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RE: Chennai Real Estate

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6,500 AND COUNTING...

Of The Buildings Identified For Violating Rules,CMDA Has Managed To Seal Only 27 So Far

Chennai: It seems that there is no end to the menace called unauthorised constructions.Sample this: As many as 6,500 buildings have been identified in the Chennai Metropolitan Area during the last three years as violating the development control rules of the Town and Country Planning Act,1971 while the regulatory bodies,including the CMDA,could manage to seal only 27 buildings till date.
It was revealed during the monitoring committee meet held at the CMDA office on Wednesday.The enforcement agencies,including corporation,municipalities,town panchayats and panchayat unions,have sent stop-work notices to 6,438 builders giving ample time to restore the building as per the approved plan while another 4,161 were served with demolition notices to correct themselves or face the bulldozer.There are 163 files pertaining to lock-and-seal,gathering dust in these offices (see GFX on the right).
This highlights once again the poor enforcement by the regulatory bodies.Enforcement has wholly collapsed.Agencies like CMDA and the corporation are helpless when major violators are protected by the government,which has even gone to the extent of issuing ordinances, said MG Devasahayam,a former IAS officer.Devasahayam is a member of the monitoring committee,constituted by the high court to look into the unauthorised structures covered under various regularisation schemes introduced by the state governments since 1999.
Most of the unauthorised buildings are in areas such as George Town,T Nagar,Mylapore,Tiruvanmiyur where old settlements are giving way to new multi-storied buildings.Largescale violations have also been found in areas like Saidapet,Chetpet and southern suburbs such as Kottivakkam and residential colonies in Alandur municipality where the real estate industry is booming unlike never before.These 10,600 buildings are only the tip of an iceberg.There must be more than a lakh such illegal buildings,which are still unidentified, government sources told TOI.
A study by the Chennai Corporation and CMDA in 2007 following directions from the monitoring committee in Usman Road (from Usman Road to Prakasam Salai) and Ranganathan Street revealed that 64 buildings (28 special buildings (beyond three floors) and 35 multi-storeyed buildings ) have blatantly violated rules on floor space index,plot coverage,car parking and front set-back.A multistoryed building,bearing door no.43 in Ranganathan Street ought to have provided 90 slots for four wheelers as per development control rules.But the builder has not set aside space to park even a single car.
The floor space index (FSI) of several of these identified buildings have gone beyond 5,even as the rules permit only 2.5.FSI is the ratio between the built-up area allowed and plot area available.In fact,the monitoring committee was contemplating stringent action against these offenders when the state brought out an ordinance in July 2007 under the pretext of safeguarding the poor people.There is no fear of law and everyone is violating the rule.It is detrimental to the quality of urban life, Devasahayam said.The Supreme Court in its 2006 ruling observed that Chennai was unlivable due to flourishing unauthorised buildings.
Interestingly,the corporation has given a clean chit to certain special and multi-storeyed buildings on Arcot Road that they identified as violating rules.The corporation has told the state government that they could not find deviations in 20 of those buildings indentified.A senior government official said,At least 90% of the buildings have deviations and any planner can easily figure out the violations.
julie.mariappan@timesgroup.com

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Residents turn water guardians

Pammal Locals Help Renovate,Protect Two Water Bodies

D Madhavan | TNN

Chennai: Each night,a team of 10 residents in Eswaran Nagar of Pammal municipality,20km south of Chennai,would keep a watch over the Tirupananthal lake between 11pm and 5am to prevent tanker lorries from dumping untreated sewage into it.The residents took turns every night,and armed with lathis and torchlights,guarded this lake one of the biggest in the suburbs and also other water bodies in the neighbourhood against further contamination.
Their commitment has now paid off.On Sunday,state labour minister T M Anbarasan,who also represents Alandur-Pallavaram constituency in the assembly,inaugurated both the renovated lake and the tank of an ancient Suriya Amman temple.Sewage tankers had been causing havoc by letting out untreated and raw sewage,generated from houses and commercial establishments,into stormwater drains that were connected to the lake and other water bodies, said S Venketaraman,a resident of Pammal.
With funds from the Operation and Maintenance Gap Filling Fund scheme,the Pammal municipality renovated the lake at a cost of 78 lakh while the renovation of the temple tank was jointly done by the local body and the tourism department at a cost of 63 lakh under the Tourism Development Scheme 2009-10.
Stormwater channels were cleaned up and separate channels built for waste from houses and commercial establishments.Walkers paths and other amenities were put in place around these water bodies to attract more visitors.The foundation stone for a few other road works have also been inaugurated, Pammal municipality chairman V Karunanithi told The Times Of India.
Originally spread over 10 acres,the lake has shrunk to seven acres due to encroachments.As residents depend on this lake for recharging of groundwater,they submitted a proposal for its rejuvenation in 2002,to the Kancheepuram district administration,which handed over the maintenance of the lake to the Federation of Welfare Associations of Pammal and Nagalkeni.
Subsequently,the same year,residents mobilised 1 lakh along with the agriculture engineering department and strengthened the five inlet points and the outlet.
The inlets carry rainwater from various areas,especially from the catchment areas of Sengazhuneer Hills.Of late,the inlets had become contaminated with sewage from residential areas,fish and poultry markets,and also waste from a private hospital.Similar was the case with the ancient temple tank into which untreated sewage and waste water was being drained.People who live nearby are the real guardians of these water bodies, said Tambaram MLA S R Raja,who took part in the function.
Following the renovation,both the water bodies now bear a new look with concrete pathways,landscaping,benches,and a compound wall around them.Since the locality has a number of senior citizens,a separate walkers path has also been built.
At the temple tank,which is around 20 ft deep and spread over six acres,a high-mast lamp and 56 lights have been installed.
A common entrance has been provided to prevent antisocial elements from misusing the area around the water bodies.Bushes around the water bodies have also been cleared.
Trees have been pruned and saplings planted to extend the green cover.
Considered to be a dry area,these water bodies help in recharging the water table in Pammal,which has a population of around 1 lakh.
madhavan.d@timesgroup.com

NEW LIFE: The temple tank in Pammal was renovated jointly by the local body and the tourism department at a cost of 63 lakh

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ASI norms lock up police quarters

TNEB Warned Against Giving Power To The Building Close To Historical Sites

D Madhavan | TNN

Thiruporur (Kancheepuram ): The newly constructed police quarters in Thiruporur have remained locked since January,thanks to the Ancient Monuments and Archaeological Sites and Remains (Amendment and Validation) Act,2010,which prohibits any construction within 300 metres of a protected monument.
The TNEB has been warned against giving power connection to the quarters by the Archaeological Survey of India (ASI).The locked quarters are also allegedly being used for illegal activities by anti-socials.
Under an amendment to the Act in March 2010,no construction is allowed within a 300-metre radius of a protected monument.While an area of 100 metres around such a site is declared a prohibited area,the remaining 200 metres are treated as a regulated area.
The National Monuments Authority (NMA) has constituted state-level monitoring committees to check unauthorised construction around protected monuments and submit reports periodically.The objective is to protect ancient monuments from encroachments and to preserve them for posterity, an ASI official told The Times Of India.
The newly constructed quarters of the Kancheepuram police are within 300 metres of sites of historical importance within Thiruporur.The TNEB,warned of legal action by the ASI,is wary.We are ready to give power supply but dont know if the police will protect us from legal action by the ASI.Let them come with the permission from the ASI, said officials of TNEB (Thiruporur).
According to sources,the project was sanctioned in 2006-07,the work began in March 2008 and was completed in January 2010.Spread over 43,200 sq ft of land,the complex has 34 houses for constables,two independent houses for subinspectors and one for an inspector all built at a cost of 1.4 crore by the Tamil Nadu Police Housing Corporation Ltd.Each unit,ranging in size from 870 sq ft and 1,200 sq ft,has tiled floors,two bed rooms,a dining room,a kitchen,a hall and a rest room.The complex also has a childrens play area and a small park.Water supply is given by the Thiruporur town panchayat.
Locals claim that most of quarters,which have remained locked,are being used by anti-socials for all sorts of activities consumption of alcohol,gambling,even prostitution.As only the main door of these houses is locked,anti-socials make their way to the terrace of the complex and do all kinds of things.Condoms are seen all over the place, said K Sundar,a resident of Thiruporur.
Most of the allottees are personnel from the Thiruporur police station.At present,a few of them reside in rented houses in Thiruporur while most come here from places like Kelambakkam,Chengalpet and Mamallapuram everyday.
Kancheepuram police officials point out that the new amendment came into force only a few months ago while the project was sanctioned more than three years ago and the work was completed a year ago.Is it reasonable for the ASI to stop us from using a facility that was built a year ago when the new norms had not come into force a few officials of the Kancheepuram police ask.
madhavan.d@timesgroup.com

NO MANS LAND: The housing complex was built at a cost of 1.4cr for the Kancheepuram police at Thiruporur

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anand · Newbie

dear devpriyaji,
can you please let me know whether ther is any further new on asi restrcted area of perumbakkam(nookampalayam)-if so any particular survey numbar-thanks
anand

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4-fold rise in flat prices in five years

Builders Now Provide Fully-Furnished,Luxury Apartments Starting At Rs 10,000 A Sq Ft

Jayaraj Sivan | TNN

Chennai: A seven-fold increase in land prices and a four-fold hike in the cost of apartments in the past five years in Chennais central business district have rendered owning a house in the city a pipe dream for even high-income group families.
A flat in Adyar cost 2,800 per sq ft in 2005,but today,prices stand at more than 13,000 a sq ft.Land prices in the area have gone from 50 lakh a ground to 3.5 crore a ground (one ground is 2,400 sq ft) in the same period.
Rebounding from a yearlong realty slump,residential markets in all cities except Hyderabad have been doing phenomenally over the past year,registering a 20% increase in prices.Badly hit by the Telangana issue,Hyderabads recovery is hardly 0-5 %,said Abhishek Kiran Gupta,head,research and real estate intelligence service,Jones Lang LaSalle,an international realty consultant.
Today,in most parts of Chennai corporation limits,apartments are not available for less than 10,000 per sq ft.Shifting their focus from creating mere shells to doing fully-fitted apartments,builders are competing with each other to hike prices in Adyar,RA Puram,Nungambakkam,T Nagar,Anna Nagar and other highend residential localities.DLF,which launched 340 high-end apartments priced at 2.2 crore to 5.8 crore at Egmore in May 2010,has sold more than 70% of them.DLF executive vicepresident K K Raman said,
Ours is the largest inventory of luxury housing in the core city.High net-worth individuals looking for a house in the city have to buy luxury apartments as independent bungalows are no longer available.These apartments provide the same comforts as an independent house,and they are fully furnished.
Regeena Jeppiaar recently bought a smart home (a webenabled house operated with a single console) in Adyar.I scouted for an apartment in the city for a month and finalised a 2,900 sq ft flat for 4 crore.I wanted a fully-fitted apartment, she said.Prices are at least double that in the super-premium Boat Club Road and Poes Garden areas.
The rate at which prices have shot up since 2005 has dealt a rude shock to the middle class.Vijay Shanthi builders,for instance,bought a piece of land in Nungambakkam in 2005 at 55 lakh per ground and promoted apartments at 3,100 per sq ft.Two years later,we bought another property in Nungambakkam at 1.85 crore per ground and sold apartments at 8,000 per sq ft, said MD of Vijay Shanthi,Suresh Kumar.
This year,when we finalised a joint-venture project on Kothari Road in Nungambakkam,we had to price the apartments at 15,000 per sq ft because the land owner demanded his share-factoring at a higher land price.Land in Nungambakkam has touched 3.5 crore a ground, he said.
Only the super rich or those earning 2 lakh a month can afford a new two-bedroom apartment at present.The exponential rate at which population and housing demand have grown has taken everyone,including city planners,by surprise.Since 2001,population has increased by more than 10 lakh but there hasnt been a corresponding increase in housing stock.

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-- Edited by devapriyaji on Wednesday 16th of February 2011 11:41:57 AM

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Govt puts on hold sealing of illegal buildingsJayaraj Sivan, TNN, Feb 7, 2011, 12.31am IST

Read more: Govt puts on hold sealing of illegal buildings - The Times of India http://timesofindia.indiatimes.com/city/chennai/Govt-puts-on-hold-sealing-of-illegal-buildings/articleshow/7439360.cms#ixzz1ED5lLvQn

CHENNAI: Within days of issuing instructions to officials in planning agencies across the state to seal illegal buildings, the state government has put brakes on the special drive, thanks to its late realization that the primary regulatory agency the Directorate of Town and Country Planning (DTCP) - is heavily understaffed. The deferment of the drive - till July 1, 2011 - to discipline building violators also reflects the government's reluctance to antagonise any powerful lobby in the run up to the crucial assembly elections, slated for the first half of May.

The government's initial order, instructing officials working in the DTCP, municipal corporations, municipalities and town panchayats across the state to seal illegal constructions, was issued on December 16, 2010. The order could have had ominous fallout on several thousand schools, colleges, hospitals, industries and residential complexes constructed (outside Chennai Metropolitan Area) without obtaining requisite plan approvals from various regulatory agencies. Many massive structures have been constructed in districts after obtaining approvals from just village panchayat presidents.

However, the drive to seal them remained a non-starter for close to a month after issuing the GO. On January 13, 2011, the Tamil Nadu Town and Country Planning Engineers' Association represented to chief minister M Karunanidhi that the DTCP was heavily understaffed and hence could not carry out such a massive exercise. The association pointed out that the DTCP's staff strength had fallen drastically by 55% in the last two decades. From 1,200 employees in 1990, it has come down to 534 now.

In Chengelpet region, a single assistant director is doing the work of four deputy directors for the past one year. A joint director for the region, supposed to be stationed in Chennai, is also not there, said an official.

Association general secretary S Sundar told TOI that the DTCP has even cut down the sanctioned strength of employees. "As on date, the sanctioned strength in DTCP is only 801 people. Within that, 33% posts are vacant for various reasons. The sole additional director post is vacant. Of the seven joint director posts, five are vacant. Of the 14 deputy director posts, 13 are vacant. In the assistant director level, eight out of 48 posts are vacant. Since 1990, the construction activity has increased several hundred times, but the staff strength, on the contrary, has dwindled," said Sundar.

He said the DTCP had mobilised roughly Rs 800 crore as infrastructure and amenities charges from the builders in the past three years and hence the government needed to show a little more consideration towards the agency.

Acting fast on the representation, the government, on January 14, 2011, issued a new order deferring the move to seal illegal buildings till July 1.

Despite handicaps like depleted staff strength, the regulatory agency had taken many initiatives to speed up project approvals over the past one year, said Pankaj Kumar Bansal, director of town and country planning. He said the department had to initiate some disciplinary action against some erring officials, but was keen on clearing all projects within three months from the time of submitting applications. "In some cases, we have given clearance within 15 days of the applications reaching the DTCP headquarters. We do not permit any official to sit on files," said Bansal.

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ASI,Kanchi collector to survey and demarcate megalithic sites

Julie Mariappan | TNN

Chennai: The Archaeological Survey of India (ASI),Chennai circle,and the Kancheepuram collectorate will soon conduct a joint survey to demarcate the prohibited and regulated areas of notified megalithic sites in the district.Around 25 local bodies were recently provided with maps as part of the exercise.
And the uncertainty over the fate of residential colonies around such sites in the district has increased.Thousands of families,unable to afford housing within Chennai city limits,built houses in the suburbs,some of them around such sites.Most of the houses were approved by many town planning bodies,including the Chennai Metropolitan Development Authority.
According to an amendment to the Ancient Monuments and Archaeological Sites and Remains Act in January 2010,all construction is banned within 100m of ASIprotected areas and any construction or reconstruction or repair of a building with 200m of such areas requires permission from the yet-tobe constituted National Monument Authority.
Offices of the ASI,Chennai circle,and the state archaeology department in Egmore are being flooded with enquiries from the suburbs where several such sites exist.All those contact us through e-mail,in person or over the phone are made aware of the law through an exclusive cell.A joint survey will soon be carried out along with district officials, ASI superintending archaeologist Sathyabama Badreenath told TOI.
At least 70% of the 163 notified areas (megalithic sites) in the state are in Kancheepuram district.Some of the sites are in Kundrathur,Erumaiyur,Nandampakkam,Sirukalathur,Sikarayapuram,Kadaperi,Tiruneermalai,Ayyancheri,Kilambakkam and Nanmangalam,in Kancheepuram district.Pammathukulam,Pottur,Puzhal and Attanthangal in Tiruvallur district along with Fort St George and Muthialpet in Chennai,Old Town Wall in Tondiarpet and Sri Thiripureeswarar Temple in Madambakkam are also notified sites.
According to ASI sources,the Centre gave a months notice in June 1992 of its intention to declare prohibit construction near such areas.Unaware of this,the local bodies kept sanctioning plan permits.Now real estate has come to a standstill,with people not being able to sell their properties or make any alterations to the existing structures, said P Sasidaran of Zamin Pallavaram.
According to D Ilango of Amudha Civil Construction,at least two of his projects in Sithalapakkam have remained unsold.We are not aware of the survey numbers affected by this law.Neither is the local body chief.There is no clue why the St Thomas Mount Panchayat Union is continuing to register properties, he said.Meanwhile,government sources told TOI that the joint survey could be affected by the coming assembly elections.

UNEARTHING A LOST ERA

Megalithic sites in Kancheepuram and Tiruvallur date back to 2nd century BC and 2nd century AD.Urn burials,stone circles,dolmens and cists are beneath the sites Any person who owns a building in a prohibited area (100m from ASI protected sites) and wants to repair or renovate it should seek permission Applications are available at ASI,Chennai sub-circle,Fort St George;Mamallapuram sub-circle;Kancheepuram sub-circle;Vellore sub-circle;Thanjavur sub-circle;Salem sub-circle,Ginjee sub-circle;Conservation Assistant,ASI,Tiruchi and Thirumayam sub-circle,Puddukottai

SITTING ON HISTORY: At least 70% of the 163 notified areas (megalithic sites) in TN are in Kancheepuram district

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March 22: Real estate developers have expressed their reservations to the proposed Real Estate Bill 2011, which is likely to see light by this year-end.

The regulatory Bill, which has already undergone three to four draft changes, is likely to see light by the end of this year, said Dr Harjit Anand, Former Secretary, Ministry of Housing and Urban Poverty Alleviation while speaking at Estate South 2011, a seminar on

southern realty organised by CII and Credai. The bill, still in draft stage, is aimed at holding the developers’ responsible for any project delay with stringent penalising procedures.

Expressing concerns over its implementation, Prakash Challa, MD, SSPDL group argued, “A project delay is not just dependent on a developer alone. There are many factors including government approvals, funding agencies which add to it.” However, to help consumers, the real estate industry is mooting an ombuds

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The Madras March 22: The Madras High Court has restrained the director of Geo Spatial Data Centre, Survey of India, Guindy, from interfering with the peaceful possession of land belonging to 39 persons in Velacherry.

Justice P. Jyothimani granted the interim injunction for eight weeks and ordered notice to the state government and six others

on the petitions filed by M. Baskar and 38 others.

The petitioners on Tuesday made a representation to the chief electoral officer seeking action against Senthil Kumaran, assistant commissioner of police, Guindy, inspector Mansoor Alikhan, Velacherry police station and Periyayya, joint commissioner, by making them to obey the court order.

They said the state government allotted lands to them in Velacherry by a

GO dated November 19, 1998, and they took possession of their properties in 2003. Subsequently, it withdrew the allotment in January 2008. They moved the high court, which restrained the government from interfering with the peaceful possession of their lands. Then, they came to know that the said lands were allotted to the director of Geo Spatial Data Centre, Survey of India. Again they moved HC, which passed the order on March 15.

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nwaradan81 · Newbie

This is a very good encyclopecia for new guy like in the RE. Thanks for your effert and go a head for your future endeavors.

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-- Edited by devapriyaji on Thursday 28th of April 2011 02:31:41 PM

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27 Apr 2011 07:52:23 AM IST

CRZ rules barely implemented

CHENNAI: The Tamil Nadu State Coastal Zone Management Authority (TNSCZMA), which is entrusted with the responsibility of implementing the CRZ rules, has been continuously turning a blind eye to the incessant violations by private interests and government agencies alike.

“The authority shall have the power to inquire into cases of alleged violations of the provisions of the said Act or the rules made thereunder, or under any other law, which is related to the objects of the said Act and, if found, necessary in a specific case, issuing directions under section 5 of the said Act, ….” stated a government order issued by the Union Ministry of Environment and Forest in 2002 while setting up the TNSCZMA.

But according to experts and activists who have been trying to move the authority against rampant CRZ violations, the body had only been functioning as a clearing agent to approve or reject proposals and seldom looked at the implementation on ground.

“We were made to run from pillar to post to file a complaint about a CRZ violation in our area,” says

V Srinivasan, an environment enthusiast and a resident of Valkmiki Nagar. “We went with the complaint to zonal corporation authority. From there, we were referred to the Assistant Engineer of Chennai Corporation who told us that only the members of TNSCZMA could register our complaint and initiate action,” said Srinivasan.

Following this, Sriniva-san and few other residents met the Environment Secretary, and Chairman of TNSCZMA, V Irai Anbu, who said that only the CMDA could initiate action in the matter. Immediately a letter was shot out to Susan Mathew, Vice Chairperson of the CMDA, by retired bureaucrat MG Devasahayam on the behalf of the residents. In a reply to him, Susan Mathew clearly stated that it was the TNSCZMA that solely had the powers to initiate action, which would be followed by other departments, including Corporation and CMDA.

Another case of the state’s negligence of rules was witnessed at the Srinivasapuram Beach. A road that was made from construction debris, had been paved on the beach. This was done to ease the movement of lorries that were carrying sand, mined from the area.

Authorities, in response to an RTI on the matter, justified that the roads were a temporary arrangement and hence did not require a CRZ clearance, a reason that lacked locus standi. The rules clearly mentioned that no debris could be dumped or no road could be laid without a clearance.

While implementation of the rules had been lax, the reclassification of the city outskirts in a bid to increase commercial activity had also been happening rather blatantly. “Areas like Kottivakkam, Palavakkam and Neelangarai, which were formerly classified under CRZ-III (meant for rural areas with little development), were recently reclassified under CRZ-II (which is meant for urban shorelines) in a bid to allow more commercialisation,” explained Srinivasan. “While the authorities could not implement the rules on ground, they were causing further damage by relaxing the rules even in the city outskirts.”

A study by the Center for Development Finance, IFMR estimated that major infrastructure, wetlands and land worth `3,68,662crore to `61,83,633crore along the TN coast, would be at risk if the sea level rose by even one metre by 2050. The lax implementation of the CRZ rules and rampant illegal development and commercialisation would only push the cost of damage higher, experts feared.

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Owners of land in forest areas cant enjoy rights like others,says CJ

TIMES NEWS NETWORK

Udhagamandalam: The owners of patta lands which come under the Tamil Nadu Preservation of Private Forest Act in the Nilgiris cannot enjoy their property as those who own properties in other areas,said Madras high court Chief Justice M Y Eqbal here on Tuesday.
He said owners of patta land were bound by law to preserve the land as it was given to them and could not cut trees or indulge in construction activities.The chief justice was in the hill town to preside over a legal awareness training programme conducted for the field staff of the forest department.
Chief Justice Eqbal said the high court and the Legal Services Authority were always in favour of granting relief to those belonging to the Scheduled Tribes.Private parties are making a lot of encroachments on the elephant corridor in the Nilgiris to set up hotels and resort.The court is viewing this matter very seriously.The judiciary has always been interested in protecting the environment, he added.
He said the court and the government has imposed many restrictions recently on the use of the forest land by the public.The worst affected by such unplanned development and encroachment are the tribals living in interior forest areas for generations and who depend on the forest for their livelihood.
The Chief Justice expressed shock over the number of pendency cases filed under the various forest acts and said that some cases have been pending for nearly twenty years.

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