1. Introduction
Mumbai’s skyline is in constant flux, with old housing societies often replaced by towering new buildings. Traditionally, private builders have driven this transformation—yet delays, disputes, and displacement have been common.
Chandrashekhar Prabhu—architect, urban planner, former MHADA president, and housing rights advocate—champions self-redevelopment, a model where residents themselves lead the transformation, retaining control over design, finances, and timelines.
2. The Legal Framework for Self-Redevelopment
2.1. Key Government Policies
- Maharashtra Government GR – 13 September 2019
- Societies can redevelop without engaging a private developer.
- Incentive of 10% additional FSI (Floor Space Index).
- Priority clearances via a single-window system led by senior officials.
- Access to co-operative bank loans at concessional rates.
- Mumbai Municipal Corporation Guidelines
- Fast-track building plan approvals.
- Simplified norms for TDR (Transfer of Development Rights) use.
2.2. Eligibility
- Registered co-operative housing society.
- Consent from at least 51% of members.
- No pending disputes over land/building ownership.
2.3. Key Roles
- Project Management Consultant (PMC) – Handles design, approvals, and execution.
- Contractor – Selected via transparent bidding.
- Society Committee – Oversees finances, timelines, and quality.
3. The Financial Model
3.1. Funding
- Mumbai District Central Co-operative Bank (MDCC)
- Loans up to 95% of project cost.
- Two-year moratorium on repayments until completion.
- Increasing involvement of other co-operative bank consortiums.
3.2. Revenue Generation
- Additional FSI/TDR creates extra saleable flats.
- Sales fund construction and loan repayment.
- Surplus stays with the society—no developer profit cut.
4. Case Studies
Omkar CHS, Borivali
- 36 flats, 30 years old.
- Self-redeveloped under 2019 GR.
- Outcome: Each member received 30% more area + modern amenities; society earned ₹15 crore surplus.
Gokuldham Colony, Goregaon East
- Complex multi-wing structure.
- Prabhu guided residents through consent, layout design, and funding.
- Execution faster than comparable builder-led projects.
5. Benefits of Self-Redevelopment
- Full Control – Society decides every aspect.
- Financial Gain – All sale proceeds remain with members.
- Protection of Rights – Avoids displacement.
- Tailored Design – Meets residents’ needs, not just market trends.
6. Challenges & Policy Concerns
- Need for Expertise – Societies must manage large-scale projects.
- Recent Policy Changes – Darekar Committee’s proposals dilute benefits by:
- Replacing 10% FSI bonus with 10% carpet area increase.
- Imposing road width & age restrictions.
- Removing favourable TDR rates.
Prabhu warns that reduced incentives risk making self-redevelopment unviable for middle-class societies.
7. Prabhu’s Recommendations
- Reinstate 2019 GR incentives.
- One-window clearance headed by senior IAS officers.
- Training for society committees in finance, legal compliance, and project management.
- Inclusive policy without restrictive eligibility.
8. Visual Comparison
Builder-Led vs. Self-Redevelopment Model
9. Conclusion
Self-redevelopment isn’t just about construction—it’s about empowering communities. With the right policies, financial models, and guidance, it allows residents to transform their homes while retaining control and reaping the financial benefits.
Chandrashekhar Prabhu’s advocacy has positioned this model as a viable, transparent, and fair alternative to builder-driven redevelopment—if its core incentives and accessibility are protected.
Disclaimer: This article is for educational purposes only. It has been curated by reference to various public articles and resources. We are not associated with or promoting any person or company. Kindly do your own due diligence.