Aashiyana Housing Welfare Society


Regn. No. District Shahdara/Society/170/2013
For family, friends and colleagues

Dear All,

I would like to express my gratitude to all of you for your support in ensuring the successful conduct of the Society’s 11th Annual General Body Meeting, held on December 7th, 2024.

Highlights of the meeting are as follows:

Meeting began with my opening remarks. Some of the highlights of the speech were:

  1. Summary from past year.
  2. Challenges faced/Process involved with working with the landowners.
  3. Steps taken to convey suggestions/concerns, regarding the policy, at the highest level.
  4. Further changes to be suggested in regard to Sector’s map, to the DDA. 
  5. Working steps for coming year.

Balance Sheet, Income and Expenditure Report, Audit Report, etc, for the year 2023-24 were shared, discussed and approved.

It was informed that per the suggestion from a member from past year’s AGM, the existing auditors were replaced for the financial year 2024-25. The same was discussed and approved.

Minutes of the last AGM held on the 30th of December, 2023 were presented. 

Thereafter, we resumed our discussion on the ongoing process and what could be expected from the year to come. The forum was thereafter opened to the members for further queries/concerns.  

During the discussion, it was informed that on request of some of the members, an additional agenda was adopted in the 9th AGM of the Society, held on 31st December 2022, to incorporate an exit policy.

Please refer to the post below for more details on the same:

Happy New Year, 2023

It was reiterated that once the Sector work is completed and the process proceeds to the next stage, members will be provided with the option to either continue their membership or place it on hold until they get to transfer it to some new member.

Thereafter meeting was concluded with everyone’s permission after a vote of thanks from Mr Sameer Mahajan. 

On behalf of the Governing Body, I would like to extend my heartfelt thanks to everyone for their support and cooperation. 

Regards,

Dippender Jain
(President)

Aashiyana Housing Welfare Society 

As has been mentioned before, to submit the sector with DDA for sector planning, we need to get consent to the consortium (GSCDC, a private limited company registered through us) from atleast 70% of the sector’s landowners (plus some safety buffer). So far we have received consent from around 55% of them. We are in talks with some of the remaining landowners owning around 20-25% of the land. As soon as we receive the consent for around 15-18% more land, we will be moving forward with submission of the same.

We all need to understand that this process comprises of individual landowners (farmers, investors, societies, builders) getting into agreement with a private entity (the consortium), unknown to them, handing over atleast 40% of their land rights, agreeing to pay for the costs, and allowing this private entity to take decisions on their behalf.

Also, since this sort of collaboration is a first of its kind, there is no existing legal agreement present. They need to trust and agree to the legal language drafted by us. The enrollment of every new landowner with the consortium raises the trust factor and makes it easier for us to bring in the remaining ones. But still, it requires us to work with them individually, giving each ample amount of time, for them to know us and in time develop trust in us. This requires huge amount of efforts. Hence the progress had been slow but steady and in the right direction.

In the meanwhile, in a recent meeting of stakeholders, it was decided that a proposal will be presented to DDA’s Land Pooling Division to remove parts of Sector 7a where landowners have yet not shown interest in working with the Sector’s consortium.

We will be preparing two proposals for the same. First one will comprise of removing around 25 acres of land, and second one will be comprised of removing additional 20-25 acres more.

We will try to work with the remaining landowners for 3-4 more weeks, and based on the outcome, we will present DDA officials with one of the two proposals.

Also, we sent some suggestions to PMO and Secretary (MoHUA), which were later forwarded to the VC, DDA and were then taken into consideration. We will be meeting with the MP, Sh. Yogender Chandolia to discuss over the same in-person.

Suggestions are always welcome.

As was informed earlier, some notification(s), and amendments in regards to land pooling were expected by around September, which comprised of Notification of MPD-2041, an amendment to the DDA Act of 1957 (to include changes related to Land Pooling, redevelopment, etc., to the DDA’s by-laws) and some specific changes to the Land Pooling Policy, to make it more lucrative for the DE(s), such as, increase in FAR, changes regarding EDC, etc. One other important feature being expected from the Parliament regarding the Delhi Land Pooling Policy is to make/clarify policy on the remaining landowners once 70% participation is achieved in a Sector, to achieve contiguity, which is a must for efficient planning of the Sector.  

In October, Khap of around 360 villages of Delhi, backed by the Societies, started agitation with the intent of putting pressure on LG / Central Govt for immediate notification of Master Plan 2041 (also being pursued by the Supreme Court) and to finalize work on other amendments in regards to Delhi Land Pooling at the earliest. They were informed by senior ministers/officials that the files are with the PMO and will soon be released/notified. 

We are waiting on them and as was our understanding previously, the timing of the above notification/amendments is being affected by the fact that the country will go for the Lok Sabha elections in the early next year. 

In the meantime, we are keeping all the landowners of the sector in the loop by having frequent meetings with them. We have already received the consent to authorize the consortium from the majority of landowners. We are just awaiting the policy in regards to the remaining landowners to achieve the contiguity in our sector. 

Also, as was informed earlier, we have initiated a future activity of getting contract agreements signed by the landowners of our Sector for them to legally transfer the rights of a minimum 40% of their land to the consortium for roads and other infrastructure. We have already got it signed by some landowners and have shared the draft with the rest. In cases where the landowner is a Company or any other registered organization, we are having meetings with their management and their legal team to help them understand the content of the agreement and to handle their concerns. We are making good progress on that part.

Any suggestion is welcome on the same.

This is to inform that DDA has released the notice for Sector 7A on 06th of April. Per data provided by DDA, the total land in the sector is 299 Ha; out of which 64 Ha is vacant area. Per the issued notice, we will have upto 3 months to form the consortium with atleast 70% contiguous land. Though it can be extended further on request, we will be trying to achieve this in the provided period.

We met with DDA officials at Vikas Minar, Vikas Sadan and at their Land Pooling office at Pitampura multiple times this year. During our last meeting, held on 13-March, with the DDA’s Commissioner in regards to issuance of Notice for Sector 7A, we were informed that the delay was because of an objection filed by some party on the delimitation. After consulting with us, DDA commissioner decided to move forward with the issuance of notice and informed us that the same would happen in a couple of week’s time.

After a number of cycles of discussion, our legal representatives have finalized the first draft of the Articles for consortium registration. We have sent it to DDA, this morning, for their legal team to have a look and also to the landowners, to be finalized in the next couple of weeks before sending it for registration.

DDA has approved the master plan for 2041 and now it will be forwarded to MoHUA for final approval and notification.

Also, DDA has reopened the participation window to allow the landowners who have not yet came forward. We will also be trying to identify such landowners and will convince them to show willingness, so as to achieve contiguity.

With this, we will like to update all that we are almost on track as was anticipated at the beginning of this year, except for that we are off by a little over a month. The outcome that we were expecting by the end of Feb will now be achieved by the end of first week of April.

Dear All,

Wishing you and yours a year Happy and Blessed New Year !!

I would also like to thank you all for supporting us in conducting the Society’s 9th Annual General Body Meeting, held on the 31st of Dec, 2022, successfully.

Highlights of the meeting are as follows:

Meeting began with my opening remarks. Some of the points made during the speech were: 

  1. Secretary for Ministry of Housing and Urban Affairs was convinced to issue conditional consortium notices by overlooking the contiguity clause for the time being, in the Feb of last year.
  2. They issued the letter in March. It was then sent to DDA who in turn sent to the LG, who is also the Chairman of DDA, for approval, in April. They received the acknowledgement from the LG and started work on the conditional notices by May.
  3. We started physical meetings in the village with the landowners, but soon we realized that it would be an uphill task to bring together around 700 landowners owning over 500 acres of land in our sector, especially when we were not getting support from any other society or builder in our sector.
  4. We proposed sub-division of our sector to the DDA officials. They began working on it and by September they cleared the proposal for it. It was sent to the technical team for consideration.
  5. In our November meeting, we were told that the sector was divided into 3 smaller sectors and our Sector was to be called 7A. We were told that the new maps will get released in few weeks.
  6. Because of MCD elections, DDA could not have a meeting till 16th of Dec, after which the Map for our sector got approved.
  7. It was informed that the Society is waiting on the new sectoral map and the future steps were discussed. 

Balance Sheet, Income and Expenditure Report, Audit Report, etc, for the year 2021-22 were shared, discussed and approved.

The reappointment of statutory auditors was discussed and the management was empowered to continue with the present auditors for the year 2022-23.

Minutes of the last AGM held on the 25th of December, 2021 were placed.

On request of some member, an additional agenda was incorporated to discuss the exit process for the members who do not wish to continue. It was reiterated that since the amount gathered to purchase the land was already invested for the purpose, a refund is not possible. Issues with sale of land were also discussed in detail. It was informed that if still any member wishes to get separated at this stage, then, since registration of atleast a Bigha (approx. 1008 yards) of land is allowed, they can form a separate group, constituted for the purpose, and get their land share separated. Other possibilities, such as, transfer of membership etc. were also discussed in detail. It was also agreed upon that the Society will not force such members, who do not wish to continue further and are awaiting membership transfer, to make any further payments for any future expenses.

Thereafter, we resumed our discussion on the ongoing processes and what could be expected from the year to come.  

Mr Gulshan Jain concluded the meeting with a vote of thanks.

On behalf of the Governing Body, I will like to thank all our members for their continued support and co-operation and wish you a wonderful year ahead.

Regards,
Dippender Jain
(President)
Aashiyana Housing Welfare Society

We met with the DDA Commissioner, Land Pooling on 9th of this month in regards to finalization of map for our Sector. We were informed that the rectification regarding the sectoral data was done and the map work has been completed. Because of MCD election no DDA meeting could be conducted in this while. The next meeting of DDA should happen in another 7-10 days from this date and we were assured that the map for our sector will be approved in this upcoming meeting of theirs.

The new sector should be of around 250 acres with a vacant area of around 125-150 acres size (The rest will fall under forest area and gram sabha). The exact area would be known after DDA’s Pitampura office would reconcile the data, which would happen after the Vikas Sadan office will release the map of the sector. They have already gathered the data, such as, area under forest Dept, Gram Sabha land, land under section 74/4 (DLR act) etc from the relevant SDM office for our sector. They will need around 5-7 days to match this data with the new map.

Also, as was advised by us a few meetings back, we were informed that DDA has initiated crack down on the unauthorized constructions being done on the land under Land Pooling. They are demolishing such constructions and are also registering FIRs against the people involved.

Secretary from Ministry of Housing and Urban Affairs have visited locations under Delhi Land Pooling to get a grasp of things. They are having frequent meetings with the DDA officials to identify and clear out any roadblocks.  

We are almost done with drafting of the by-laws for the consortium body. We will be officially hiring a senior lawyer after the sector map is released and the landowner’s data is reconciled by the DDA, to help us finalize the language. We are expecting this to happen by the end of this month.

We are also working on reaching out to the remaining landowners of our sector. 

Weekly meetings with the landowners of Sector 7 of P2 zone have been resumed. Multiple meetings were conducted in the village and also separately with a number of land owners at their relative locations, in the past couple of weeks.

DDA has initiated work on sub-dividing existing sector 7 into smaller sectors for better manageability as was advised by us.

15-Nov: In our meeting with DDA commissioner, on 16th of this month, we discussed in regards to the demarcation of the sector. We have studied the proposed boundaries for the new sector and have found them to be acceptable. We were informed that the new maps should get released within 2-3 weeks.

We were also informed that the budgeting and other planning work has been done on UER-II (3rd Ring Road) front to connect Sec-7 with the G.T. Karnal Road. Land may be acquired or exchanged with the DDA owned Gram-sabha land for the same.

16-Nov: Met with DDA officials at DDA’s Pitampura office to work with the Sectoral data. We will again need to visit them for updated information once the new maps would get released.

Additionally, work is being done to understand the available models for consortium formation and to identify the most acceptable one. Currently, the focus is on three approaches: a) Society model b) company model, and c) AOP model. One sector has already moved forward using the AOP approach. We are not convinced with this approach since it may not have a strong legal standing for carrying out a long-term consortium work. We are more inclined towards the company model. Even there we have two options. We are consulting lawyers, charted accountants and DDA officials and at the same time we are figuring out the long-term goals of the consortium to find the best fit. We still have a few weeks to decide on one for our sector.

Dear All,

After relentlessly nagging the Urban affairs ministry and the DDA officials for many a month, they have finally released the notices for the first 3 sectors. These files were completed in January this year but got stuck due to some technicalities. We had been working with them on this since then to get the issues resolved and had been pushing for an early release.

The next list will be released within a month and will have the names of around 6 more sectors, including ours. This first notice is going to be sufficient for us to begin full-fledged work on the consortium formation in our sector.

After having online meetings with the landowners for months, we held an in-person meeting in the village last Sunday with the representatives of several sectors, as we anticipated the notices by this week. We even went to the DDA’s office yesterday to get the file data for the landowners where the vetting is not completed yet. We will be pushing these landowners to go to the DDA’s office and do the needful. We may even arrange transportation, if felt necessary, to expedite things that we can.

A large meeting of landowners is being scheduled for this coming Sunday and our technical team, including an Urban Planner and Architect, would be accompanying us to take a note of the sector.

We have also initiated work on the IT side to accommodate the needs of the future. This will include setting routes for easy access to Sectoral details/data, the online presence for the sector-wise consortiums, providing an online platform to the landowners, setting up of land redistribution protocol etc. The work will be carried out in phases. The task for phase 1 enhancement has already been allocated. Application software was also developed to help with land management for the sector. Enhancements will be done to it as things would progress.

Congratulations and best of luck to us all as we are stepping into the most crucial phase of the land pooling.

Thanks for your support. Suggestions are always welcome!!