Mira Bhayandar Municipal Corporation

Implementation of development plans , land acquisition of reserved land , scrutiny of construction permission cases and other ancillary works as per development control rules , providing necessary information with technical assistance/guidance regarding unauthorized construction and taking action in cases filed by the department. Taking action in cases under Maharashtra Regional and Town Planning Act 1966. Development plan of Mira Bhayandar city (excluding excluded areas) was approved on 14/05/1997 and came into effect on 15/07/1997 . Development plan of excluded areas was approved on 25/08/2000 and came into effect on 15/10/2000 . Also, Draft Revised Development Plan – 2022-37 is being circulated for objections/suggestions. Mibhavi/Prasuvio Mira-Bhayander/Section- 26 Publication/ 2587 dated 27/10/2022, vide order dated 28/10/2022 published in the Maharashtra Government Gazette.

The provision of housing scheme is applicable for the area owned by MHADA as per 2.50 square meter area index. Accordingly, MHADA's proposal has been approved and the work on the said proposal is underway. MHADA has received 2279 flats from this project.

Out of the total 26 plots of land   in the facility area available from various development proposals in the Municipal Corporation area, work has been completed on 08 sites and 06 sites are in progress. Construction is to be proposed on the remaining 12 sites.

Under the government decision, the Affordable Housing Scheme has received approval for four sites with location clearance. Out of these, construction permissions have been granted for two proposals. A total of 390 residential units are being transferred under the Affordable Housing Scheme, of which 203 units from Mahajanwadi, Uttan, have been handed over to the municipal corporation

The classification maps of the Coastal Regulation Zone (CRZ) prepared by the CESS organization for Mira Bhayander Municipal area were received on 30/06/2005. Subsequently, a re-survey of the area was conducted as per the Coastal Regulation Zone Act 2011. The CRZ notification 2019 approved by the Ministry of Environment, Forests, and Climate Change is available on the Maharashtra Coastal Zone Management Authority (MCZMA) website

From 01/06/12 , new cases of building permission are being processed online through the Auto-DCR system. This process is being done due to JNNURM Reforms and a total of 287 building permission / revised building permission proposals have been approved online as of now. At present, the process of granting building permission is being done as per the Unified Development Control and Promotion Rules ( UDCPR) dated 02/12/2020 .

The details of comparative year-wise development size accumulated from the year 2016-17 as per the approval given to the development proposals in the approved development plan for Mira Bhayandar Municipal Corporation area are as follows .

The said development amount is being recovered as per the decision of the Government dated 01/03/2011 . The details of the permissions granted by Mira Bhayandar Municipal Corporation in respect of building proposals in the year 2016-17 are as follows.

As the approved development plan for Mira Bhayandar city is expiring in 2017 , the Hon'ble Mahasabha has expressed its intention to revise the said development plan. Accordingly, the work of preparing a map showing the existing land use ( ELU) is underway under the instructions of the Government through Hon'ble Sixth Director , Town Planning Thane Branch.

In the area of ​​13/1 (New) out of 92 (Old) of the land for the urban amenity area ( Amenity Open Space) of the village Mahajanwadi, a total area of ​​5255 sq.m. is proposed to build a 3- storey theatre on the ground floor and the construction area of ​​the theatre is 3674.93 sq.m. and the area of ​​the art gallery on the fourth floor ( Amenity Open Space) is 785.19 sq.m. Thus, the total construction area is 4460.12 sq.m. The ground breaking ceremony on the said site was held on 30/08/2015 by Hon. Shri. Uddhavji Thackeray and under the chairmanship of Hon. Shri. Vinodji Tawde (Education and Cultural Minister). A. No. 221 ( Garden) has been developed and inaugurated by Hon. Shri. Uddhavji Thackeray.

In order to update the records in the records room of the Town Planning Department and to preserve the records, the process of scanning them and publishing the said records on the website of the Municipal Corporation has been started with a view to making the information about the housing project easily available to the public. Also, the process has been started with a view to providing the construction permit along with the landowner certificate , occupancy certificate , section map and zone certificate online .

As per the Central Right to Information Act 2005 , Town Planner has been appointed as the First Appellate Officer and Assistant Town Planner as the Public Information Officer for the Town Planning Department. On an average, 200 RTI applications and about 30 first appeal applications are received by this department every month. Action is taken regarding these appeals and RTI applications within the prescribed time limit.

The government has given approval vide 30/01/2007 for the urban survey of Mira Bhayander Municipal Corporation area to be conducted by a private organization and accordingly, after completing the tender process as per the prescribed procedure, three organizations (Mr. Rane Management Consultant Pvt. Ltd. , Bhayander , Mr. Monarch Surveyor & Consultant Pvt. Ltd. , Pune and Mr. P.N. Shidore & Company , Kalyan) were appointed on 30/01/2007. Work orders have been issued on 25/01/2007 . These organizations have completed the survey work of 14 revenue villages and submitted the report to the office of Taluka Inspector Land Records , Thane. However, due to opposition from the local people in five revenue villages of the Municipal Corporation area, namely Uttan , Dongri , Pali , Tarodi , Chowk, the survey work has not been completed. Further action is being taken through the Hon'ble Commissioner of Settlement and Director , Land Records (Maharashtra State), Pune for the surveyed areas .

Mira Bhayandar Municipal

Corporation Entire Area

Bhainder , Goddev , Kashi , Khari ,

Tarodi , Rai , Murdhe , Morwa , Chowk , 

Penkarpada , Mahajanwadi and Chene

1.   To act as technical assistant to the Town Planner and Assistant Director , Town Planning in all their work.

2.   Working as a Public Information Officer

3.   Submitting a detailed report regarding government correspondence to the Town Planner and Assistant Director , Town Planning. Also, appearing for witness evidence including filing a written statement , affidavit on behalf of the Municipal Corporation in the Hon'ble Court , Thane.

4.   Taking appropriate action on the proposal received for environmental clearance certificate and presenting the report in the meeting, giving a copy of the proposal received to the concerned members and presenting it along with the minutes of the meeting.

5.   To take appropriate action regarding additional construction beyond the sanction and to guide the concerned ward officer in this regard with the approval of the Town Planner and Assistant Director , Town Planning.

6.   Issuance of zone certificate and section map. Get the affidavit signed by the department.

7.   Attending the Ward Committee and Property Tax Penalty Meetings and providing feedback/information related to the Town Planning Department.

8.   Providing feedback on electricity connection , water connection and property tax matters.

9.   To prepare proposals regarding land acquisition of the land affected by the development plan and transfer of government land and submit them to the Town Planner and Assistant Director , Town Planning.

10.  Submit all development proposals received after scrutiny by the concerned Branch Engineer , Junior Engineer, along with the Ploughing Certificate , Building Completion Certificate and Occupancy Certificate as well as all Development Right Certificates, along with a self-explanatory opinion on the proposal, through the Town Planner and Assistant Director , Town Planning and perform the work assigned by the seniors from time to time.

Navghar , Ghodbunder , Mira ,

 Varsave , Dongri , Uttan and Pali

1.   To act as technical assistant to the Town Planner and Assistant Director , Town Planning in all their work.

2.   Working as a Public Information Officer

3.   Submitting a detailed report regarding government correspondence to the Town Planner and Assistant Director , Town Planning. Also, appearing for witness evidence including filing a written statement , affidavit on behalf of the Municipal Corporation in the Hon'ble Court , Thane.

4.   Taking appropriate action on the proposal received for environmental clearance certificate and presenting the report in the meeting, giving a copy of the proposal received to the concerned members and presenting it along with the minutes of the meeting.

5.   To take appropriate action regarding additional construction beyond the sanction and to guide the concerned ward officer in this regard with the approval of the Town Planner and Assistant Director , Town Planning.

6.   Issuance of zone certificate and section map. Get the affidavit signed by the department.

7.   Attending the Ward Committee and Property Tax Penalty Meetings and providing feedback/information related to the Town Planning Department.

8.   Providing feedback on electricity connection , water connection and property tax matters.

9.   To prepare proposals regarding land acquisition of the land affected by the development plan and transfer of government land and submit them to the Town Planner and Assistant Director , Town Planning.

1.  To inspect the proposal along with the proposed construction maps , revised construction maps as per the Development Control Rules, inspect the site with an objective report and submit the matter to the Assistant Town Planner.

2.  Submit the report to the Assistant Town Planner after inspecting the site for building completion certificate , occupancy certificate and fulfilling the conditions in the approved order.

3.  Assist the Encroachment Department, wherever necessary, regarding unauthorized construction within the approved drawings.

4.  To carry out the work assigned by the superiors from time to time.

5.  Submitting a report to the Assistant Town Planner regarding blacklisting of Vastu Visharad and developers.

6.  To provide necessary cooperation to the Town Planner and Assistant Town Planner in court cases.

7.  In the case of Development Rights Certificate, inspect the actual site and submit an objective report to the Assistant Town Planner.

1.  To inspect the proposal along with the proposed construction maps , revised construction maps as per the Development Control Rules, inspect the site with an objective report and submit the matter to the Assistant Town Planner.

2.  Submit the report to the Assistant Town Planner after inspecting the site for building completion certificate , occupancy certificate and fulfilling the conditions in the approved order.

3.  Assist the Encroachment Department, wherever necessary, regarding unauthorized construction within the approved drawings.

4.  To carry out the work assigned by the superiors from time to time.

5.  Submitting a report to the Assistant Town Planner regarding blacklisting of Vastu Visharad and developers.

6.  To provide necessary cooperation to the Town Planner and Assistant Town Planner in court cases.

7.  In the case of Development Rights Certificate, inspect the actual site and submit an objective report to the Assistant Town Planner.

Ghodbunder , Penkarpada , 

Mahajanwadi and Chene

1.  To inspect the proposal along with the proposed construction maps , revised construction maps as per the Development Control Rules, inspect the site with an objective report and submit the matter to the Assistant Town Planner.

2.  Submit the report to the Assistant Town Planner after inspecting the site for building completion certificate , occupancy certificate and fulfilling the conditions in the approved order.

3.  Assist the Encroachment Department, wherever necessary, regarding unauthorized construction within the approved drawings.

4.  To carry out the work assigned by the superiors from time to time.

5.  Submitting a report to the Assistant Town Planner regarding blacklisting of Vastu Visharad and developers.

6.  To provide necessary cooperation to the Town Planner and Assistant Town Planner in court cases.

7.  In the case of Development Rights Certificate, inspect the actual site and submit an objective report to the Assistant Town Planner.

Goddev , Kashi , Khari , Tarodi , 

Rai , Murdha , Morwa and Chowk

1.  To inspect the proposal along with the proposed construction maps , revised construction maps as per the Development Control Rules, inspect the site with an objective report and submit the matter to the Assistant Town Planner.

2.  Submit the report to the Assistant Town Planner after inspecting the site for building completion certificate , occupancy certificate and fulfilling the conditions in the approved order.

3.  Assist the Encroachment Department, wherever necessary, regarding unauthorized construction within the approved drawings.

4.  To carry out the work assigned by the superiors from time to time.

5.  Submitting a report to the Assistant Town Planner regarding blacklisting of Vastu Visharad and developers.

6.  To provide necessary cooperation to the Town Planner and Assistant Town Planner in court cases.

7.  In the case of Development Rights Certificate, inspect the actual site and submit an objective report to the Assistant Town Planner.

1.  To inspect the proposal along with the proposed construction maps , revised construction maps as per the Development Control Rules, inspect the site with an objective report and submit the matter to the Assistant Town Planner.

2.  Submit the report to the Assistant Town Planner after inspecting the site for building completion certificate , occupancy certificate and fulfilling the conditions in the approved order.

3.  Assist the Encroachment Department, wherever necessary, regarding unauthorized construction within the approved drawings.

4.  To carry out the work assigned by the superiors from time to time.

5.  Submitting a report to the Assistant Town Planner regarding blacklisting of Vastu Visharad and developers.

6.  To provide necessary cooperation to the Town Planner and Assistant Town Planner in court cases.

7.  In the case of Development Rights Certificate, inspect the actual site and submit an objective report to the Assistant Town Planner.

Goddev , Bhayander , Khari , 

Ghodbunder , Dongri , Chene , 

Varsave , Morwa

1.  Inspect the site subject to the new construction proposal received and the landowner's certificate and development right certificate, record the current status of the site along with a report as per the development plan, and transfer the matter to the concerned junior engineers along with a self-explanatory report.

2.  To conduct surveys and measurements regarding the issuance of zone certificates , repair permits and other clearance certificates and submit them to the Assistant Town Planner with self-explanatory recommendations.   

3.  To carry out the work related to the development plan under the guidance of the Assistant Town Planner.

4.  To look after the work assigned by the superiors from time to time.

5.  Finalize the existing plans of development plans, roads , reservations and submit them for approval through the Sixth Town Planner.

6.  Taking action on proposals for land acquisition.

Navghar , Kashi , Mira , Penkarpada , 

Mahajanwadi , Rai , Murdhe , Tarodi , Uttan , Pali , Chowk

As per A.No. 1 to 7

1. Creating part maps.

2. Creating a true copy of the map.

3. Making xerox copies of maps.

4. Enlarging the map.

5. Coloring , tracing.

6. Responding to citizens' and RTI requests within the stipulated time (taking the help of the concerned Junior Engineers, where necessary)

1.  Maintaining the records room ,

2.  Maintain records by taking Form 45 records ,

3.  Preparing monthly reports by taking development size records from the accounts department

4.  Sending monthly reports of Public Service Entitlement Orders

1. Making vacant land tax payable.

1. Making vacant land tax payable.

1. Taking incoming and outgoing records , accepting online proposals , zone certificate , weathershed , compound wall , land measurement , electrical connection , taking records of permits and rejected files and keeping the property in good condition.

2. Preparation of monthly reports as per the Right to Public Services Ordinance 2015

3. Taking records of government correspondence and filing them in the file.

4. Preparing a monthly summary of incoming and outgoing mail

1. Register incoming , take entries and update the register.

2. Taking records of government correspondence and filing them in the file.

3. Preparing statistical monthly information , assisting in completing Form 45 records.

4. Maintaining up-to-date records of amendment proposals submitted to the Government.

5. Preparing a monthly summary of incoming and outgoing mail

6. To carry out the work assigned by the superiors from time to time.

1. Taking notes of the letters received under the Right to Information and submitting them to the Public Information Officer on the same day , taking note of the letter prepared by the Information Officer regarding the received letter and providing information within the prescribed time limit.

2. Posting the letter , taking notes on the appeal application and holding a hearing

3. To review the decisions passed , provide information , prepare monthly summary and send it to the General Administration Department.

4. Providing photocopies of documents required by the applicant from the files obtained under the Right to Information Act.

1. Taking notes of the letters received under the Right to Information and submitting them to the Public Information Officer on the same day , taking note of the letter prepared by the Information Officer regarding the received letter and providing information within the prescribed time limit.

2. Posting the letter , taking notes on the appeal application and holding a hearing

3. To review the decisions passed , provide information , prepare monthly summary and send it to the General Administration Department.

4. Providing photocopies of documents required by the applicant from the files obtained under the Right to Information Act.

New/Modified/Redevelopment Construction Proposal Scrutiny

2)  Occupancy certificate verification

3)  Taking possession of the reserved land in the development plan by issuing a development right certificate.

4)  Preparing proposals for land acquisition under reservation in the development plan .

5)  Issuing zone certificate of land in the Municipal Corporation division , issuing section map , issuing no objection certificate for land survey , giving feedback regarding development plan.

6)  Granting permission to erect a fence on the site.

7)  Granting weathershed permission for the rainy season on a residential building.

8)  Preparing government job demand proposals.

9)  Various other works to be done as per Maharashtra Regional and Town Planning Act 1966 .

10) Various works to be done as per the Mumbai Provincial Municipal Corporation Act, 1949 .

11) Providing information/details of construction and guidance to the Ward Officer regarding unauthorized construction in the Municipal Corporation area.

12) Providing information to the Legal Department in court cases and following up on necessary court cases.

13) To prepare subject-wise abstracts for the Standing Committee , General Assembly , etc. and to carry out further work accordingly.

14) Right to Information , Appellate Powers.

15) Providing feedback on referrals received from other departments of the Municipal Corporation.

1) Applications in the table given in Appendix VI as per item No. 5 of the approved Development Control Regulations.

2) 7/12 Transcript Original of the current month and changes

3) Original copy of the group sketch and measurement map/CTS map of the area under the proposal.

4) Physical survey plan.

5) Property card extract

6) Power of Attorney / Rent Letter / Purchase Letter (Registered)

7) If the land under the proposal is leased by a government/local body or other institution, then the institution's no objection certificate

8) Detailed construction maps showing details of the building, if there is an existing building in the proposed area.

9) Copy of order from ULC Department/Affidavit on stamp paper of Rs. 300/- stating that no action has been taken under Civil Land Maximum Retention Act .

10)   Water supply related guarantee letter

11)   Joint undertaking of architect and developer

12)   Land possession receipt

13)   Agreement to transfer areas affected by road widening

14) Declaration of Structural Engineer ( on stamp paper)

15)   Architect appointment letter.

16)   No Objection Certificate from The Estate Investment Company Pvt. Ltd.

17)   Fire Safety Certificate from the Fire Department

18)   Appointment letter of Supervising Engineer.

19)   Certificate from the Tax Department stating that there is no tax arrears on the subject property.

1) Applications in the table given in Appendix VI as per item No. 5 of the approved Development Control Regulations.

2) Copy of preliminary map approval and permission.

3) True copy of non-agricultural permission or land acquisition order from Hon'ble District Collector , Thane

4) Fire Safety Certificate from the Fire Department.

1)  Application form in the prescribed format from the architect.

2)  Copy of construction plan approval and permission.

3)  Village Sample Original Copy (Appendix 2)

1) Application in the prescribed format as per Appendix XII, Reg 6(4) .

2) Certificate of completion of the construction of the building as per the approved plan.

3) Certificate of technical suitability of the construction of the land.

4) Copy of construction plan approval and permission.

5) Receipt of payment of vacant land tax.

1)  Application in the prescribed format as per Appendix XVIII Appendix XIX, Reg 6(8) of the approved Development Control Regulations .

2)  Application for obtaining an occupancy certificate from an architect.

3)  No Objection Certificate from Urban Development Thane if under Section 20 of the Urban Land Maximum Occupancy Act

4)  Certified copy of non-agricultural sanction order from the District Collector , Thane.

5)  Jyotiya certificate issued by Mira Bhayandar Municipal Corporation

6)  Certified copy of approved maps and construction commencement certificate.

7)  Certificate from the architect that the building has been completed as per the construction plan approved by the Municipal Corporation.

8)  Certificate from a structural engineer stating that the construction of the building is technically correct. (On Rs. 100/- stamp paper)

9)  Certificate of completion of plumbing work of the building.

10) Final clearance certificate from the fire department.

11) No objection certificate from the Parks and Trees Authority Department.

12) Certificate from the Public Works Department regarding the implementation of solar water system.

13) Certificate from the Water Supply Department regarding implementation of rainwater harvesting.

14) Receipt of payment of vacant land tax (for the current financial year)

15) Certificate of completion of construction from the supervising engineer. (On stamp paper of Rs. 100/- )

16) Developer's guarantee regarding ownership of the land and no dispute in the Hon'ble Court. (On stamp paper of Rs. 100/- )

17) Developer's guarantee letter regarding arrangement of sewerage/ storm water/ wastewater in the premises (on stamp paper of Rs. 100/- )

18) Updated 7/12 excerpts and edits in the space.

19) If the land development plan is affected by road/reservation/civil amenity area, the said land should be transferred to the Municipal Corporation through a registered agreement and its entry should be made in the Revenue Records 7/12 extract and the corresponding updated 7/12 extracts should be made.

1) Application in the prescribed format as per Appendix XIV, Reg 6(7) .

2)   Group book , census map , Taluka Inspector Land Records , map from Thane (original copy)

3) 7/12 Extract and Modification (Original)

( a) Landlord's name

( b) Name of the Municipal Corporation

4)   Power of Attorney (registered)

5)   Copy of ULC order

6)   Title Report

7)   Search Report

8)   Agreement (registered)

9)   Possession receipt

10)  Affidavit

11) Indemnity Bond

12)  Affidavit

13)  Appendix – IV of D.C. Requirement

14) Compliance Report of the Owner

15)  The Estate Investment Company Pvt. Ltd.

16)  Architect Appointment Letter

17)  Certificate from the Council of Architects.

18)  Survey Map

While granting permission for a development proposal in Mira Bhayandar Municipal Corporation area, the proposal is processed as follows.

1) Development proposals / reconstruction construction proposals in the municipal area.

2) Taking possession of the reserved land in the development plan in the municipal area by obtaining a development right certificate.

Chief Surveyor/Surveyor

|
Branch Engineer/Junior Engineer 

|
Assistant Town Planner

|
Urban planner

|
Sixth Director Urban Planning

|

Hon. Commissioner

The General Administration Department of the government has defined the telecommunication policy for the state under decision no. M.T.A.S.065/Pr.Kr.7/2022/Se4/39 dated 04/11/2022. Based on this policy, the government’s Urban Development Department issued guidelines on 19/12/2022. The municipal corporation has initiated action regarding mobile towers accordingly.