in Dronagiri area = Rs.6500/Sq.ft
• With total built-up of 73610 Sq.mts (with 25% super built-up can generate) = Rs.643cr.
• Construction cost of 754 units to be handed over to JNPT = Rs. 113 cr
• The land cost of 4 ha utilise for 950 DU’s at base rate of Rs.6300/Sq.mt is Rs. 25.2 cr.
• The Net surplus of Redevelopment of 5.3 ha in Sector 01 is Rs.266 cr.

25
Jawaharlal Nehru Port Trust
Expenses for the Developer
• The total cost of the construction of 108860 Sq.mts is = Rs. 351.53 cr.
• The Net surplus of Redevelopment of 5.3 ha in Sector 01 is Rs.266 cr.
• EIA Clearance fees:
The rates to be charged by the state committees are same as that of MoEF. For projects up to Rs50
crore it will be Rs1 lakh, for projects between Rs50 and Rs100 crore the fee is Rs3 lakh. The fee is maximum
Rs15 lakh for projects of Rs1,000 crore and above. = Rs.15lacs

• Stamp Duty Registration and Development Charges 5%:

Bandkam dar - Uran (city) Rs.24230 /sqmts( carpet rate), Gramin (Rs.19360sq/mts) = 13.2cr
• Rent for 24 months = Rs.0/-
• Professional fees (Architect,Lawyer,CA) 4% = 10.6cr
• Misc. Costs 20% (Debris, Site visits etc) = 53 cr

Profit for the developer = Rs.190cr

26
Jawaharlal Nehru Port Trust
Way Forward

• Scope will be prepared by JNPT.

• If JNPT becomes planning authority redevelopment proposal can be approved by JNPT else approval
from CIDCO will be obtained.
• Consultant to be appointed to prepare Techno Economic Feasibility study and Tender document for
redevelopment.
• The bidding can be on the rate of 4ha land which will be leased to developer.
• Approval from JNPT Board and Ministry of Shipping will have to be obtain.

27
Jawaharlal Nehru Port Trust
Thank you!

Jawaharlal Nehru Port Trust

Buildings Proposed to be Demolish :

Sector 01

A type :
A-43, A-44, A-45, A-46, A-47, A-48, A-49, A-50, A-51, A-52, A-53, A-54, A-55, A-56, A-57, A-58, A-59, A60,
A-61, A62, A63, A-64, A-65.

B Type :
B-32, B-33, B-34, B-35, B-36, B-37, B-38, B-39, B-40, B-41, B-42.

Sector 03

A Type :
A-1, A-2, A-3, A-4, A-5, A-6, A-7, A-8, A-9, A-10, A-11, A-12, A-13, A-14, A-15, A-16, A-17, A-18, A-19, A-20

29
Jawaharlal Nehru Port Trust