Development Process
Introduction:
This document will walk you through a typical process and terminology of the land development process in AP and help you to understand better, for upto date info. Please refer the resp. websites in the appendix section.
Land Syndications:
As the land rates in Hyderabad have increased too high for investment by medium-level investors. At the same time the value of the lands where some have invested in Hyderabad have increased unbelievably high. To provide a platform for medium-level investors to invest in lands in Hyderabad and get the benefit of high return for their investments , 21st Century Group has started an innovative and investor friendly concept of land Syndications.
21st Century group has an experienced team of professionals in the fields of Land , Legal, Construction, Management, Finance, Accounts, etc. Before making an investment in any project , thorough analysis will be done keeping the interests of the investors in mind. A transparent reporting mechanism is kept in place for the information of the investors about their share of investment. The minimum investment is based on the size of the project ranging from Rs 10 Lakhs to Rs 25 Lakhs.
Typical Land Development Process:
The Master Plan and a valid layout approval guides usage of land and regulates the development activities in an area. A valid layout approval means you can utilize the plot for development purpose like building construction, etc. after duly obtaining permission as per law.
Not having a valid layout approval does not imply that the area would be confisticated by the public authority or the ownership rights over the land are affected unless there is an ownership discrepancy. It means that one cannot utilize the plot for development purposes like house construction, etc. and one would not get building approval under the law for the said area.
All layouts whether they are in Gram Panchayat areas or UDA areas need to have a valid approval. In case of UDA areas, approval of the UDA is a must, while in case of outside UDA areas, approval of the Director of Town & Country Planning , AP is essential.
Similarly for Apartment Complexes, approval of HUDA is a must if in HUDA area and approval of Director Town and Country Planning (DT&CP) for areas outside UDA areas.
The local bodies are not exempted from obtaining approval of HUDA or the DT&CP as the case may be, in sanctioning and releasing the Apartment Complexes permissions.
After a valid layout approval from HUDA , the local Municipality will consider individual building approvals in the plots. The Municipality cannot accord building approvals in unauthorized layouts.
If as per the Statutory Master Plan the area under reference falls in Conservation Use Zone /Agricultural Use zone , etc. wherein residential colonies are not permitted, the owner therefore has to first seek a Change of land use for residential use from the Government (Municipal Administration & Urban Development Dept.) and then only approach HUDA for layout approval and development.
Types of Land Use conversions:
1. Conservation use to Residential use
2. Agricultural use to Residential use
3. Recreational use to Residential use
4. Public & Semi-public use to residential use
Before buying the plot, ensure that it is part of a valid layout from HUDA. Also check whether it is earmarked for plots and does not form part of the layout open spaces. On the registration aspect, obtain a Non-Encumberance Certificate from the Revenue Authority/Registration Departemnt to avoid legal complications, problem of double registrations, registration in prohibited areas, etc.
HUDA layout Procedure:
Under the new procedure, the applicant/developer is allowed to sell 75% of the plotted area after the layout approval and after mortgaging 25% of the plotted area as surety for compliance of the layout development works. This procedure has resulted in facilitating the layout owner/developer with getting capital investment for undertaking the layout development works, faster layout development works ( many layouts are completed within six months) and a proper check on the layout developer and the works undertaken by him.
a Tentative layout is given by HUDA after due technical and ownership & ULC verification. The applicant is required to mortgage 25% of the plots to HUDA as surety for undertaking and completion of all layout development works and conditions. However, the applicant/developer can sell the plots in the remaining non-mortgaged area. After compliance of the development works as per the specifications, HUDA releases the complete layout. Till then no building permission can be given.
Appendix:
HUDA: http://www.hudahyd.org/
MCH: http://www.ourmch.com/ |
