A Brief history of the Palm Beach Residency Project by Wadhwa on Palm Beach Road, Nerul, Navi Mumbai
Everyone who is looking to buy Real estate in Navi Mumbai has come across the Palm Beach Residency on Palm beach road, Nerul, Navi Mumbai (New Bombay), Maharashtra, at one point or the other, but very few are aware of the history behind one of the most extravagant projects in Navi Mumbai.
Here is a brief timeline of events…
Year 1994
Cidco (the government agency responsible for all land related issues and transactions in Navi Mumbai) allots 7 land plots in a prime waterfront area of Nerul at a concessional rate to 7 co-operative housing societies. Some with ingenious names like Sea Queen, Sea View, Amey, Sagarika, Sea Link and Vinayak.
On the surface it looked like a legitimate deal, but like all things in India, a little scratch below the surface revealed the true nature of the deal. The so called \’housing societies\’ were nothing but totally fraudulent entities, created by Mr.Vijay Wadhwa of Wadhwa developers along with so called \’leaders\’ of the Mathadi workers union, who got poor sections of their organisation (mathadi workers union), to become members of these fraudulent societies, with the sole intention to defraud the government by subverting and compromising the system and in the process, enriching himself and his co conspirators by more than Rs.35 crores (US dollars 70 million), as plots allotted to \’housing societies\’ are allotted at a discount to the market price.
The going market rate then was approximately Rs.21,000 per square meter.These societies were alloted the same land at Rs.10,500 per square meter. The total area involved was Rs.37,000 square meters (3,98,000 square feet).
Mayur Panghaal (Owner – Sky Properties)
Once he gained control of the land with active collusion of the then Chief Minister-Sushil Kumar Shinde, who signed on the absolutely identical and undated applications from the different fraudulent housing societies, writing \’Please put up\’, without as much as even bothering to check who or where these housing societies arose from. The least he could do was at least raise an eyebrow as to how absolutely similar computer printouts were sent as applications.
Palm Beach Residency
Later, this scam was unearthed by the Public center for governance trust, headed by ex commissioner Julius Ribeiro and others and pursued via a case in the courts. Wadhwa ended up losing the case in the high court of Mumbai and took the case to the Supreme court where he \’managed\’ the system and got the verdict in his favor, even though the court agreed that it was a fraudulent deal.
Wadhwa was lucky that he could manage the system back then cause if it were to happen in the vigilant times and anti corruption sentiment we live in today, he could\’ve said goodbye to his project.
But as is the fate of this country, most of the swindled money is probably sitting in an off-shore account somewhere in Cayman islands or Switzerland, ready to come in as FDI into India or into the share market as an FII investment via Participatory notes. Black money out, washed money in. Its a beautiful thing.
Important Update (10.7.2013)
Wadhwa builders have not submitted the building plans according to which they have completed the construction. This could mean that the plans submitted to NMMC differ from what has actually been constructed.
Application for OC was not accompanied by signatures of the land owners.
No clearance has been obtained from the NMMC health department.
Since the building falls under CRZ -2 area, approval will have to be obtained from the NCZMA (Maharashtra Coastal Zone Management Agency). Unless the CRZ laws are changed, any change in the OC status looks impossible. For laws to change, they have to be amended by the Parliament or the state assembly., which again looks impossible.
Important update 6-8-2013
Original Allottees of the plot are no more traceable !
It has now come to light that Palm beach residency (Wadhwa Group) is facing serious issues regarding the legality of the project as it (Wadhwa group) did not obtain clearances from the environment ministry as if falls within 500 meters of the coastal line and hence violates the CRZ act. This has resulted the the project not receiving an occupancy certificate and hence no water or electricity connections from the Municipality (the builder has managed temporary connections for now). Not receiving and occupancy certificate also means double the property taxes, no water supply, no electric supply. What is most astonishing is the fact that 80 families are staying in the towers even though it does not have an Occupancy Certificate. Currently, water is being supplied by Water tankers. It is also a violation of the Town Planning act to stay in a building without an Occupancy Certificate. Whether the builder has obtained permission to operate the lift is also under question.
Further legal complications can be expected if someone goes to court over this or files an RTI and the Municipal officers are forced to evict the current occupants. Also, it has come to light that the building has 4 automatic elevators but only 1 is operational. This may be due the the fact that the permission to operate the lift has not been obtained from the NMMC. The developer has taken 1 years maintenance in advance from the buyers.
Copy of the RTI is shown below…
RTI information about Palm Beach Residency
In another surprising development, the architects of Palm beach residency, Hiten Sethi and Associates (Architects),have submitted a letter (shown below) as a follow-up to the letter above. Interestingly, Hiten Sethi and Associates have stated that they have acquired \’all the documents\’ necessary for the Occupation Certificate…but on closer scrutiny of the letter it shows that the only thing they have managed to acquire is a \’health certificate\’ from NMMC. There is no mention of the signatures of the plot \’owners\’ (the founder members of Ameya, Sagarika and Sea Queen societies) to whom the plot was allotted. There is also no sign of the plans according to which the buildings have been constructed. This could mean that….
The original plot allottees of the plot are no more traceable or are demanding their pound of flesh.
The plans according to which the building has been constructed is different from the plans that were submitted for approval.
This only means one thing : Years of trouble ahead.
CONTACT US
Sky Properties, Nerul 9987452642
PRICING TABLE
Service provided by us
Charges
CIDCO Transfer only
15,000
Mortgage NOC only
15,000
CIDCO Transfer + Mortgage NOC
20,000
Only Drafting/Documentation
5,000
Drafting and Registration of Sale Agreement/Sale Deed
The Board of Directors of CIDCO have approved the proposal of freezing the Reserve Prices of Land in various nodes of Navi Mumbai via Board Resolution No 12412 Dated 17th April 2021.
The Following Table displays the Reserve price of various Nodes of Navi Mumbai and Surrounding Areas of Navi Mumbai under CIDCO jurisdiction.
Node
Reserve Price (per sq meter of land)
Airoli
11,015
Ghansoli
9,550
Koperkhairne
12,825
Vashi
18,740
Sanpada
15,650
Nerul
16,095
CBC-Belapur
11,285
Kharghar
11,285
New Panvel
10,425
Kalamboli (Residential)
7,940
Kalamboli (Warehousing)
7,940
Jui-Kamothe
7,940
Dronagiri
8,205
Ulwe
7,285
Area outside the above nodes (Including Karanjade, Taloja, Pushpak, R&R pockets etc)
The State Board for Wildlife (Maharashtra) will decide the fate of the Navi Mumbai airport today, 24 Jan 2013.As stated in an earlier article, the airport land falls within 10 kms of the protected Karnala Bird sanctuary.
In early March 2012,Debi Goenka, of the Environment Action Trust, filed a complaint with the Chief conservator of Forests (Thane region) and he complained about it to Union environment secretary Tishya Chatterjee, asking the ministry to revoke the green clearance.
Goenka alleged that CIDCO officials had hidden the fact that:-
The Land earmarked for the airport contained 321 acres of reserved forest area.(Reserved forest land cannot be destroyed to develop the land in any way).
The Airport boundary wall is less than 10 kilometers from the Karnala bird sanctuary.(According to the Environment protection act,an airport cannot come up less than 10 kilometers from a wildlife sanctuary).
This was verified personally by Debi Goenka along with CIDCO officials. Later,the Chief conservator of forests conducted his own survey and found the allegations true. The distance was found to be less than 10 kms and the land revenue records showed that 321 acres were indeed Reserved forest Land. Subsequently, the Chief conservator of forests, Mr.Pol, withdrew the permission saying “We have conveyed our objections to the principal secretary and the Navi Mumbai authority (CIDCO) will have to seek fresh permission from both the state wildlife advisory board and the central wildlife advisory board,” said Pol.
False Claims by CIDCO Cidco claims that only 70 hectares of land falls under the eco sensitive zone (10 kms radius of Karnala bird sanctuary) and that Supreme court in its 2000 order had directed all state govts to mark eco sensitive zones coming under its jurisdiction and that State board of Wildlife had not yet earmarked the eco sensitive zone around Karnala bird sanctuary. However, interestingly, CIDCO officials cleverly avoid mentioning that the airport contains 321 acres of Reserved Forest area. Reserved forest areas cannot be developed under any circumstances. CIDCO had deliberately hidden this fact during the planning stages and later on. The state board of wildlife will submit a report to the National board for Wildlife which will take a call on whether to give CIDCO the clearance or not. The decision will be eagerly awaited. Apart from these major hurdles, the proposed airport is also facing a land acquisition problem. It requires 2,042 hectares of land from which 1,405 hectares is already with CIDCO, but 485 hectares of land is privately-owned. These private parties are demanding much larger compensation packages, thereby forcing infrastructure companies, including Larsen & Toubro, to question the viability of the entire project. Environmentalists are also putting pressure on the MoEF highlighting the ecological havoc the project will cause since it involves the diversion of two rivers, the Gadhi and Ulwe and the decimating of 400 acres of mangrove forests. In the light of these ‘new’ developments, the actual construction work is unlikely to start before 2014,provided the green signal comes from the Ministry of Environment and forests as early as possible. The tendering process is yet to begin and once the winning bidder bags the project, it will take another six to eight months for the feasibility studies. CIDCO, which was to commence the levelling and filling of the land before construction, now has to wait for these clearances from the ministry of environment and forests (MoEF) In light of these developments, it is anybody’s guess when or if the airport will ever come up here. In the meanwhile, investors and flat purchasers wait with baited breath for the final decision of the ministry.
A tentative list of facilities and charges has been released by CIDCO for the Kharghar golf course. The course was opened on 23 Dec 2012.
A tentative list of facilities and charges has been released by CIDCO for the Kharghar golf course. The course was opened on 23 Dec 2012...
Facilities
Timings
Par Length
Charge *Weekends
11 Holes
Summer 6:30 am to 4 pm
4552 Yards
1 round : Rs 750
Club House
Winter 7:00 am to 3:30 pm
Area 52 Hectares
Foreigners 1 Round : Rs 1000
Maintenance Shed
6 lakes
Kharghar Golf Course Details
Note : Please do not contact us for any details regarding membership or any other issue regarding the golf course. We are merely the writers of this article and in no way are associated with CIDCO or its Golf course.
It seems like the opening of Kharghar golf course is jinxed. The ambitious project of Cidco which was to be inaugurated yesterday by chief minister Prithviraj Chavan has been cancelled again due to the election code of conduct. The project has been waiting for opening for quite some time now. Earlier, Cidco officials were planning to open the golf course on March 17, that is on Cidco’s foundation day but it didn’t happen as the chief minister could not confirm his availability due to the budget session. According to sources, the Cidco administration wanted both the chief minister and the deputy chief minister to be present for the function. In the first week of April, the planning agency had to cancel the inauguration programme due to unavailability of the chief minister. According to officials, “The planning agency wanted that its ambitious project be inaugurated by the chief minister. Since the budget session was going on, the CM was busy and the authorities were waiting for the right time.” Now, that the code of conduct is on, the officials will have to take permission from the election commission. The code of conduct is in force due to the election of member from Raigad ZP to the legislative council. The project, which began in 2008, was supposed to be completed by December 2011.
Kharghar Golf Course Rate Chart
However, it faced several hurdles delaying its scheduled target of completion. The 11-hole golf course will have a permanent club facility along with a practice driving range that would function as a training academy for golf enthusiasts. It will also house a five-star hotel. However, all these facilities will be available only in the second phase. After the opening, Cidco will start ‘pay and play’ scheme at the golf course. Till the appointment of a permanent club facility and adhoc club will manage the affairs at the golf club. The work of the golf course has been carried out under the supervision of famous golf player Phil Rayon. The golf course project, spanning an area of 103 hectare, had landed in trouble after the forest department lodged offences of encroachment of forestland against the planning agency in September 2010. Due to certain issues with the forest department, the golf course could not be completed as per the schedule. Initially, it was planned as an 18-hole course but had to be reduced to an 11-hole course, which was a major setback. The planning agency had to redesign the entire architectural plan of the golf course because of which the project delayed. The construction of the golf course had commenced on January 31, 2008. Meanwhile, residents were of the view that there is no need to wait for the chief minister or the deputy chief minister to inaugurate the project. The same can be done by a freedom fighter or any defense personnel who has fought wars for the country.
The residents of Ghansoli are a harassed lot and feel neglected as none of the agencies— Navi Mumbai Municipal Corporation or Cidco— has paid any heed to their complaints and requests regarding the unclean environment. The population of the node is multiplying fast but it lacks basic amenities and infrastructure to add to the mess the unclean nullahs are proving to be a headache for the locals, people complain. “I shifted to Ghansoli from Vashi nearly a year back and stay in sector-7. Though the place where I stay is plush, the moment I step out to reach to the station, there is this 500 metres broad nullah, which starts from the Gharonda complex and transforms into a filthy serpentine flow through the Simplex complex further to vegetable markets,” said Abhijit Angne. He added, “The nullah poses threat to basic hygiene and health, given the fact that it makes ground for mosquito breeding and eventually spreads airborne diseases. We have spent multiple crores on buying a house here, but the government is not doing its bit. The stench emanating from the nullah makes life difficult. It’s a mix of chemicals, human wastes and more that flows as a black stream of molten hell.” Angne has a suggestion for civic authorities, he said, “The expanse of this nullah is massive, if covered with cement enclosure, its surface can serve as an awesome utility park with jogging tracks, and the entire surroundings will catapult into a very rich, healthy and wonderful place in Navi Mumbai to live in.” Backing the views expressed by Angne, is a resident of sector-3 in Ghansoli. “The pungent smell emanating from these drains, is giving us sleepless nights. You will find chemical tankers parked on the road near the station. The drivers keep the lids of these tankers open and the gas mixes with air leading to foul smell in the area. This has been happening for quite some time now,” a resident, who requested not to be named, said. Another resident GK Kunwar, from sector 3, said, “Ghansoli has always been neglected. There is no single amenity like a good park or basic infrastructure. We have a plot for central park in the node but the work is yet to begin.” He added, “When we enquire about the delay in having central park, the NMMC officials say the plot is yet to be transferred by Cidco to them.” The NMMC officials, said, “They will start with cleaning of nullahs from first week of May. We will desilt the nullahs and clean them up.” Earlier, Navi Mumbai, mayor, Sagar Naik had directed the officials to clean nullahs six times in a year.
Just when the Navi Mumbai real estate market seemed set to take-off and builders were ‘factoring in’ the Airport into prices of flats in the vicinity of the airport due to the green signal of the Environment ministry, comes another bombshell sure to make people wonder whether this project will ever see the light of day.
In early March 2012,Debi Goenka, of the Environment Action Trust, filed a complaint with the Chief conservator of Forests (Thane region) and he complained about it to Union environment secretary Tishya Chatterjee, asking the ministry to revoke the green clearance.
Goenka alleged that CIDCO officials had hidden the fact that:-
The Land earmarked for the airport contained 321 acres of reserved forest area.(Reserved forest land cannot be destroyed to develop the land in any way).
The Airport boundary wall is less than 10 kilometers from the Karnala bird sanctuary.(According to the Environment protection act, an airport cannot come up less than 10 kilometers from a wildlife sanctuary).
This was verified personally by Debi Goenka along with CIDCO officials. Later, the Chief conservator of forests conducted his own survey and found the allegations true. The distance was found to be less than 10 kms and the land revenue records showed that 321 acres were indeed Reserved forest Land.
Subsequently, the Chief conservator of forests, Mr.Pol, withdrew the permission saying “We have conveyed our objections to the principal secretary and the Navi Mumbai authority (CIDCO) will have to seek fresh permission from both the state wildlife advisory board and the central wildlife advisory board,” said Pol.
Apart from these major hurdles, the proposed airport is also facing a land acquisition problem. It requires 2,042 hectares of land from which 1,405 hectares is already with CIDCO, but 485 hectares of land is privately-owned. These private parties are demanding much larger compensation packages, thereby forcing infrastructure companies, including Larsen & Toubro, to question the viability of the entire project. Environmentalists are also putting pressure on the MoEF highlighting the ecological havoc the project will cause since it involves the diversion of two rivers, the Gadh and Ulwe and the decimating of 400 acres of mangrove forests.
In the light of these ‘new’ developments, the actual construction work is unlikely to start before 2014,provided the green signal comes from the Ministry of Environment and forests as early as possible.
The tendering process is yet to begin and once the winning bidder bags the project, it will take another six to eight months for the feasibility studies. CIDCO, which was to commence the levelling and filling of the land before construction, now has to wait for these clearances from the ministry of environment and forests (MoEF) In light of these developments, it is anybody’s guess when or if the airport will ever come up here.
In the meanwhile, investors and flat purchasers wait with baited breath for the final decision of the ministry.
All images sourced from the internet and belong to the respective copyright owners.
