I BOARD NOTE

.Item No. 1-" II

". ~ CIDCO -~'}
f ~"_-~,
~v l
Board Meeting No. 6~~-
Date of Meeting l\,og ~WIT
Sponsoring HOD JMD-II i

Subject: Proposal of CIDCO for Conversion of leased land from "Leasehold

Basis" to "Freehold Basis" in Navi Mumbai Municipal Corporation
Area - Modification of Lease Agreement.

Issue for consideration:

" A)
To determine the procedure and one time premium for delerlng.'modifying certain
restrictions in lease agreement of leasehold land in Navi Mumbai particularly Nav;
Mumbai Municipal Corporation area.

B) Nature of approval:

Financial approval Administrative approval Other (please specify)

_.. -...' "

,8 ~
~
---
./"

C) Introduction:

a) Fonnation of CIDCO:

For the purpose of planned development of Navi Mumbai, City and Industrial
Development Corporation of Maharashtra Ltd. (CIDCO) was constituted on 17tll
~rch, 1970 by Government of Maharashtra under Indian Companies Act of 1956.
CIDCO was also set up under Section 113 (3A) of Maharashtra Regional Town
Planning Act of 1966. This empowers the Corporation to plan, develop and regulate
Navi Mumbai on the basis of an approved Master Plan. Su1::sequently, CIDCO was
also entrusted with the powers and functions of New Town Special Planning and
Development authority for developing the other New Town Projects in the State of
Maharashtra.

~~) Capital b~se :

ODCO was formed as a fully Government owned Company with a very low share
capital of Rs. 3.95 crores subscribed by State Government. Initially, CIDCO was set
up as a subsidiary of SICOM and subsequently it was. separated and made an
independent company, apart from contributing its share capital of Rs. 3.95 crores.
 2

c) Development Objectives:

The very purpose of planning and development of Navi Mumbai Project on the main
land was to decongest Mumbai by siphoning off the growing populations and jobs
from Mumbai to Navi Mumbai. The objectives set before CIDCO were:

• To reduce the further growth of population and jobs in Greater Mumbai by

creating an attractive urban centre on the main land which will attract
immigrants who otherwise come to Mumbai and also to attract some of
existing population from Mumbai to Navi Mumbai.
• To support an efficient and rational distribution of industrial growth through
balanced development of urban centres.
• To provide physical and social facilities which will help to raise the living
standard among the different sections of the society.
• To provide an environment which will allow the citizens of Navi Mumbai to
enjoy richer lives by providing physical and social infrastructure befitting a
modern society.

d) Total notified area:

In 1971, Government of Maharashtra has notified 343 Sq.Krn. area in Navi Mumbai
which comprises of about 95 villages, 2 municipal councils and Maharashtra
Industrial Development Corporation area Government of Maharashtra has acquired
the Private Land and passed it on to CIDCO for development and disposal.

The summary position of Navi Mumbai is given below :-

(SO.KMS}
1. Notified Area 343.70
2. Area under MIDC, MSEB,Municipal 50.00
Councils and Gaothans
3. Navi Mumbai Project Area 293.709
4. Other Industrial (Jawahar & Panvel Co-op.) 1.86
5. [awaharlal Nehru Port 22.70
6. No Development Zone 34.03
7. Regional Park Zone outside nodes 67.67
8. Circulation area outside nodes 15.12
9. Nodal area being developed by CIDCO 152.32

e) Land Pricing Policy of CIDCO :

As mentioned earlier, Government has handed over virgin land mostly marshy area
for CIDCO to develop a new city. This required large scale investment to develop
land by way of reclamation of land of about 1 to 3 metres, development of road
(internal, peripheral and city level), provision of storm water drains, STP, water
 3

supply lines, water source development, street lighting etc. and also creation of
social fac.ilities like Police Station, Fire station, Parks and Gardens, primary schools,
commumty centres, crematorium, etc. In addition, CIDCO was also required to
undertake major city level infrastructure works like railways, water source
development, major roads, bridges, power supply lines, etc. All these costs had to be
recovered through the saleable area which works out to en an average 50% of the
gross developed. CIDCO adopted present worth concept in fixing the Reserve Price
of land. For every node, CIDCO prepared a detailed Project Report and by adopting
present worth concept i.e. by compounding the net past expenditure adding tnere to
the discounted value of the future year-wise expenditure which will give the present
worth of the total recoverable cost. By dividing the recoverable cost with balance
saleable area, breakeven cost i.e. Reserve Price of Saleable land for each node is
arrived at. CIDCO has evolved a comprehensive land pricing and disposal policy.
The principle of cross subsidization in pricing which is in conformity with ability to
pay principle has also been incorporated under the ambit of pricing. The subsidy
given in land price to uses like education, social institutions, religious, public
utilities, low cost housing, 12.5% schemes etc. are expected to be recovered from
charging land prices somewhat at higher rate than Reserve Price from uses like
commercial, high income housing etc. Thus the mechanism of fixing reserve price
and allotment of land based on differential land pricing policy were to ensure full
recovery of entire infrastructure development cost.

f) Lease period:

All land in Navi Mumbai is disposed on 60 years lease and only in exceptional cases
with prior approval of Board of CIDCO/State Government land is allotted on 99
years lease. An amount of Rs. 1001- per year for 60 years is collected up front while
executing Agreement to Sale.

g) Method of collection of Lease Premium and Lease Rent

The Lease Premium representing entire infrastructure development cost is collected

before handing over the physical possession of land. C:DCO also collects, at the
time of allotment, normal lease rent of Rs. 1001- per year irrespective of the size of
plot as per the New Bombay Land Disposal Regulation Ac:, 1975. In other words, an
amount of Rs. 6,0001- is collected from the lessee before executing the Lease
Agreement for 60 years.

h) Transfer charges:

As per the New Bombay Land Disposal Act, 1975, CIDCO allows the lessee to
transfer the land or built up premises on payment of transfer charge fixed by
CIDCO. The transfer charges are revised periodically.
 4

M(TS) had furnished the revenue received under differential heads including
transfer charges during the five years from 1998 to 2003. The details are shown
below:-

Particulars 1998-99 199-001 2000-01 2001-02 2002-03 Total

Transfer 1099.18 1758.64 1370.78 139343 207234 7694.27
Charges

It may be seen that on an average Rs. 15 or Rs. 20 crores are receivable annually from
the transfer charges exclusively.

i) Present proposal of conversion of Leasehold to Freehold:

The Government of Maharashtra, Revenue Department is considering the proposal

of conversion of ownership of land from leasehold to freehold. In this regard, a
meeting was held in Mantralaya on 16.10.2001under the Chairmanship of Hon.
Chief Minister. In the meeting, Dy. Chief Minister, Chief Secretary and ether
concerned including Managing Director CIDCO took part. The purpese of the
meeting was to discuss the methodology to be adopted for conversion of leasehold
rights to freehold in Mumbai city (island city and suburbs). During the discussion,
the methodology to be adopted by Maharashtra Industrial Development
Corporation and CIDCO was also discussed. Since the issue related to leasehold
rights given to the owners in Navi Mumbai and Maharashtra Industrial
Development Corporation area are different from Mumbai, it was decided that
CIDCO and Maharashtra Industrial Development Corporation may separately work
out the formula leading to fixation of premium to be charged 'while converting
leasehold to freehold. It was also decided that a Committee headed by Principal
Secretary (revenue) be constituted to monitor the issue of conversion of lease hold to
free hold. Accordingly, the first meeting was held in the cabin of Principal Secretary
(Revenue) wherein Principal Secretary (Urban-II), Secretary (Finance) and Collectors
of Mumbai and Suburb, Chief Economist and Sr. Economist of ODCO were also
attended. It was decided that Maharashtra Industrial Development Corporation and
CIDCO should prepare separate proposal on this subject at the earliest.

C) Objectives and details of the proposal:

I) The State Government vide GR No. Land 2505/ CR. No. 405/J-2 dated 12.12.2012
decided the modalities for conversion of Leasehold Rights into Occupancy Rights.
Copy of the GR is enclosed as ANNEXURE-I. In this GR, the State Goverrnnent has
announced a scheme of conversion of Leasehold Rights into Occupancy Rights i.e.
Occupant Class-II Land tenure by charging one time conversion fee.
 5

Another GR no. Land 2499/CR No. 125/J-S dated 2S.12.2011has been issued by
State Government more or less on the similar lines as above for the Government
lands (Nazulland) in Vidarbha Region. (ANNEXURE -II).

II) Recently, through Maharashtra Act no. XVII of 2016, the State Government carried
an amendment to Maharashtra Land Revenue Code, 1966 stipulating conversion of
Leasehold and Occupant Class-II Lands into Freehold i.e. Occupants Class-I lands by
charging one time conversion charge. However, conversion feel premium yet to be
decided by the Government (ANNEXURE-II!).

III) Though such freehold scheme was announced by the State Government, such
schemes are pertaining to Government lands under the control of Revenue
Department. In our case, CIDCO lands were acquired under Land Acquisition Act,
1894 which is a Central Government Legislation. Hence unless and until a legal
provision is provided under this Land Acquisition Act/Rules, lands held by CIDCO
under this Act, cannot be converted into freehold tenure "oecause the said Act
stipulates disposal of land in Occupant Class-II tenure basis only. Occupant Class-Il
Land means relinquishing leasehold rights into occupancy rights which gives the
lessee status of occupant on perpetual basis, it means title of CIDCO will be
exchanged by title of Lessee as Occupant. Furthermore, once title of CIDCO
vanishes, then question comes who will control such Occupant Class-II lands.
Obviously, such lands are controlled and managed by District Collector, it means
role of CIDCO may get totally diluted or vanished. Also, besides this issue question
comes up dation of land record, i.e. property card/7-12 extract. Also, supposingly, if
100% response to this scheme is not derived and say around only 10 to 20%
properties are converted that too sporadically into Class-II tenure then management
of such sporadic properties by District Collector is not administratively feasible.
Hence, instead of going for Occupant Class-II conversion, after a deliberate thinking,
it is suggested to amend the Lease Agreement by diluting certain restrictive
conditions to achieve the goal of freehold concept. In short, Lease Agreement and
Navi Mumbai Disposal of Lands (Amendment) Regulations; 2008, stipulates specific
restrictions on transfers and change of use of the leasehold property. For every
transfer and change of use, every lessee has to seek prior permission of CIDCO
Administration. By charging one time premium these conditions can be modified so
that the Lessee doesn't require any sort of permission in future as if these leasehold
properties are freehold properties.

As stipulated u/ s 29 of Maharashtra Land Revenue Code 1966, freehold occupancy

means land free from restrictions in respect of transfers and user whereas Occupant
Class-II land means restriction on transfer and change of user. Here in our case,
lease agreement by modifying restrictions on transfer and change of user (in lines
 6

with Development Control Regulations) we can achieve freeho.d concept in spirit,

even though leasehold position continues. (ANNEXURE -IV).

IV) Objectives:

(i) Lands in CIDCO are granted on long term lease of 60 years. These leases are
called prime leases. In such format of lease, the prevailing market price
above the base price as fixed by CIDCO, for various uses, is recovered in full
at the time allotment itself and a nominal lease rent is charged for the lease
period. The lessee, during the currency of the lease, has to be approach
CIDCO for all his requirement in connection with transfer, assignment,
creation of third party interest, mortgage or taking of additional benefits of
FSI, change of user, building permissions etc. Many times, the lessee finds
this process cumbersome, in view of the time consumed by CIDCO for
processing such cases. All these also consume substantial time of CrDCO
officials. A huge paper work is also required to be done in CrDCO office in
all these matters.

(ii) The lands in Mumbai Suburban District and Thane, both owned by the
Government and Private sector, are available to builders on occupant/free
hold basis. The title being superior, builders find it very easy to market the
builtup premises c'n such lands, which also fetches them better process, in
view of the clarity of the title. On the other hand, CIDCO lands are on lease
basis which, by all accounts is an inferior title. Due to the frequent
requirement of obtaining various No Objection Certificates for different
purposes, builders in Navi Mumbai find it difficult to market the built up
premises 'at a competitive rate vis-a.-vis the builders of Mumbai Suburban
and Thane area. This indirectly also affects the rates of the lands at which
CrDCO is able to sell. If the lands were to be made available on Occupancy
basis, the purchasers would pay to CIDCO slightly higher price in view of
the clarity of the title. Such a change of title would also enthuse the builders
to take up construction activities on a large scale on the vacant lands lying
idle, presently.

(iii) The present structure for transfer stipulates higher rates. The end result is
that transfers do take place on a large scale with the connivance of the
societies but, such transactions of the members are unregistered. These are
generally carried out on Power of Attorney basis, depriving CIDCO of
transfer fees and also the State Government of the Stamp duty.
Administrative monitoring though Co-operative and other Laws is one
option, but a better way however, would be to lay down a system attractive
 7

enough to engineer voluntary participation on a large scale. One time

conversion of land status from lease to oc;:upancy at a competitive price just
ensures that. The premium for conversion has accordingly been proposed.

(iv) With a view to remove all these impediments and anomalies and promcti.Lg
a transparent regime which would be easy to operate and also enhan::bg
land value of CIDCO, it is proposed to bring cut a regime which would
address 'all these issues. It is, therefore, proposed that the lands both would
be covered under this new regime of conversion of leasehold lands into
freehold.

V) Background:

The State Government has appointed a Committee under the Chairmanship of the
Principal Secretary (Revenue) to explore the possibility of laying down a policy
framework for conversion of lease hold status to freehold for the land falling under
Greater Mumbai, Mumbai Suburban, Maharashtra Industrial Development
Corporation and CIDCO areas. The Committee is chaired by Principal Secretary
(Revenue) and Principal Secretary (UD), Secretary (Industries) are other members
and Collector of Mumbai and Mumbai Suburban District as special invitees. After
deliberations in three/four meetings, it was decided that Mi s. Chesterton Meghraj
would be appointed as a consultant who would go into -the detail of the various
problems arising in lease administration and also study the schemes existing in other
organizations like Delhi Development Authority (DDA) and accordingly suggest
ways and means to the Committee for its further deliberations and decision.

,., M/ s. Chesterton Meghraj has accordingly submitted a detailed report to the

Committee, a copy of which was circulated to all the members. The Consultant M/ s.
Chesterton Meghraj has prescribed different regimes for different organizations
because of the variation in the conditions of the leases granted by such
organizations. The Consultant has also made a presentation on all such
recommendations to the Committee in its meeting held on 12U' Feb. 2004.

In the meeting, it was decided that each organization, based on the

recommendations of M/ s. Chesterton Meghraj should evolve its own policy frame
work and prescribe conversion formula I methodology of transfer, suiting to its own
requirements and submit the same to the committee through the respective
departments.

Detailed discussions were held in CIDCO by the Committee under the chairmanship
of Managing Director on 23rd Feb. 2004 wherein all the issues regarding the
 8

recommendations of M/ s. Chesterton Meghraj, existing system of lease

administration in CIDCO, the likely formula/methodology of conversion of lease
hold rights into occupancy, the rates to be charged for such conversion for different
kinds of users. etc. were discussed at great length. After, thoughtful deliberation
and considering conversion formula as proposed by M/ s. Chesterton Meghraj as
well as discussed above, formulas prescribed by State Covernment and considering
futuristic projected revenue, one time premium is proposed herewith.

Analysis: The recommendations of M/ s. Chesterton Meghraj are generally based on

the scheme adopted by DDA for conversion of lease hold rights into freehold. As
regards the conversion rate, the basic thrust is on the notified land rate of the
Government for different land user in different locality. The conversion rates
suggested by the Consultant are also different for residential and commercial user.
While the rates for residential are less, ranging from 5% to 50%, the rates for
commercial range from 20% to 50%. In the report, there are certain exclusion for
smaller area i.e. upto 25 Sq.mtr. where conversion amount is not to be charged.

The situation in CIDCO is different. We have adopted out own rates for disposal of
lands, which is a three tier system. First of all, reserve price is worked out, which is
at no profit no loss as per the project report. There is a further loading on the reser-'e
price for various land users and also for different locations/ nodes, which is base
price for that particular user in that node. The lands are also given on negotiations at
base price or through tender over the base price. Out of the total built up premises,
about 50% fall within the range of 25 Sqm. The other important factor in granting
prime leases is the recovery of the optimum price of the land earlier at the base price
or at the tender rate while granting the lease. Thus, therefore, leaves very less scope
for CIDCO to prescribe any regime under which a very heavy premium for
conversion could be levied.

CIDCO's New Proposal :-

This being the situation, it would be extremely difficult to exclude any category
particularly the one falling upto 25 Sqm built up area from the purview of scheme of
conversion. However, a lower rate of conversion needs to be adopted for this
category, for making it competitive vis-a.-vis present rates of transfer which are
higher. It is therefore necessary to adopt a regime of conversion which the user will
find attractive and also at the same time insulating CrDCO against loss of revenue
presently accruing through transfer fee.
 9

VI) Basis of Calculation:

The state~ent sho~ing the financial implication of plots in Navi Mumbai Municipal
Corporation area IS enclosed as ANNEXURE -V. The salient features of financial
implications a~eas follows :-

1. Average 30 years period of lease is assumed expired.

2. The net expected income has been worked out considering the 30 years period.

3. The projected lease rent, additional FSI, permission charges, incidental charges
and transfer charges have been worked out based on the operational experience
during the period of 40 years. Further, safety factor of 3 (three) has been applied
for arriving the total expected income which comes to Rs. 1695/Sqm (approx.)
for the period of 30 years.

4. The Average Reserved Price of Navi Mumbai Municipal Corporation area for the
year 2017-18is considered which comes to Rs.11231.42/Sqm.

5. The premium shall be charged @ 30% of the Reserved Price for Residential
purpose and @ 35%of the Reserved Price for Commercial purpose.

6. The area under Navi Mumbai Municipal Corporation jurisdiction is considered

200 Sq.Km., out fo which the saleable land available is 100 Sq.Km. i.e. 10.00
crores Sqm.

7. The premium i.e. proposed to be charged for the year 2017-18 @ Rs. 337C/Sqm

n for Residential and Rs. 3931/Sqm for Conunercial user. Further, out of the total
saleable area, 10% area is considered as Commercial and 90% is considered as
Residential.

8. Since, this is a politico-administrative proposal, the same should have be partly

rigid and partly flexible i.e. rigidity in procedure and terms and conditions and
flexibility in amount of premium.

9. Besides this, because of such scheme probably more transfers in future may take
and ultimately larger revenue could be generated to the State Exchequer by way
of stamp duty and registration charges. Besides, because of previous
experiences, power of attorney type, fraudulent transfers would be automatically
prevented ..
 10

Based on the above, following scheme of conversion for the lands already sold and
Lease Deed executed, is proposed.

Conversion premiums :- (proposed)

Use: Residential

Sr. No. Area Mis. Chesterton Meghraj CIDCO's proposal

_proposed
1. Upto 25 Sqm Nil 10% of the Reserve
Price
2, From 26 Sqm to 50 5% of the base price 'of 30 % of the Reserve
Sqm residential of each node for Price
area above 25 Sqm
3. From 51 Sqm upto Conversion charges 30% of the Reserve
100Sqm applicable for 50 Sqm + 10% Price
of the Base Price for area
about 50 Sqm
4. From 101 Sqm to Conversion charges 30 ~ of the Reserve
150 Sqm and above applicable for 100 Sqm + 15% Price
of the Base Price for area
about 100 Sqm

(Base price jar residential i.e. 250% oj RP jar developed nodes and 200% of RP for developing
nodes)

Use: Commercial
(including Service Industries)
Sr. No. Area Mis. Chesterton Meghraj CIDCO's proposal
E_roposed
fl 1. Upto 200Sqm 20% of the notified land
rate /base price for
35 % of the Reserve
Price
commercial uses to each node
with 1.5 FSI
2, About 201 Sqm to 25% of the rate for the 35% of the Reserve
300 Sqm and above difference in the area. Price
Likewise the slab is
increasing 25%, 30%, 40% and
maximum upto 50% for area
about 50 Sqm

For Residential cum commercial plots, the conversion charges shall be calculated
as per residential and commercial use respectively as per the rates mentioned in
the above tables.
 11

(Base price for residential i.e. 450% of RP for developed nudes and 400% of RP fer developing
nodes) .

Further, the calculation sheet for sample and explanation purpose is prepared and
enclosed as ANNEXURE -VI. From the perusal, it can be seen that the conversion
premium that would be charged towards leasehold to freehold is in close proximity
to the transfer charges that have been recovered at present. As such, by paying one
time conversion premium, the lessee will get rid of further payment of CIDCO
charges.

VII) Proposal:

1. This scheme shall be called as "Scheme of Conversion of Leasehold Land into

Freehold Land of CIDCO 2017 - Modification of Lease Agreement, in Navi
Mumbai Municipal Corporation Area".

i) As suggested in Para VI, conversion premium shall be applied for the

applicants those who will avail this scheme.
ii) The leasehold rights are proposed to be converted into freehold by
modification of Lease Agreement. This conversion will enable CIDCO to
regulate certain parameters (like uses of land under the Development
Control Regulations though there would be complete freedom given to
the users in terms of transfer, creation of third party interest, mortgage
and obtaining various kinds of NOC's, which the lessee have to obtain
from time to time.
iii) All the lands which have been given on concessional rates for social,
educational and charitable activities in terms of stipulations of various

n resolution of CIDCO's Board, and temporary leases, lands handed over to

Navi Mumbai Municipal Corporation, other State Government
departments shall be excluded from the operation of this scheme. The
premium that shall be recovered shall be based on the Reserve Price for
the financial year. Further it is proposed to recover premium for this
scheme at the rate of 10% of Reserved Price for area below 25.0 Sqm for
Residential purpose, 30% of Reserved Price for Residential purpose
exceeding 25.0 Sqm and 35% of Reserve Price for Commercial user.
iv) Leases in which breaches were noticed, shall not be eligible to avail the
benefits of this scheme.
v) Further, after expiry of the lease period, these modified lease conditions
will remain in force while renewal of Lease Agreement as per then
prevailing policy.
 12

2. It is further proposed to amend following conditions of lease in Navi Mumbai

Disposal of Lands (Amendment) Regulations, 2008:-

(A) Chapter-TV, Condition no. ll.vi

User of land and consumable FSI:- Every lease shall specify user and FSI
permitted to the demised premises, which shall not be changed / increased
without the prior written permission of the Corporation and without the
pavrnent of prescribed additional premium and ether charges.

The proviso to this condition proposed to be as follows:-

Provided that the Lessees who have been granted pennission to modify lease
agreements under "Scheme of Conversion of Leasehold Land into Freehold Land

" of CIDCO 2017 _ Modification of Lease Agreement, in Naui Mumbai Municipal

Corporation Area" shall be exempted from this condition subject to the paymEnt
of premium as stipulated from time to time. However, the user of land and
consumable FSI shall be pennitted as per the prevailing Development Control
Regulations of the Naui Mumbai Municipal Corporation.

(B) Chapter-IV, Condition no. 11.viii

Restrictions against assignment of Leasehold rights:- The Lessee shall not sell,
assign, mortgage, underlet or otherwise transfer wholly or partly the demised
land or his interest therein or part wholly or partly with the possession of the
demised land or permit any person to use wholly or partly the demised land
(hereinafter referred to as "transfer of the demised land") provided that nothing
contained herein shall apply of the Lessee shall perform to the satisfaction of the
Corporation of the following conditions:

n (a) Before transferring the demised land, the Lessee shall pay to Corporation the
transfer charges as may be determined by the Corporation from time to time,
subject to a minimum of Rs. 5000/-.
(b) In the instruments by which the Lessee shall transfer the demised land, the
Lessee shall impose upon the person to whom the demised land is so
transferred, to perform and observe to the Corporation all the conditions and
covenants of the lease granted to him:

Provided further that in case of plots leased under Regulation 4(iii), transfer
of such rights shall not be permitted.

Explanation: (i) Nothing contained herein shall apply to mortgage, with the
prior written permission of the Managing Director, the demised land or any
 13

part thereof, to the Central Government, a State Government, nationalized

Bank, the Life Insurance Corporation of India, the Maharashtra State Finance
Corporation, an employer of the Lessee or any other financial institutions as
may be approved by the Corporation from time to time.

(ii) Transfer of the demised land, shall mean and include the transfer of share
or shares by the shareholders of a company registered under the Company
Act 1956 0 of 1956) or by the member of a Co-operative Housing Society
registered under the Maharashtra Co-operative Societies Act, 1960 or by the
partners of a Partnership Firm registered under the Indian Partnership Act
1932, in which case the Transfer Charges as is allocable to the extent of the
share or shares so transferred or at the rate as may be determined by the
Corporation from time to time shall be recovered.

" (c) Provided further that, in case of plots leased under Regulation 4 (iii) transfer
of such rights shall be permanently permitted to the beneficiaries of the
"Scheme of Conversion of Leasehold Land into Freehold Land of CIDCO
2017 _ Mod{fication of Lease Agreement, in Navi Mumbai Municipal
Corporation Area" after payment of premium as stipulated from time to
time.

(C) Chapter-IV, Condition no. ll.i

i Term of Lease i- The Lease shall be granted ir, consideration of premium or

rent or both premium and rent, for a term nt exceeding 60 years:

Provided that in special circumstances the term of the lease may be extended
beyond 60 years but not beyond 99 years for reasons to be recorded in writing.

" Provided further that, during the existing lease period, if there is no deviation or
modification (which cannot be regularized within the existing policy of
Corporation or Government), the Lease Agreement of the beneficiaries of
"Leasehold Basis" to "Freehold Basis" in Navi Mumbai Municipal
Corporation Area _ Illodijication of Lease Agreement" Scheme shall be
automatically and unconditionally extended for further remaining period of 39

years.

Copy of Chapter IV of Navi Mumbai Disposal of Lands (Amendment)

Regulations, 2008 is enclosed as ANNEXURE-VII.
 14

VIII) Since the Ready Recknor is not applicable to CIDCO land, the premium that would
be recovered shall be linked to Reserve Price for that year for all the purposes.

IX) Procedure and Terms and Conditions for Conversion :-

a) The Lessees have to apply to CIDCO, for conversion of leasehold land into
freehold land after the announcement of this scheme: -'This scheme shall be
open for the period of two years from the date of announcement of policy.
Later on, by analysis of the scheme, further decision can be taken.

b) Before making application under this scheme, the lessee shall ensure that
they have paid all the dues like additional lease premium, service charges,
Non-Agricultural tax etc. Further, the lessee shall ensure that they have

" obtained the Occupancy certificate from the Planning Authority and Lease
deed is executed.

c) Before grant of approval, the CIDCO shall scrutinise the proposal regarding
recoveries of all the outstanding dues and shall ensure there is no any breach
of Lease Deed conditions.

d) After approval and execution of Modified Lease Agreement, the Lessees shall
be enable to make future transfer of such properties, create third party
interests, mortgage without applying to CIDCO and change of user as
stipulated in Development Control Regulations.

e) As such the status of land shall not be absolute Freehold land but they will be
at PAR with freehold land in terms of rights of transfer, change of use,

o mortgage etc.

£) However, all Government taxes, Corporation taxes etc. as stipulated in Navi

Mumbai Disposal of Lands (Amendment) Regulations, 2008 shall be paid by
the beneficiary.

g) Further, after expiry of the lease period, these modified lease conditions will
remain in force while renewal of Lease Agreement as per then prevailing
policy. Accordingly, amendment in Navi Mumbai Disposal of Lands
(Amendment) Regulations, 2008 is proposed as stipulated at Para (A), (B)
and (C) of Point VII.
 15

h) This scheme will also be applicable to individual lease holders of the CIDCO
constructed apartments having individual Lease Agreement.

i) Enhanced Compensation Cases pending in any court, in respect of 12.5'7'0

Scheme, will not be considered to avail benefits of this scheme.

D) Financial Implication:

CIDCO is expected to· get revenue amounting to Rs. 34261.00 crores (approximately) as
per the calculations enclosed as ANNEXURE-V. However, it is hereby clarified that this
expected revenue is projected supposing 100% lessees come forward to avail benefits of
this scheme. However, considering past experience in above quoted State Government
schemes, probably 10 to 20% lessees may come forward as most of the lessees are
residential lessees and societies were formed unless and until every member of the
society agrees to pay his share of premium, ultimately the society (lessee) will not come
forward to avail this benefit. Secondly, many shareholders of the society may think that
for the sake of limited transfers, why they should incur such type of premium and
ultimately for lack of immediate necessity they may not turn to this scheme. Hence
100% expectancy cannot be expected in this case.

Besides this, because of such scheme probably more transfers in future may take and
ultimately larger revenue could be generated to the State Exchequer by way of stamp
duty and registration charges. Besides, because of previous experiences, power of
attorney type, fraudulent transfers would be automatically prevented.

E) Legal Reguirements/lmplications/provisions: Amendment to Navi Mumbai Disposal

of Lands (Amendment) Regulations, 2008.

F) Date of approval of the Agenda Note by the VC& MD: 04.08.2017

n G) Whether continuation of Deferred item/or Fresh Item: Fresh item.

The Board of Directors is hereby requested to approve the proposal and pass the
resolution, in the line of the following Draft Resolution, with or without modification.

DRAFT RESOLUTION:

"RESOLV THAT, the Board do and h eby accord approval for the submiss n of proposal
of Conversi of land from "Leasehold asis" to "Freehold Basis" in Na . Mumbai
Municipal Cor oration Area - Modification Lease Agreement" subject to the 0 ervar.ce
of terms and con itions as stipulated in Para of Point C and payment
premium, to the Stat overnment."
 16

FURTHER THAT, the proposal to amend avi Mumbai Disposal of Lands

Regulations, 2008 is recommended for obta ing the approval of the State

IHER THAT, the proposal" to recover premi for conversion of leasehold

land in freehold la d at the rate of 10% of the Reserved Price r area upto 25.0 Sqm for
Residential purpose, 5% for residential purpose exceeding area a easuring 25.0 Sqm and
35% of Reserve Price f Commercial" user is recommended for obtai g the approval of the
State Government" .

':RESOLVED FURTHER THA VC & MD is authorized to implement the abo

" Initiated by

(Sudhir S. Deshmukh)
Estate Officer (HQ)

~
~r~
Q,;
~
SEC/?$
~
I tern No. 20 f 605 BM : Proposal of CIDCO for conversion of leased land from

-
"Leasehold basis" to "Freehold Basis" in Navi Mumbai ~~
..' ~
~-{~~~
~
~
>
0.,) MuniCipal Corporation Area _, Modification of Lease '
.~ *
""
Agreement. ~'t~..J

While discussing the subject, the Board also suggested to explore the possibilities of ~

making applicable of this proposal to all Developed Nodes in the areas falling within

the New Towns of Aurangabad, Waluj, etc. where CIDCO has been appointed as

Special Planning Authority.

After discussions, the Board unanimously passed the following Resolution:

RESOLUTION NO: 11912

nRESOLVED THAT the Board do and hereby accord approval for :he submission of

proposal of Conversion of land from 'Leasehold Basis' to 'Freehold Basis' in Navi Mumbai ~:-<. SEC',

rvJunicipalCorporation Area _ Modification of Lease Agreement' subject to the observance t),

'~Q,,~ ~«
':
\t:~'(\~
~
 CIN·U99999MH1970SGC01451t

premium to the State Government."

"RESOLVED FURTHER THAT

(Amendment) Regulations, 2008, is recommended for obtaining the approval of the State

Govemment. "

"RESOLVED FURTHER THAT the proposal 'to recover premium for conversion of

leasehold land in freehold land at the rate of 10% of the Reserve Price for area up :0 25

sq. mtrs. for Residential purpose, 25% for residential purpose exceeding area

admeasuring 25 sq. mtrs. and 35% of Reserve Price "or Commerdal user is recommended

for obtaining the approval of the State Government."

"RESOLVED FURTHER THAT the Board do and hereby authorise the VC&MD to

implement the above Resolutions."

f'1'
"RESOLVED FURTHER THAT the Board do and hereby authorise the VC & MD for

making applicable of this proposal of Conversion of land from 'Leasehold Basis' to

'Freehold Basis' to all Developed Nodes in the areas fa ling wtthln the New Towns of
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(,'\Documents and Setlin!!s\Anministrator\DesktooCabinet _Note_J8

 RNI No. MAHENG/2009/35528

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In pursuance of clause ,,(3) of article 348 of the Constitution of India, the following
translation in English of the Maharashtra Land Revenue Code (Second Amendment) Act, 2016
(Mah. Act No. XVII of 2016), is hereby published under the authority of the Governor.

By order and in the name of the Governor of Maharashtra,

PRAKASH H. :~I,
Secretary to Government,
Law and Judiciary Department.

MAHARASHTRA ACT No. XVII OF 2016.

(First published after having received the assent of the Governor in the
" Maharashtra Government Gazette ", on the 29th April 2016).

An Act further, to amend the Maharashka Land Revenue Code, 1966.

Mah. WHEREAS it is expedient further to amend the Maharashtra Land

XLI of Revenue Code, 1966, for the purposes hereinafter appearing ; it is hereby enacted
1966. in the Sixty-seventh Year of the Repub I'IC 0 f I n diia as -s:10.11ows :-
1. This Act may be called the Maharashtra Land Revenue Code (Second Short title.
Amendment) Act, 2016.
 29.0f the Grant of land

Classes of persons holding land.

(l)There shall be under this Code the following classes of persons holding land from th
State, that is to say e

(a)Occupants - Class I,
(b)Occupants - Class II,
(c)Government lessees.

(2)Occupants - Class I shall consist of persons who

, t)a)hOld unalienated land in perpehtity and without any restrictions on the right to transfer;

(b)immediately before the commencement of this Code hold land in full occupancy or
Bhumiswami rights without any reserictions on the right to transfer in accordance with the
provisions of any law relating to land revenue in force in any part of the State immediately
before such commencementi and
(c)if they hold land in Bhumidhari rights in any local area in Vidarbha which has not been
excepted under section 150 of the Madhya Pradesh Land Revenue Code, 1954 and are
permitted hereafter subject to rules made by the State Government in this behalf, on
payment of a premium (not exceeding three times the assessment payable in respect of such
land) to be included in Occupants- Class 1.

(3)Occupants. Class II shall consist of persons who,

(a)hold unalienated land in perpetuity subject to resh'ictions on the right to transfer i

(b)immediately before the commencement of this Code hold

(i) land in Vidarbha in Bhumiswami rights with restrictions on the right to transfer or in
Bhumidhari rights under the Madhya Pradesh Land Revenue Code, 1954; and
(ii)Elsewhere hold land in occupancy rights with restrictions on the right to transfer under
any other law relating to land revenue,: and

(c)before the commencement of this Code have been granted rights in unalienated land
under leases which entitle them to hold the land in perpetuity, or for a period not less than
fifty years with option to renew on fixed ,rent, under any law relating to land revenue and
in fore before the commencement of this' Code; and all provisions of this Code relating to
the rights, liabilities and responsibilities of occupants- Class II shall apply to them as if they
were Occupants-Class II under this Code. '
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 Example of Comparison of Conversion Charges and Transfer Charges:

Considering a plot area admeasuring 4000 Sqm, it is assumed that 40 residential properties
of area admeasuring 100 Sqm each.

At present the transfer charges for area ranging from 81 to 100 Sqm are Rs. 1,65,700/ - for
Residential purpose.

f) For conversion of 100 sq~ area from Leasehold to Freehold the charges comes to:

Rs. 3370 X 100 = Rs. 3,37,000/-.

This conversion charges are required to be paid only for one time. But transfer charges are
effected for every transfer.

Hence, it is expected that the lessees will prefer the option of conversion from Leasehold to
Freehold.
 P\u---l('.S(;:'f,U ~ - ~,..-

- -•
 ~,

«J~tiCIDCO
.' WE MAKE CITIES

,
".... Ii.d e.Sf444Qi
•
Employer of the Intending Lessee or any other Financial Institutions as may be approved
by the Corporation from time to time, for obtaining a loan for paying the lease pr~mium to
the Corporation in respect of the said plot and for constructing the building/ buildings, factory
on the said plot in accordance with the plan approved by the Town Planning Officer,
providedthatsuch mortgage can only be created after the execution ofAgreementto Lease.

(H) Tranl=1,fero.fri~ht!3 periv~cI under the Agreement to Lease shallmean and include the
transf~rd'share'6r shares tJytheshareholders of a Company registered un.c:iertheCompanIes
Act, 1956 (I of 1956) or,by the members of a Co-operative Housing Society registered under
the Maharashtra Co-operative Societies Act, 1960 or by the partners of a Partnership Firm
registered under the Indian Partnership Act, 1932, in which case the Transfer Charges as
is allocable to the extent of the share or shares so transferred or at the rataas may be
'determined by 'the oorporanoo from time to time, shall be recovered.

CHAPTER - IV

Conditions of Lease
11. The Corporation may, from time to time, dispose off plots only on lease on the following,

among other conditions:

Term of Leaser- The lease shall be granted in consideration of premium or rent or both
"";,,,,;pre~:rtf(fm'1~d rent, for a term not exceeding 60 years:
~~ . .
Provided that-In spetial circumstances the term of the lease may be extended beyond 60
ye~rs but'tlot'beyond 99 years for reasons to be recorded in writing.
Gr,ant o.fJ~a,~e: _-,soon ?fter,th~ Intet;1ding Less~?,obtains the OCCuP!3.r)cy,Certificatefrom
ii, ~he deSIgnated Officer of the Planning Authority certifying that the building/work has been
completed in accordance with the terms and conditions stipulated In the Agreement to
Lease and if the Intending Lessee shall have observed allthe stipulations and the conditions
of the ~greement to Lease, the Corporation will grant and the Intending Lessee will accept
a lease of the plot and the building erected thereon. The period of lease shall commence
from the date of Agreement to Lease.
Payment of rents, taxes and other charges:,;. The Lessee shall,during the continuance
ill of the lease pay all rates, taxes and other charges due and becoming due in respect of the
demised land by the Corporation or Lessee thereof.
payment of land revenue:- The Lessee shall, during the continuance of the lease, pay
iv ~e land revenl;.l,~and cesses assessed or which may be assessed on the demised land. '

Reco.very of I?remium or rent as land revenue:- Whenever any premium, other than
v the lease premiUm specified in Regulation 6 above, or rent or service charges or any other

w • The Navi Mumbai Disposal of Lands (Amendment) Regulations, 2008

6
 ..

• 1MiE H 2014
.,aLa ij A
" : , ,. #'IWM

amount dueto the Corporation under the lease shall be in arrears, it may be recovered as
arre~rs of land revenue under the provisions of para 6 of the Schedule of the Maharashtra
Regional and Town Planning Act, 1966 or any modification thersc: ..
vi User. of land and consumable FSI:- Every Lease shall specify user and the FSI
pe,rmltted to ~he,demised premises, which shall not be changed/increased without the prior
wntten permission of the Corporation ..and without the payment of prescribed Additional
Premium ahd other charges.

vii To build according to the building regulations or munlctpal regulations or

development contro~. rules .ln fcrce.trom ·time to tlrnsr- At any time during the period
of lease, the Lessee shall not erect any building or structure on any portion of the demised
land except with the prior written permission of the Corporation and in accordance with the
building regulations or development control rules framed by the Ocrporatlon from time to
time or the rnunic'pal regulations or any other regulations in force from time to time.

Restrictions. against assignment of leasehold rlghts:- The Lessee shall not sell,
assign, mortgage. underlet or otherwise transfer wholly or partly the demised land or his
interest therein or cart wholly or partly with the possession of :he der-lsed land or permit any
person to use wholly or partly the demised land (hereinafter referred to as "transfer of the
demised land") PROVIDED THAT nothing contained herein shall apply if the Lessee shall
perform to the sal sfaction of the Corporation the following conditions:

(a) Before transferring the demised land, the Lessee shall pay to Corporation the transfer
charges as may be determined by the Corporation from time 10 time, subject to a minimum
of Rs. 5000/-.

(b) In the instruments by which the Lessee shall transfer the demised land, the lessee shall
impose uponthe person to whom the demised land is so transferred, :0 per'orrn.and observe
to the Corporation all the conditions and covenants of the lease granted to him:

Provided further that in case of plots-leased underRegulation 4 (Hi), transfer of such rights
shall not be permitted.

Explanation: (i). Nothing contained herein shall apply to rncrtqace, with the prior wri:ter.
permission of the Managing Director, the demised land or any part thereof, to the Centra:
Government, a State Government, Nationalised Bank, the Life Insurance Corporation of
India, the Maharashtra State Finance Corporation, an employer of be lessee or any other
financial institutions as may be approved by the Corporation from time to time."

(ii) Transfer of the demised land, shall mean and include the transfer of share or shares by
the shareholders of a Company registered under the Company Act, 1956 (I of 1956) or by
the members of a Co-operative Housing Society registered ,;!0_d.eF ;the Maharashtra Co-
operative Societies Act, 1960 or by the partner~._9.t~~~rt1e.~~~I]lt,Fir~ re~istered under the
Indian Partnership Act, 1932, in vv~iC:~'7.~f8Ab~iJ~,€iIj.~.~_r:.9iar{les-as IS allocable to the

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7
the Navl, Mumbal Disposal of· Lands (Amendment) Regul~t1ons,2008
 04.08.2017

Subject: Proposal of CIDCO for Conversion of leased land from "Leasehold

Basis" to "Freehold Basis" in Navi Mumbai Municipal Corporation
Area - Modification of Lease Agreement.
\.

As discussed, the Draft Board Note is prepared and placed at Cj 85. Sr. Economist is
requested to peruse the above and recommend the same so that necessary approval cf JMD-
II and VC&MDcould be obtained.

Submitted please.

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