housing presentation
TRANSCRIPT
HOUSINGA.D. 4.2Group 8Pillai College of Architecture
OVERVIEW
Cluster Development
Purpose
Benefits
Terminology
Planning Guidelines
Articles
CLUSTER DEVELOPMENT
Cluster Development also known as conservation development is a site planning approach that is an alternative to conventional subdivision development. It is a practice of Low Impact Development that groups residential properties in a proposed subdivision closer together in order to utilize the rest of the land for open space, recreation or agriculture. Cluster development differs from a planned unit development (PUD) due the fact that a PUD contains a mix of residential, commercial, industrial, or other uses, whereas the cluster development primarily focuses on residential area.
PURPOSE
The purpose of cluster development is to:
The primary purpose is to create more area for open space, recreation and more social interaction.
Promote integrated site design that is considerate to the natural features and topography
Encourage saving costs on infrastructure and maintenance through practices such as decreasing the area that needs to be paved and the decreasing distance that utilities need to be run
Provide for better uses of the land than those produced through the narrower standards provided in the regular zoning classifications; and
Offer greater protection and buffering to environmentally sensitive areas and desired open spaces.
BENEFITS
The benefits of cluster development as opposed to a convention subdivision include:
More preserved land for open/recreational space
A better setting for community building
Possible local agriculture production
An optimal arrangement in storm water management
Cluster development makes more ecological and economical sense.
TERMINOLOGY Cluster
Plots or dwelling units or housing grouped around an open space.
Ideally housing cluster should not be very large.
In ground and one storeyed structures not more than 20 houses should be grouped in a cluster. Group Housing
Group or multi-storeyed housing for more than one dwelling unit, where land is owned jointly and the construction is undertaken by one agency/authority
Cluster Court Town House
A dwelling in a cluster plot having 100 percent or nearly 100 percent ground coverage with vertical expansion, generally limited to one floor only and meant for self use.
Cluster
Group Housing Cluster Court Town House
TERMINOLOGYGroup Open Space
Open space within a cluster is neither public open space nor private open space dwelling unit around the cluster open space will have a share and right of use in it. The respon sibility for maintenance of the same will be collectively shared by all the dwelling units around.
Independent cluster
Clusters will be considered as independent clusters when surrounded from all sides by vehicular access roads and/or pedestrian paths
Back to Back Cluster
Clusters when joined back to back and/or on sides will be considered as 'back to back clusters
'Cul-de-Sac' Cluster
Plots/dwelling units when located along a 'pedestrianised or vehicular 'cul-de-sac' road will be considered as cul-de-sac' cluster
Independent cluster
Back to Back Cluster
'Cul-de-Sac' Cluster
TERMINOLOGY
Interlocking Cluster
Clusters when joined at back and on sides with at least one side of a cluster common and having some dwelling units opening onto or having access from the adjacent clusters will be consi dered as interlocking clusters.
Dwelling units in such clusters should have at least two sides open to external open space. Houses in an interlocking cluster can have access, ventilation and light from the adjacent and cluster and should also cater for future growth
Open Clusters
Cluster where cluster open spaces are linked to form a continuous open space
Closed Clusters
Clusters with only one common entry into cluster open space
Cluster housing: Great plan, but even greater delays
Naresh Kamath, Hindustan Times Mumbai, March 04, 2013
Five years after it was mooted with the view of changing the face of this bustling metropolis, only five proposals have been cleared under the cluster redevelopment project. Of these, work has begun only in two projects; the others continue to wait for various clearances.
Aimed at holistic development and integrated townships, the cluster scheme is meant for big redevelopment projects where the area to be redeveloped is a minimum of one acre. While the state, the civic body and experts say it is a good scheme as it ensures adequate open spaces and plans decent amenities for residents, the project has not gone very far. The biggest issue is government delay, say developers.
“There is policy paralysis with regard to the cluster scheme,” said Pranav Merchant, vice-president and director of Shreepati Group, which has five cluster projects awaiting nod since 2009. “The tenants are restless and all we are giving them are assurances that work will start soon.”
Unlike other redevelopment projects where only the Brihanmumbai Municipal Corporation (BMC) needs to grant sanctions, the cluster scheme also requires a nod from the state’s urban development department (UDD). After that, a builder must get all relevant civic permissions.
Developers complain that files get struck in the UDD. BR Bhattad, director, Bhattad Group, is still awaiting the go-ahead from UDD for his 12-acre project at Sewri. “They have been looking at my project since 2009,” he said.
Another problem is with regard to consent from tenants and landlords. The scheme requires 70% of tenants and 100% of landlords to give their consent, which builders say is tough. Take the case of the Saifee Burhani Upliftment Project, which covers 16.5 acres in Bhendi Bazaar. Some landlords have refused to give consent for the revamp. Local legislator Amin Patel, who supports the project, said: “We can’t let a few elements derail the scheme. If 90% people decide to go ahead, the rest should be forced to do so.”
“This is the best revamp scheme till date, but the government should offer more incentives to make it attractive,” said Nishant Agarwal, managing director, Nish Developers, which is the only cluster project where construction is going on. “As of now, individual redevelopments are more attractive for builders.”
Sachin Ahir, minister of state for housing, admits the scheme has not many takers and accepted that the UDD has been delaying projects. “We want to decentralise permissions so people don’t have to come to Mantralaya,” he said, adding that the state is reviewing the scheme. “A committee of secretaries is studying the scheme. We will incorporate changes suggested to boost the response to the scheme.”
Ahir claims the government can acquire buildings where an odd landlord or two is standing in the way of the project. “We will give all possible help.”
Cluster redevelopment policy amended, skyscrapers can now go up to 80 storeys Written by Shalini Nair | Mumbai | Posted: September 10, 2014 1:00 am From facilitating purchase of public plots and buildings and acquisition of land from non-consenting residents living in run-down buildings to offering substantial floor-space index (FSI) to developers, the state government’s amended cluster redevelopment policy, issued on Tuesday, has a host of incentives for developers taking up such schemes in south Mumbai.
The incentives in the amended rules would effectively transform several existing low-rise settlements in the island city into high-density zones with skyscrapers as high as 60 to 80 storeys. The state government issued the final notification for the policy in the run up to the imposition of the election code of conduct this week. The decision to extend the scheme to the suburbs has been kept in abeyance for now due to a court mandated stay on increasing the FSI through such schemes without studying its impact on infrastructure. However, after initial hesitation, the state approved the incentives for island city where cluster policy for redevelopment of old tenanted properties over an acre area has been in force since 2009.
“We were planning on filing a civil application in the Bombay High Court to seek its permission to go ahead with the amended scheme in the island city. However, the advocate general advised us that since the scheme has been in force there, it would be fine to go ahead with the amendment,” said a senior state government official. The final notification, however, comes with a rider that the hike in FSI allowed under the new policy would be subject to the court’s orders.
Under the amended policy, developers taking up redevelopment of clusters of buildings in the island city will get an FSI of four or higher. A minimum FSI of four allows builders to construct a built-up area that is at least four times as much as the size of the plot. Developers can construct premium residential projects on the plot by consuming FSI that is as high as 55 to 100 per cent of the FSI used to rehabilitate the existing residents. The 2009 policy has been modified to allow tenants who own large houses to get an equivalent portion for free. The same would be true in case of owning huge commercial properties and opting to go for residential properties post-redevelopment. In such cases, developers get to consume a proportionate amount of FSI on this additional area. Earlier, in both cases, if the existing area exceeded 100 sq m, the residents had to purchase the additional area at the construction cost, thus, eliminating the incentive FSI component for developers.
The amended policy also allows a state government-appointed empowered committee to acquire 30 per cent of land from non-consenting residents and hand it over to developers if buildings on such land are declared to be in a dangerous state provided the developer has the consent of the remaining 70 per cent.
Maharashtra to Revise Cluster Housing Policy
By Express News Service
Published: 28th June 2014 08:34 AM
MUMBAI: The Maharashtra Government will soon revise its cluster housing policy for the development of old and dilapidated buildings and other complexes, Minister for Housing and Slum Development Sachin Ahir said here on Friday, adding that the State also plans to set up a real estate regulator by August 15 to protect the rights of the property buyers.
“The (existing) cluster policy is not working well. The new policy aims at creating 40-50 new clusters. We will also set up a high-powered committee to grant single window clearance for housing projects,” Ahir said.
Under the cluster housing policy, buildings older than 30 years and having at least 10,000 square metres of land can be brought down to make way for new buildings if at least 70 per cent of the residents decide so.
Under a new proposal, the government will have the right to acquire an area by giving adequate compensation to the residents.
ADVANTAGESOpen space can provide community members with larger recreation areas and create a sense of openness .
Open space can benefit the environment by providing habitat for wildlife, naturally filtering storm water, reducing storm water runoff from impervious surfaces, and protecting the natural features of a site.
Developers may benefit because these designs usually reduce the costs of site development and increase the market price of individual plots in comparison with traditional subdivisions.
These designs can benefit rural areas by reinforcing the policy of maintaining the local rural character that is included in many comprehensive land use plans
DISADVANTAGES
Local officials, developers, and the community may be predisposed toward traditional development designs because they are familiar and well understood. An education effort may be necessary to help these groups understand the goals and advantages of cluster development.
During the planning phases, lot and home layout may take extra work to ensure that while homes are located closer together, they still take advantage of the open-space goals of the design.
Methods to protect and maintain the open space must be carefully developed, implemented, and monitored.
CONVENTIONAL PLANNINGIn conventional planning there is no consideration for natural features ,topography or space.
It has narrower roads and tighter lots.
Does not have relationship with surrounding landscape
CONVENTIONAL PLANNING CLUSTER PLANNING
More green space/Open areas
Plot sizes are reduced when compared to conventional planning
CLUSTER PLANNING
Preserved open space may be included as a portion of one or more large lots, or may be contained in a separate open space lot.
The Cluster Development concept saves open space by putting the same number of houses on smaller lots.