Nice analysis.
--CIPL not providing required information even after several reminders only shows the casual and careless behavior of CIPLEarlier CIPL was taking CR residents on ride; now CIPL is also taking GDA on the same ride. CIPL is even not bothered to reply to GDA
Regards,Manish
On Tue, Jun 24, 2014 at 1:26 PM, CROMA Updates <cromaupdates@gmail.com> wrote:--Dear All Crossings Republik Residents,
As per the previous communication regarding the meeting held at GDA Office with CIPL on 24th May 2014, CIPL were supposed to provide us certain information which they failed to provide it to us even after many reminders.
In the meantime, as advised in last meeting dtd. 24th May, GDA called for meeting on 23rd June 2014. Although details were not provided, we decided to mark our attendance and also register written complaint of CIPL with GDA for non compliance.
Accordingly two Governing Body Members of CROMA - Mr. B.P.S. Bhatia and Mr. V. P. Yadav went to GDA office and updated to the concerned officer - Mr. R. K. Jaiswal that agreed information has not been provided by CIPL till now.
In turn, Mr. Jaiswal had a telephonic discussion with COO of CIPL, Mr. Ashok Kumar and expressed his unhappiness with instructions to provide agreed documents on priority basis. The GDA also issued a written order to CIPL which is attached herewith.
This is just for your information please. CROMA will keep you posted on the next development soon.
Regards
Team CROMA
On Sun, Jun 1, 2014 at 5:11 PM, CROMA Updates <cromaupdates@gmail.com> wrote:
Agenda of the Meeting: To arrive at a conclusion with regards to Township Maintenance Charges (TMC) applicable in respect to common maintenance carried out by Crossings Infrastructure Pvt. Ltd. (CIPL) which is acceptable to CROMA and CIPL with the intervention of regulatory body for builders in Ghaziabad i.e. Ghaziabad Development Authority (GDA).
Participants of the Meeting:
SL. NO.
GDA
CROMA
CIPL
1.
R. K. Jaiswal (Chief Engineer, GDA) along with Team
Vishal Aery, President
Ashok Kumar, COO along with his two team members
2.
Akhil Chhabra
3.
BPS Bhatia
4.
Pradeep Aswani
5.
Manmohan Jha
6.
Abhishek Goel
7.
Sajid
8.
Amod Giri
9.
Alok Gupta
10.
Tikaram Chaudhury
11.
R S Chauhan
12.
Ved Prakash Yadav
Issues Discussed:-
- CIPL stand with regards to Township Maintenance Charges (TMC).
- CROMA demand with regards to various unfulfilled commitments by CIPL.
- Recent developments in view of enactment of UP Apartment Act, 2010 and recent judicial judgment by various courts on malpractices done by various builders in UP.
- Other major issues includes Approved Layout Plan for Crossing, development of EWS, common facilities to areas where same has not been extended yet, visitor parking, exploitation of some builders on a/c of various unwarranted charges.
Updates on construction of Sahberi Pulia:-
In start of meeting Mr. Jaiswal has informed CROMA Team that GDA is tremendous pressure for completion of Sahberi Pulia due to rigorous follow up by Mr. Amod Giri at CM & DM Office level. He also explained the concern of GDA as well as efforts put by GDA to get this work done. He informed all the present members that no big contractor was ready to do this job and it was not possible to do this work by small contractor, hence Mr. Santosh Yadav, VC, GDA himself has requested this contractor and that contractor agreed for the same. He also informed about the various factors (which include running traffic and running drain and intermittent rain) due to which GDA is finding it very difficult to get the work well in time or at a better pace. Though the target date for completion of Pulia is August 2014 however efforts are being made to get it completed before the due date. Further, he assured that one side of Pulia will be started before June 2014 end and second side before the scheduled date i.e. Aug. 2014.
Current Plotting of Crossing Republik – as approved by GDA:-
After Mr. Jaiswal informed that area of complete Crossings Republik is divided as follows.
1) GH4 : Gaur Global Village
2) GH5 : Mahagun, GH5A : Divyansh Favio
3) GH6 : Boundary is Paramount Symphony, Ajnara Gen-X, Proview Labony, Jaipuria Sunrise; all society falling under this boundary including Galleria Market is under GH6.
4) GH7 : Crossings Infra (Main), Aercon, Gold Cost & Crossings Plaza Market
5) GH11 : Saviour
The Completion Certificate will be issued plot wise. When we inquired for GH6 they informed that nothing has been thought in this line, something can be worked out only when Completion Certificate for complete plot is issued. However it should be other way i.e. Part Completion certificate should be issued for the fully completed society and when all the society is ready then completion certificate for complete plot to be issued. But as per GDA, there cannot be separate maintenance charges for each of the societies located at one Plot (GH-Group Housing). Here, attention of GDA was invited to the different practices followed by various builders / societies located at Plot No. 06 as mentioned above with regards to maintenance charges. Here it was decided that CIPL will take up the issues and it will ensure that same practice is followed as mandated by GDA.
Illegal Demand by Few Builder on various accounts:-
The GDA Team informed that few builders are trying various means to exploit flat owners. Example quoted by GDA includes M/s Dreamland who has raised demand for sewage connection etc. which is illegal. GDA has issued notice to Builder as soon as it has come to its notice. Further GDA advised that all flat owners should be informed that this type of charge cannot be levied.
Further GDA instructed CIPL, being a lead / promoter agency, to ensure that such type of practice to be stopped immediately and this type of issue should not arise again.
Unapproved Floors:-
When inquired about unapproved floors, GDA Team has informed that Govt. has increased the FAR but for approval according to revised FAR, builders are supposed to make payment of additional fee for same, however builders took time and it is yet to be paid and mean time certain changes has happened hence approval is not processed. Now it has reached at concluding stage and shortly this will be resolved.
Availability of Total Land and Clearances:-
The GDA team confirmed that as of now CIPL is having approx. 250 acres land available with them and due to various issues, balance land is yet to be acquired. It was also informed by GDA that layout (including all the facilities) is approved by GDA only in r/o land which is free from all type of litigation / disputes. However out of these 250 acres, approx. 5% land in various patches is still not available due to various issues.
In this regards, it was instructed to CIPL by GDA that CIPL will provide the approved layout plan to CROMA showing all the facilities and EWS latest by 31.05.2014 so that provision for facilities as committed by CIPL & status of Approval by GDA can be cross-checked (especially road connectivity, hospital, fire station and other major facilities) and facilities approved by GDA.
Provision of visitor parking:-
Issue of non-provision of Visitor Parking as per UP Apartment act was raised by CROMA, initially GDA & CIPL informed that it is not mentioned anywhere in UP Apartment Act. Afterwards, it was confirmed by GDA Team that though there is no clarity in the Act but same is mentioned in the Building Bye Laws and according to that it is mandatory to make provision of 10% of total parking as visitor parking. GDA & CIPL will revert on it.
Township Maintenance Charges:-
After this, discussion started on TMC and GDA Informed us that as per development agreement executed between GDA & CIPL, CIPL is entitled to collect TMC till handover of the society to GNN. It has been informed that payment of TMC is not denied but CROMA is asking for deferment of the same as Township is under construction and many key facilities promised as part of Crossings Republik Township Plan are not available hence Residents are having to incur extra cost for availing the facility which were promised but not made ready till now. This is also causing mental harassment, wastage of a precious part of life (i.e. time which can be used for betterment of oneself, family and society). Even due to non-provision of some facilities by CIPL, life of the residents is also at stake for which neither GDA nor CIPL was ready to take the responsibility.
In support of its demand, CIPL elaborated that Approx. 8000 family are living in the society and all the basic facilities are already provided to the residents of all the societies and are maintained to the best standards. These facilities includes common area cleaning, Security, Common Area Lighting, Horticulture, Maintenance of Road, day to day repair of infrastructure used for providing these facilities including maintenance of DG Set, 33 MVA line etc. CIPL categorically mentioned that the Township Maintenance Charge (TMC) is being demanded against these facilities and in case of non-payment it will be difficult for them to maintain the township at this level and residents will have to suffer.
In claim of CIPL that all the basic facilities are provided to all the residents of Crossing Republik, representative from Saviour informed about non availability of sewerage connectivity, lack in cleanliness of common area. With regards to sewerage connectivity, it was instructed by GDA to ensure the same on priority basis. Time given for the same was 15 days. Representatives of Saviour also handed over a formal letter to CIPL & GDA for their various demands with regards to basic facilities (including fencing which is great risk for whole Crossing Republik, proper road connectivity from both the sides) which as per CIPL are being provided to whole Crossing Republik.
CIPL also informed that they are charging TMC only for those towers in which possession is handed over for any of flat. CROMA team has raised strong objection for that and elaborated to GDA that whatever delay is happening in completion of all societies, that all is on account of builders, so also as per UP Apartment Act 2010, whenever and whatever TMS is charged, it should be charged on all the flats (including under construction). For flats under construction, proportionate charges should be borne by respective builders in addition to charges as applicable and as decided for commercial use of common facilities. CROMA Team also mentioned followings.
· Its builders’ fault that construction/ possession is delayed and only those flat owners who have taken possession should not be made to bear all the TMC.
· Even after under construction flats are enjoying the same common facilities for which CIPL is charging TMC, and builders should bear TMC for such flats (and it is laid down in the Act).
· The Construction Machinery and Vehicles being used are the main culprits that damage roads and due to construction activities, expense on housekeeping is more residents should not be made to bear expenses on account of these.
After long discussion when asked that what is the basis of calculation CIPL informed that proposed collection is less than the amount being spent by them. When asked for the breakup of Income and expenses, CIPL showed reluctance and then informed that total expense are approx. Rs. 52-55 Lacs which are much more than collections are made at present. On this GDA asked them to share the break-up of expenses by 15th June 14. This will include the details of operating cost, maintenance cost of equipments, etc. and once CROMA team will go through this again meeting will be arranged for finalization.
The next meeting to be held on 21st June 2014. Please free to write us on info@croma.org.in or contact CROMA Office Bearers, if you have any question.
Warm Regards,
Raj Kumar Raju
(General Secretary, CROMA)
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