Redevelopment of big Society/Complexes/Clusters

 *Redevelopment of big Society/Complexes/Clusters*

Here is a **simple, clear, beginner-level explanation of how  redevelopment** works when *42 societies come together under one Apex Federation*:

🔹 *Basics of Complex/Cluster Redevelopment (42 Societies – One Apex Federation)*

• Cluster redevelopment means *many buildings in one large area are redeveloped together* instead of individually.

If 42 societies form *one Apex Federation*, it becomes *one single project* with common planning and execution.

1️⃣ *Who is Who?*

*Individual Societies (42 buildings)**

* Each society has its own members (flat owners).

* These societies are the “owners” of land & structures.

*Apex Federation*

* All 42 societies come together and form *one umbrella body*.

* It represents all societies during the redevelopment.

* It coordinates with government authorities, architects, and developers.

• The Apex  Federation as the *captain of the combined team*.

2️⃣ *Why an Apex Federation?*

Because:

* Rules for  redevelopment of big chunk of buildings require *large land parcels*.

* Having one body makes decision-making easier.

* Government approvals, transit camps, and planning are simpler when done jointly.

* Developers prefer a single negotiating authority.

3️⃣ *Basic Steps in the Redevelopment Process*

*Step 1: Formation of Apex Federation*

* All 42 society general bodies pass resolutions.

* A legal Apex body is registered.

* Office-bearers are elected.

This Federation becomes the *decision-making authority*.

*Step 2: Appointment of PMC (Project Management Consultant)*

The Apex Federation appoints a *PMC* to guide the technical, legal, and planning aspects:

* Feasibility study

* FSI calculations

* Drafting tenders

* Preparing layouts

* Ensuring member rights are protected

• PMC = Architect + Legal + RCC + Valuation + Planning experts.

*Step 3: Preparing the Redevelopment Plan*

For example:

* How many total existing flats vs. new flats?

* How much extra area will each member get?

* How many rehab towers & sale towers?

* Where will the school, garden, commercial space, amenities go?

* How long will the project take?

This becomes the *Master Plan*.

*Step 4: Inviting Developers*

Apex Federation invites bids:

* A tender is floated

* Many developers apply

* Based on technical + financial + experience criteria, one is shortlisted

Members usually get:

* *Bigger flats* (free of cost)

* *Rent* during construction

* *Amenities*

* *Corpus compensation*

*Step 5: Signing Agreements*

Two levels:

1. *Society ↔ Federation* internal agreement

2. *Federation ↔ Developer* Main Development Agreement (DA)

Members sign:

* Consent forms

* Individual Permanent Alternate Accommodation Agreements (PAAA)

• Once 51% consent is achieved → the government can *legally allow redevelopment*.

*Step 6: Government Approvals*

Developer + PMC obtain:

* IOD (Intimation of Disapproval)

* Commencement Certificate

* Environmental Clearance (EC)

* SRA/Cluster-specific approvals (if applicable)

*Step 7: Shifting Members to Transit*

Members shift to:

* Transit camp constructed by the developer **OR**

* Rental accommodation with rent + deposit paid by developer.

*Step 8: Demolition & Construction*

* Old buildings demolished

* New rehab buildings constructed

* Then sale towers, amenities, and infrastructure

*Step 9: Possession & Society Formation*

Members get:

* New flats

* OC (Occupation Certificate)

* Possession

* New redeveloped society or federation formed

Apex Federation typically dissolves *after project completion*.

4️⃣ *Key Points in Very Simple Language*

* *42 societies to join together* → form 1 big group = Apex Federation

* They hire a consultant (PMC) to plan everything

* A developer is chosen through tenders

* All agreements signed

* Everyone shifts out temporarily

* Old buildings go, new towers come

* Members get a *new, bigger, safer flat*

5️⃣ *What Members Usually Care About*

* How much extra carpet area?

* How much rent?

* What timeline?

* Who ensures developer does not cheat?

* Is the Apex Federation transparent?

* Will the new layout give proper amenities?

These are the very basics everyone should be aware.

-- Dayanand Nene 

    Sahakarsutra