Introduction to Mass Housing

1. HOUSING
A.D. 4.2
Group 8
Pillai College of
Architecture

2. OVERVIEW
Cluster Development
Purpose
Benefits
Terminology
Planning Guidelines
Articles

3. 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.

4. 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.

5. 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.

6. 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

7. TERMINOLOGY
Group 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 responsibility 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

8. 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
considered 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
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

9. 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

10. 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.
shalini.nair@expressindia.com

11. 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.

12. ADVANTAGES
Open 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

13. 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.

14. CONVENTIONAL PLANNING
In 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

15. 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.