PROCEDURE OF ESTATE MANAGEMENT OF MULTAN

MDA’s ESTAE MANAGEMENT

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Assignment

PROCEDURE OF ESTATE MANAGEMENT OF

MULTAN DEVELOPMENT AUTHORITY (MDA)

(DEVELOPMENT OF PUBLIC AND PRIVATE HOUSING SCHEMES)

Submitted to:

Dr. ZAREEN SHAHID

Submitted By:

SADIQA NASIR (2010-CRP-03) IMRAN NAWAZ (2010-CRP-04)

ZOHAIB CHUHADRY (2010-CRP-08) AQSA JABEEN (2010-CRP-13)

SEERAT FAROOQ (2010-CRP-16) IQRA KAMIL (2010-CRP-20)

ROHAIL JAVED (2010-CRP-22) MARYAM JAVED (2010-CRP-23)

AQSA WAFA (2010-CRP-28) MUNAZZAH ATIQ(2010-CRP-30)

AMATULSABOOH SARA (2010-CRP-33)

AFNAN MEHFOOZ KHAN (2010-CRP-36)

TUFAIL AHMED (2010-CRP-40)

Department of City and Regional Planning University of Engineering and Technology, Lahore


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LETTER OF AUTHORIZATION

UET Lahore

May 24, 2014

Department of City and Regional Planning,

University of Engineering and Technology, Lahore

GT Road

Lahore

Dear Students,

I hereby authorize this group to publish this report of Real Estate Management as previously

discussed. This letter will further authorize the students to articulate their views about MDA,

legal maxims and amendments that should be taken to ascertain how to convalesce the flaws

in the existing system on the behalf of the City and Regional Planning Department.

This authorization is limited to assemble the information exclusively for the purpose of

research

and academic purpose. The assessments and the recommendations in this report would be

valuable for the case study. Therefore, I authorize the students to work on it and device the

critical solutions.

Sincerely,

Mrs Zareen Shahid

Department of City and Regional Planning

University of Engineering and Technology, Lahore


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LETTER OF TRANSMITTAL

The purpose of the report was to enhance the understanding regarding the on ground realities

prevailing in the field of real Estate Management. Furthermore a major learning discourse was

to analyze the procedure for the approval of the housing schemes of MDA as per the specified

rules & get an insight into document details attached with the file and file reading. The team

also aimed to get an overview of the official’s duties and working operations. Moreover

another aim was to analyze various housing schemes approval related aspects and point out

the major obstacles in giving approval. A very valuable advantage was to get a practical

experience of learning the legal maxims. . The need of the hour is to overcome the problems

prevailing in field of real estate development through stringent measures and solving the

intricacies. This view endorsed us to review and reconnoiter the various documents and links

to augment the knowledge and feasibility of this report. We are very gratified to our subject

teacher, who guided us through his hectic routine and guided us thoroughly with ample advice

and enormous knowledge.

Regards

Group Members


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Table of Contents 1.0 INTRODUCTION .............................................................................................................................. 6

1.1 INTRODUCTION TO REPORT ....................................................................................................... 6

1.2 OBJECTIVES ................................................................................................................................ 6

1.3 INTRODUCTION TO CASE STUDY................................................................................................ 7

1.3.1 Map of Multan .................................................................................................................... 8

1.3.2 Characteristics of Multan ................................................................................................... 8

1.3.3 Administrative Setup ........................................................................................................... 9

1.3.4 Areas under City District Multan and its Constituent TMAs ............................................... 9

1.3.5 Union Councils in TMAs of Multan City District ................................................................ 10

2.0 METHODOLOGY: ........................................................................................................................... 11

2.1 Group formation: ..................................................................................................................... 11

2.2 Brainstorming Session Techniques: ......................................................................................... 11

2.3 How can it be used? ................................................................................................................. 12

2.4 The Eight Levels Of brain Storming Technique ........................................................................ 13

2.5 Finalization of Area: ................................................................................................................. 14

2.6 Data Collection: ........................................................................................................................ 14

2.7 Types of Data: ........................................................................................................................... 16

2.8 Data Collection Procedure: ...................................................................................................... 21

3.0 ROLE OF MDA IN ESTATE MANAGEMENT ................................................................................... 22

3.1 Organogram .............................................................................................................................. 22

3.2 Powers & Functions of Directorate of Estate Management: .................................................. 22

3.3 Division of Land According to Uses: ......................................................................................... 23

3.4 Pricing of Land For Different Plots ........................................................................................... 24

3.5 LEGEL MAXIMS: ........................................................................................................................ 24

4.0 PROCEDURE FOR EXECUTION AND APPROVAL OF PUBLIC SCHEMES BY MDA .......................... 28

4.1 PREPARATION OF SCHEMES..................................................................................................... 28

4.2 MODIFICATION OF SCHEMES ................................................................................................... 28

4.3 POWER TO GIVE DIRECTIONS .................................................................................................. 28

4.4 POWER TO EXECUTE ANY SCHEMES ........................................................................................ 29

5.0 PROCEDURE FOR APPROVEL, EXECUTION AND LAND DISPOSAL OF PRIVATE HOUSING

SCHEMES: .................................................................................................................................................. 33

5.1 Application ................................................................................................................................ 33

5.1.1 Submission of an application ............................................................................................ 33


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5.1.2 Attachments with application ........................................................................................... 33

5.1.3 Evaluation Criteria for an application ............................................................................... 33

5.1.4 Processing of an application ............................................................................................. 34

5.1.5 Preliminary Planning permission ...................................................................................... 34

5.2 PLAN AND PLANNING STANDARDS ......................................................................................... 35

5.2.1 Submission of Plan ............................................................................................................ 35

5.2.2 Planning standards for a housing scheme ........................................................................ 35

5.2.3 Planning standards for a farm housing scheme ................................................................ 36

5.2.4 Technical requirements for the layout plan ..................................................................... 37

5.2.5 Processing of an application ............................................................................................. 38

5.2.6 Scrutiny of land ownership documents ............................................................................ 38

5.2.7 Inviting public objections .................................................................................................. 38

5.2.8 Technical scrutiny of layout plan ...................................................................................... 38

5.2.9 Sanction of scheme ........................................................................................................... 39

5.2.10 Public Notice .................................................................................................................... 40

6.0 Conclusion .................................................................................................................................... 41

7.0 BIBLIOGRAPHY .............................................................................................................................. 42


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1.0 INTRODUCTION

1.1 INTRODUCTION TO REPORT

The report aims to cover the related legal maxims associated with estate management and

assess the function and role of MDA in real estate development. To establish a comprehensive

system of planning and development in order to improve the quality of life one must clearly

define the role of the relevant authorities. This would ensure an integrated development

approach and a continuing process of planning & development to ensure optimum utilization

of resources and economical & effective utilization of land. Furthermore clarifying and

specifying the roles and responsibilities would eventually help in demarcating the jurisdictional

areas. It would assist in evolving realistic policies and programmed relating to the

improvement of the environment, housing, industrial development, traffic & transportation,

water supply, sewerage, drainage, solid waste disposal and allied matters.

A maxim is a ground rule or subjective principle of action; in that sense, a maxim is a thought

that can motivate individuals. It is very significant for an urban planner to understand the

prevalent legal maxims within the field. This not only proves his competency but ensures that

certain specific terms are set as standards for conveying a specific meaning. Legal Maxims are

a very important tool of interpretation. However, with increasing codification of laws, they

have become somewhat obsolete. But the fact remains that these maxims must be used with a

great caution for their use could be manipulative and at times ambiguous. The fact that the

great majority of legal maxims are clothed in the words of a dead language has had, in some

instances, the effect of preventing proper inquiry into their meaning. This would not have

happened if those maxims had been expressed only in the vernacular. Despite all in real Estate

development theses the legal terms are still used quite vastly and must be learn t to avoid

ambiguity.

1.2 OBJECTIVES Furthermore the basic objectives of the report are as follow:

1. To have a detailed overview of the legal maxims prevalent within the field.

2. To get an insight and understanding of the maxims related to real estate

development to render functions in an efficient way.

3. To briefly discuss the assigned case study area.

4. To assess the role of Multan Development Authority in Real Estate

Development.

5. To get an insight into the MDA's procedure for public housing schemes.

6. To assess the different role of MDA procedure for catering private housing

schemes.


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7. To suggest recommendation by taking into account the on ground realities and

detailed analysis of the prevalent real estate trends.

1.3 INTRODUCTION TO CASE STUDY

Multan is known as the city of (City of Sufi Saints) Pirs and Shrines from the ancient times.

Many big and old mosques of Pakistan is located in the city. City has many superbly designed

mosques, shrines and tombs. A network of rails, highways and air flights connect Multan to the

rest of the Country. The city offers trading facilities to the entire region for vegetables, grains

and agro-based products. About 2000 acres of land is under forest in this rich agriculture area.

History once called it "city of Gold” & today it is called a cotton mine with 35,000 power looms

manufacturing exported cotton goods. It’s extremely talented artisans are known for their

handmade beautiful blue pottery, ceramics, camel skin lamps, wooden crafts, furniture, metal

handicrafts, multani khussa (embroidered leather shoes) & hand embroidered cloths, which

makes the strong cottage industry of Multan adding to national exchequer.

Multan is the financial hub of southern Punjab. Multan is a versatile city with economy base

ranging from rich heritage artifacts to modern day industry. Multan’s vast economy is based

on industry which includes Sugar & flour mills, foundries, fertilizer factories, Textile & weaving

& dyeing industry, & most importantly agriculture. Pakistan earns a good sum of foreign

exchange from the export business of some quality products like, food-items, handicraft pieces

and textiles. Multan in Pakistan is famous as a religious place and people of the country as well

as outside the country visit the place to offer prayers in the mosques. Traveling Multan is a

good experience for all the tourists as the place is rich in its culture, traditions and it is quite

adventurous to explore these things. The place is also among the traditional and industrial

cities of Pakistan as there are various types of quality products that the industries in Multan

manufacture. Therefore, Multan has a unique place in the country from all respects.


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1.3.1 Map of Multan

Hindu Temple in Multan Multan Garrison

1.3.2 Characteristics of Multan It has following important characteristics.

o Total area of Multan is 3721 square kilometer

o Elevation of Multan is 400 feet above sea level

o Nearest major cities from Multan are Dera Ghazi Khan, Bahawalpur and Muzaffargarh


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o Multan is the third largest city of Pakistan by area

o Multan is the fifth largest city of Pakistan by population abbreviation

o Geographically it is located in the center of country

1.3.3 Administrative Setup

There are 6 City District Government Towns in Multan;

1) Shah Rukan Alam Town

2) Shershah Town

3) Bosan Town

4) Musa Pak Shaheed Town

5) Shujabad Town

6) Jalalpur Pirwala Town

1.3.4 Areas under City District Multan and its Constituent TMAs


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1.3.5 Union Councils in TMAs of Multan City District


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2.0 METHODOLOGY: The way or techniques applied to get required information is referred as methodology. The

chapter basically discusses the techniques methods used to collect data for the research

purpose. Methodology is the step by step procedure which is to be followed .In first section

the initial steps before selecting the case study area have been briefly discussed including

group formation. After that the finalization of case study area is discussed and then the

methods to collect data of various types.

2.1 Group formation:

Depending on different experience, personal characters, working environments, people have

different choices of whether working independently or working in group is more important. In

my point of view, working in group is more important than the other. "Two heads are better

than one". When working with others, we can exchange our own ideas and choose the best

idea. The whole class was divided into various groups comprising of ten to twelve members.

The students were guided to hold a brainstorming session in order to identify the case study

area. The students assembled in the class for the brainstorming session .Our Discussion started

by having a general overview of the Multan city. After this each group member put forth an

idea regarding the identification of case study areas. All the ideas were taken into account and

noted down. It was not simple since it was the first phase of co-ordination.

2.2 Brainstorming Session Techniques:

“Brainstorming is a creative technique designed to generate a large number of ideas for the

solution to a problem.” In brainstorming technique a person allows his mind to think at all

level. For example if you want to select a case study area, you would consider all the aspect of

that area either in group or alone and jot them down. It is the initial stage of thinking and all

ideas are considered valuable .There is no critic and no appreciation. A person allows his mind

to think randomly about the given subject and then the ideas are jotted down for later

considerations.

This technique focuses all your attention on a single subject or point, to provide solution of

problems or any other information you are considering to focus upon. However the major

requirement is that you should concentrate on your subject and don’t let your mind wander

about in other thought.

The method was first popularized in 1953 by Alex Faickney Osborn, an advertising executive,

in a book called Applied Imagination. Osborn proposed that groups could double their creative

output by using the method of brainstorming. This has not proved to be correct, but

businesses still use the techniques to give a feeling of team spirit and group cooperation.


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2.3 How can it be used? It is a technique that can be used in almost any situation where solutions to a problem and

new ideas are required and can be used with a small or large group of people. The most

effective and rewarding brainstorming sessions are those where there are as few rules,

inhibitions and boundaries as possible. It is usual to appoint a group leader who is responsible

for controlling the brainstorming session. They can then be responsible for recording the

thoughts and ideas which are simply written up on a wall, flip chart or blackboard for all to see.

It is suggested that an effective brainstorming session should last for no more than 30 - 40

minutes. Once the session has been completed, thought can then be given to selecting ideas to

move forward for further consideration and evaluation. Criteria that can be used for selection

may include:

Financial

Available personnel

Time scale

Other priorities

Advantages

Brainstorming has many benefits and advantages that include :

You don't have to be a highly qualified expert or highly paid consultant to use it

Easy to understand - it's not a complicated technique

It is inexpensive

If controlled properly it is a quick way of generating ideas

Encourages creative thinking and thinking "out of the box"

Generates ideas and solutions that can be used elsewhere

Provides an opportunity for widespread participation and involvement

Disadvantages

The benefits and advantages outweigh any disadvantages. However, if we are to consider

disadvantages, they may include:

Raising expectations of the brainstorming group by considering ideas that will

never be implemented.

Can take too much time if the group is not properly controlled and is allowed to

run for too long.


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2.4 The Eight Levels Of brain Storming Technique

Most people think brainstorming sessions are all about ideas -- much in the same way Wall

Street bankers think life is all about money. While ideas are certainly a big part of

brainstorming, they are only a part. People who rush into a brainstorming session starving for

new ideas will miss the boat (and the train, car, and unicycle) completely unless they tune into

the some other important dynamics that are also at play:

I. Investigation:

If you want your brainstorming sessions to be effective, you'll need to do some investigating

beforehand. Get curious. Ask questions. Dig deeper. The more you find out what the real

issues are, the greater your chances of framing powerful questions to brainstorm and choosing

the best techniques to use.

II. Immersion:

While good ideas can surface at any time, their chances radically increase the more that

brainstorm participants are immersed. Translation? No coming and going during a session. No

distractions. No interruptions. And don't forget to put a "do not disturb" sign on the door.

III. Interaction:

Ideas come to people at all times of day and under all kinds of circumstances. But in a

brainstorming session, it's the quality of interaction that makes the difference -- how people

connect with each other, how they listen, and build on ideas. Your job, as facilitator, is to

increase the quality of interaction.

IV. Inspiration:

Creative output is often a function of mindset. Bored, disengaged people rarely originate good

ideas. Inspired people do. This is one of your main tasks, as a brainstorm facilitator -- to do

everything in your power to keep participants inspired. The more you do, the less techniques

you will need.

V. Ideation:

Look around. Everything you see began as an idea in someone's mind. Simply put, ideas are

the seeds of innovation -- the first shape a new possibility takes. As a facilitator of the creative

process, your job is to foster the conditions that amplify the odds of new ideas being

conceived, developed, and articulated.


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VI. Illumination:

Ideas are great. Ideas are cool. But they are also a dime a dozen unless they lead to an insight

or aha. Until then, ideas are only two dimensional. But when the light goes on inside the minds

of the people in your session, the ideas are activated and the odds radically increase of them

manifesting.

VII. Integration:

Well-run brainstorming sessions have a way of intoxicating people. Doors open. Energy soars.

Possibilities emerge. But unless participants have a chance to make sense of what they've

conceived, the ideas are less likely to manifest. Opening the doors of the imagination is a good

thing, but so is closure.

VIII. Implementation:

Perhaps the biggest reason why most brainstorming sessions fail is what happens after -- or,

shall I say, what doesn't happen after. Implementation is the name of the game. Before you let

people go, clarify next steps, who's doing what (and by when), and what outside support is

needed.

2.5 Finalization of Area: After the brainstorming session, Multan was finalized as our case study and we were supposed

to study on Multan Development Authority to find out the ways and procedures to carry out

estate management in private and public housing schemes in Multan.

2.6 Data Collection:

Thus, there are various methods of data collection. As such the researcher must judiciously

select the method/methods for his own study, keeping in view the following factors:

Nature, scope and object of enquiry:

This constitutes the most important factor affecting the choice of a particular method. The

method selected should be such that it suits the type of enquiry that is to be conducted by the

researcher. This factor is also important in deciding whether the data already available

(secondary data) are to be used or the data not yet available (primary data) are to be

collected.


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Availability of funds:

Availability of funds for the research project determines to a large extent the method to be

used for the collection of data. When funds at the disposal of the researcher are very limited,

he will have to select a comparatively cheaper method which may not be as efficient and

effective as some other costly method. Finance, in fact, is a big constraint in practice and the

researcher has to act within this limitation.

Time factor:

Availability of time has also to be taken into account in deciding a particular method of data

collection. Some methods take relatively more time, whereas with others the data can be

collected in a comparatively shorter duration. The time at the disposal of the researcher, thus,

affects the selection of the method by which the data are to be collected.

Precision required:

Precision required is yet another important factor to be considered at the time of selecting the

method of collection of data. But one must always remember that each method of data

collection has its uses and none is superior in all situations. For instance, telephone interview

method may be considered appropriate (assuming telephone population) if funds are

restricted, time is also restricted and the data is to be collected in respect of few items with or

without a certain degree of precision.

In case funds permit and more information is desired, personal interview method may

be said to be relatively better.

In case time is ample, funds are limited and much information is to be gathered with no

precision, then mail-questionnaire method can be regarded more reasonable.

When funds are ample, time is also ample and much information with no precision is to

be collected, then either personal interview or the mail-questionnaire or the joint use

of these two methods may be taken as an appropriate method of collecting data.

Where a wide geographic area is to be covered, the use of mail-questionnaires

supplemented by personal interviews will yield more reliable results per rupee spent

than either method alone.

The secondary data may be used in case the researcher finds them reliable, adequate

and appropriate for his research.

While studying motivating influences in market researches or studying people’s

attitudes in psychological/social surveys, we can resort to the use of one or more of the

projective techniques stated earlier.

Such techniques are of immense value in case the reason is obtainable from the

respondent who knows the reason but does not want to admit it or the reason relates

to some underlying psychological attitude and the respondent is not aware of it.


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But when the respondent knows the reason and can tell the same if asked, than a non-

projective questionnaire, using direct questions, may yield satisfactory results even in

case of attitude surveys.

Since projective techniques are as yet in an early stage of development and with the

validity of many of them remaining an open question, it is usually considered better to

rely on the straight forward statistical methods with only supplementary use of

projective techniques.

Nevertheless, in pre-testing and in searching for hypotheses they can be highly

valuable.

Thus, the most desirable approach with regard to the selection of the method depends

on the nature of the particular problem and on the time and resources (money and

personnel) available along with the desired degree of accuracy.

But, over and above all this, much depends upon the ability and experience of the

researcher.

Dr. A.L. Bowley’s remark in this context is very appropriate when he says that “in

collection of statistical data common sense is the chief requisite and experience the

chief teacher.

2.7 Types of Data: Primary Data

Secondary Data

A. Primary Data:

Data that has been collected from first-hand-experience is known as primary data. Primary

data has not been published yet and is more reliable, authentic and objective. Primary data

has not been changed or altered by human beings; therefore its validity is greater than

secondary data. Therefore most of our data collection techniques were basically primary data

collection techniques.

Importance of Primary Data

Importance of Primary data cannot be neglected specially in context of Pakistan where there is

lack of research and more reliance on secondary data. A research can be conducted without

secondary data but a research based on only secondary data is least reliable and may have

biases because secondary data has already been manipulated by human beings. In statistical

surveys it is necessary to get information from primary sources and work on primary data: for

example, in our area the statistical records of number of schools could not have been

identified until and unless we visited the area. We could not find it on internet newspaper,


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magazine and other printed sources. One such source are old and secondly they contain

limited information as well as they can be misleading and biased.

Validity:

To ensure that our data represents the whole targeted area we took samples to cover the

whole area from various parts. In this way the validity of data was increased through

appropriate and accurate sample size. Validity is one of the major concerns in a research.

Validity is the quality of a research that makes it trustworthy and scientific. Validity is the use

of scientific methods in research to make it logical and acceptable. Using primary data in

research can improves the validity of research. Firsthand information obtained from a sample

that is representative of the target population will yield data that will be valid for the entire

target population.

Authenticity:

To ensure that our research was authentic we adopted the primary data techniques of focus group

discussion, extracting the opinion of the solicitors eventually leading to genuineness. Authenticity is the

genuineness of the research. Authenticity can be at stake if the researcher invests personal biases or

uses misleading information in his research. Primary research tools and data can become more

authentic if the methods chosen to analyze and interpret data are valid and reasonably suitable for the

data type. . Primary sources are more authentic because the facts have not been overdone. Primary

source can be less authentic if the source hides information or alters facts due to some personal

reasons. There are methods that can be employed to ensure factual yielding of data from the source.

Reliability:

Reliability is the certainty that the research is enough true to be trusted on. For example, if

our research study concludes that improving the road condition would resolve drainage issues

. This conclusion should have to be drawn from a sample whose size, sampling technique and

variability is not questionable. Reliability improves with using primary data. In the similar

research mentioned above if the researcher uses experimental method and questionnaires the

results will be highly reliable. On the other hand, if he relies on the data available in books and

on internet he will collect information that does not represent the real facts.

Secondary Data

Data collected from a source that has already been published in any form is called as

secondary data. The review of literature in nay research is based on secondary data. Mostly

from books, journals and periodicals.


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Importance of Secondary Data:

Secondary data can be less valid but its importance is still there. Sometimes it is difficult to

obtain primary data; in these cases getting information from secondary sources is easier and

possible. Sometimes primary data does not exist in such situation one has to confine the

research on secondary data. Sometimes primary data is present but the respondents are not

willing to reveal it in such case too secondary data can suffice: for example, if the research is

on the psychology of transsexuals first it is difficult to find out transsexuals and second they

may not be willing to give information you want for your research, so you can collect data from

books or other published.

Researcher must be very careful in using secondary data. He must take a minute scrutiny

because it is possible data may be unsuitable or may be inadequate in the context of

the problem which the researcher wants to study. In this connection Dr. A.L. Bowley very

aptly observes that it is never safe to take published statistics at their face value without

knowing their meaning and limitations and it is always necessary to criticize

arguments that can be based on them. By way of caution, the researcher, before using

secondary data, must see that they possess following characteristics

The sources of unpublished data are many; they may be found in diaries, l e t t e r s ,

u n p u b l i s h e d b i 0 g r a p h i e s a n d a u t o b i o g r a p h i e s a n d a l s o m a y b e a v a i l a b l e

w i t h s c h o l a r s a n d r e s e a r c h w o r k e r s , t r a d e a s s o c i a t i o n s , l a b o r bureaus and

other public/ private individuals and organizations. Researcher must be very careful in using

secondary data. H e m u s t m a k e a m i n u t e s c r u t i n y b e c a u s e i t i s

j u s t p o s s i b l e t h a t t h e secondary data may be unsuitable or may be inadequate in

the context of the problem which the researcher wants to study. In this connection Dr. A.L.

Bowley very aptly observes that it is never safe to take published statistics at their face

value without knowing their meaning and limitations and it is always necessary to

criticize arguments that can be based on them. By way of caution, the researcher, before

using secondary data, must see that they possess following characteristics:

Reliability of data:

T h e r e l i a b i l i t y c a n b e t e s t e d b y f i n d i n g o u t s u c h t h i n g s about the said data:

Who collected the data?

What were the sources of data?

W e r e t h e y c o l l e c t e d b y u s i n g p r o p e r m e t h o d s ?

A t w h a t t i m e w e r e t h e y collected?

Was there any bias of the compiler?


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What level of accuracy was desired? Was it achieved ?

Suitability of data:

T h e d a t a t h a t a r e s u i t a b l e f o r o n e e n q u i r y m a y n o t

necessarily be found suitable in another enquiry. Hence, if the available data are

found to be unsuitable, they should not be used by the researcher. I n this context,

the researcher must very carefully scrutinize the definition of various terms and

units of collection used at the time of collecting the data from the primary source originally.

Similarly, the object, scope and nature of the original enquiry must also b e s t u d i e d . I f

t h e r e s e a r c h e r f i n d s d i f f e r e n c e s i n t h e s e , t h e d a t a w i l l r e m a i n

unsuitable for the present enquiry and should not be used.

Adequacy of data:

If the level of accuracy achieved in data is found inadequate for the purpose of the

present enquiry, they will be considered as inadequate and should not be used by the

researcher. The data will also be considered inadequate, if they are related to an area

which may be either narrower or wider than the area o f t h e p r e s e n t e n q u i r y .

F r o m a l l t h i s w e c a n s a y t h a t i t i s v e r y r i s k y t o u s e t h e already available data.

The already available data should be used by the researcher only when he finds them reliable,

suitable and adequate. But he should not blindly discard the use of such data if they are readily

available from authentic sources and are also suitable and adequate for in that case it

will not be economical to spend time and energy in field surveys for collecting

information. At times, there may be wealth of usable information in the already

available data which must be used by an intelligent researcher but with due precaution.

Sources of Secondary Data

Secondary data means data that are already available i.e., they refer to the data

which have already been collected and analyzed by someone else. When the researcher

utilizes secondary data, then he has to look into various sources from where he can obtain

them.

In this case he is certainly not confronted with the problems that are usually associated with

the collection of original data.

Secondary data may either be published data or unpublished data.

Usually published data are available in:(a) various publications of the central, state are

local governments

Various publications of foreign governments or of international bodies and

their subsidiary organizations.


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technical and trade journals

Books, magazines and newspapers.

Reports and publications of various associations connected with business

and industry, banks, stock exchanges, etc.

Reports prepared by research scholars, universities, economists, etc. in different fields.

P u b l i c r e c o r d s a n d s t a t i s t i c s , h i s t o r i c a l d o c u m e n t s , a n d

o t h e r s o u r c e s o f published information.•

The sources of unpublished data are many; they may be found in diaries,

l e t t e r s , u n p u b l i s h e d b i o g r a p h i e s a n d a u t o b i o g r a p h i e s a n d a l s o m a y

b e a v a i l a b l e w i t h s c h o l a r s a n d r e s e a r c h w o r k e r s , t r a d e

a s s o c i a t i o n s , l a b o r bureaus and other public/ private individuals and

organizations.

Advantages of Secondary Data Analysis

The biggest advantage of using secondary data is economics. Someone else has already

collected the data, so the researcher does not have to devote money, time, energy, and other

resources to this phase of research. Sometimes the secondary data set must be purchased, but

the cost is almost always certainly lower than the expense of collecting a similar data set from

scratch, which usually entails salaries, travel/transportation, etc. There is also a huge savings in

time. Since the data is already collected and usually cleaned and stored in electronic format,

the researcher can spend most of his or time analyzing the data instead of getting the data

ready for analysis.

A second major advantage of using secondary data is the breadth of data available. The federal

government conducts numerous studies on a large, national scale that individual researchers

would have a difficult time collecting. Many of these data sets are also longitudinal, meaning

that the same data has been collected from the same population over several different time

periods. This allows researchers to look at trends and changes of phenomena over time.

A third major advantage of using secondary data is that the data collection process is often

guided by expertise and professionalism that may not be available to individual researchers or

small research projects. For example, data collection for many federal data sets is often

performed by staff members who specialize in certain tasks and have many years of

experience in that particular area and with that particular survey. Many smaller research

projects do not have that level of expertise available, as data is usually collected by students

working at a part-time or temporary job.


21

Disadvantages of Secondary Data Analysis

A major disadvantage of using secondary data is that it may not answer the researcher’s

specific research questions or contain specific information that the researcher would like to

have. Or it may not have been collected in the geographic region desired, in the years desired,

or the specific population that the researcher is interested in studying. Since the researcher

did not collect the data, he or she has no control over what is contained in the data set. Often

times this can limit the analysis or alter the original questions the researcher sought out to

answer.

A related problem is that the variables may have been defined or categorized differently than

the researcher would have chosen. For example, age may have been collected in categories

rather than as a continuous variable, or race may be defined as “White” and “Other” instead of

containing every major race category.

Another major disadvantage to using secondary data is that the researcher/analyst does not

know exactly how the data collection process was done and how well it was done. The

researcher is therefore not usually privy to information about how seriously the data are

affected by problems such as low response rate or respondent misunderstanding of specific

survey questions. Sometimes this information is readily available, as is the case with many

federal data sets. However, many other secondary data sets are not accompanied by this type

of information and the analyst must learn to read between the lines and consider what

problems might have been encountered in the data collection process.

2.8 Data Collection Procedure:

We collect secondary as well as primary data for our research work. The secondary data was

collected from web references, newspapers and already published articles about estate

management in Multan.

On the other hand, primary data was collected by concerning the professional (Assistant

Director) of Multan Development Authority that how they practically acquire land as well as

approve public and private housing schemes in Multan.


22

3.0 ROLE OF MDA IN ESTATE MANAGEMENT

There is a Directorate of Estate Management to deal with the estate I MDA.

3.1 Organogram

The organogram of the directorate of estate management is as follows:

3.2 Powers & Functions of Directorate of Estate Management:

The Directorate of Estate & Land Management, headed by Director Estate Management, is

assisted by two Deputy Directors, four Assistant Directors and one Land Acquisition

Collector/Tehsildar along with ancillary staff and has been entrusted with the following

functions:

1. To acquire the land for various schemes as per requirement

2. To dispose of residential/commercial and utility plots as per policy of

Government/Authority.

3. To lease out various sites including petrol pumps, gardens,parks,nurseries as per policy.

4. To make arrangements to protect MDA properties.

5. To recover Authority's dues.

6. To deal with the affairs of Katchi Abadis as per instructions received from Directorate

General Katchi Abadis, Government of the Punjab.


23

7. To deal with the Legal maters/litigation pertaining to MDA under the management of

Assistant Director Legal MDA.

8. To sign agreements for sale of residential (allotted and exempted)/commercial plots and

lease of shops, petrol pump sites, and other properties in accordance with the

instructions/ orders and policy enforced from time to time

9. To sign sale-deeds in respect of shops, and plots in accordance with the instructions,

orders and policy enforce from time to time.

10. To grant extensions in building periods, on payments of prescribed surcharge, in

accordance with the instructions, orders and policy enforce, from time to time.

11. To cancel the sale or exemption of any plot, shop or other property for violation of any

term or condition of the Agreement in respect of such plot, shop or property, and to

forfeit the whole or part of the earnest money in respect thereof.

12. To revive the sale or exemption of any plot, shop or their property, in accordance with the

instructions, orders and policy enforce from time to time.

13. To allow transfers of allotted or exempted plots, shops and other properties, in

accordance with the instructions, orders and policy enforce from time to time.

14. To permit extension in the period for payment of the Authority's dues subject to payment

of interest at prescribed rates and up to six months in all.

15 To sanction rebates of development charges in accordance with the instructions, orders

and policy enforced from time to time.

3.3 Division of Land According to Uses:

The division of land uses of MDA is as follows:

1. Residential

a) Medium and low density R- 1

b) High density R-2

2. Commercial and trade center

a) main commercial area C –1

b) main commercial area C- 2

3. Industrial and manufacturing area

a) light industry M- 1

b) Heavy and medium industry M-2


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c) Warehousing industry M-3

4. Institutional

5. Public open place

6. Agriculture use

7. Utility services

8. Transportation terminal

9. Metropolitan

10. Cantonment area

11. MDA boundary

12. Railway line

13. Road and street

14. Electricity line

3.4 Pricing of Land For Different Plots

1-Residential Plots from Rs. 30000 to 35000 per Marla

2 -Commercial plots from Rs. 200000 to 250000 Marla

3.5 LEGEL MAXIMS: An established principle or proposition. A principle of law universally admitted, as being just

and consonant. They are principles and authorities, and are part of general customs maxims of

law are holden for law and all other cases that may be applied to them shall be taken for

granted. The alteration of any of the maxims of that common law are dangerous. The

following are some of the more important maxims:

A communi Observantia non est recedenum. There should be no departure fom

common abservance or usage. Co. Litt. 186.

A I’impossible nul n’est tenu. No one is bound to what is impossible. 1 Bouv. Inst.

N.601.

Abundaans cautela non nocet. Abundant caution caution does no harm. 11 Co. 6.

Actio exteriora indicant interiora secreta. External actions show internal secrets. 8 Co.

R. 146.

Actus me invito factus, non est meus actus. An act done by me against my will, is not

my act.

Actus legis nemini facit injuriam, The act of the law does no one an injury. 5 Co. 116.


25

Argumentum ab impossibili plurmum valet in lege. An argument deduced from

authority great avails in law. Co. Litt. 92.

Boni judicis est causas litium derimere. It is the duty of a good judge to remove the

cause of litigation. 2 Co. Inst. 304.

Bonum judex secundum aequum et bonum judicat, et aequitatem stricto juri

praefert. A good judge decides according to justice and right, and prefers equity to

strict law. Co. Litt. 24.

Casus omissus et oblivione datus dispositioni communis juris relinquitur. A case

omitted and given to oblivion is left to the disposal of the common law. 5 Co. 37.

Clausula inconsuetae semper indicunt suspicionem. Unusual clauses always induce a

suspicion. 3 Co. 81.

Confirmare nemo potest priusquam just ei acciderit. No one can confirm before the

right accrues to him. 10 Co. 48.

Contemporanea expositio est optima et fortissima in lege. A contemporaneous

exposition is the best and most powerful in the law. 2 Co. Inst. 11.

Consuetudo est altera lex. Custom is another law. 4 Co. 21.

De similibus idem est judicium. Concerning similars the judgment is the same. 7 Co.

18.

Dos de dote peti non debet. Dower ought not to be sought from dower. 4 Co. 122.

Ejus est periculum cujus est dominium aut commodum. He who has the risk has the

dominion or advantage.

error conquers truth and reasoning. 2 Co. 73.

Ex dolo malo non oritur action. Out of fraud no action arises. Cowper, 343; Broom's

Max. 349.

Ex facto jus oritur. Law arises out of fact; that is, its application must be to facts.

Ex tota materia emergat resolutio. The construction or resolution should arise out of

the whole subject matter.

Exceptio probat regulam de rebus non exceptio. An exception proves the rule

concerning things not excepted. 11 Co. 41.

Falsus in uno, falsus in omnibus. False in one thing, false in everything. 1 Sumn. 356.


26

Falsa ortho graphia, sive falsa grammatica, non vitiat concessionem. False spelling or

false grammar do not vitiate a grant. 9 Co. 48; Sheph. To. 55.

Forma legalis forma essentialis. Legal form is essential form. 10 Co. 100.

Forma non observata, inferiur adnullatio actus. When form is not observed a nullity of

the act is inferred. 12 Co. 7.

Fraus et jus numquam cohabitant. Fraud and justice never agree together. Wing. 680.

Frustr est potentia quae numcquam venit in actum. The power which never comes to

be exercised is vain. 2 Co. 51.

Frustr feruntur legis nisi subditis et obedientibus. Laws are made to no purpose unless

for those who are subject and obedient. 7 Co. 13.

Generale tantum valet in generalibus, quanium singulare singulis. What is general

prevails or is worth as much among things general, as what is particular among things

particular. 11 Co. 59.

Generale nihil certum implicat. A general expression implies nothing certain. 2 Co. 34.

Haeredem est nomen collectivum. Heir is a collective name.

Haeres haeredis mei est meus haeres. The heir of my heir is my heir.

Hominum caus jus constitutum est. Law is established for the benefit of man.

Id perfectum est quod ex omnibus suis partibus constat. That is perfect which is

complete in all its parts. 9 Co. 9.

Impunitas continuum affectum tribuit delinquenti. Impunity offers a continual bait to

a delinquent. 4 Co. 45.

In fictione juris, semper subsistit aequitas. In a fiction of law, equity always subsists.

11 Co. 51.

In judiciis minori aetati sucuritur. In judicial proceedings, infancy is aided or favored.

Lata culpa dolo aequiparatur. Gross negligence is equal to fraud.

Le contrat fait la loi. The contract makes the law.

Malus usus est abolendus. An evil custom is to be abolished. Co. Litt. 141.

Mibilia personam sequuntur, immobilia situm. Movable things follow the person,

immovable their locality.

Obedientia est legis essentia. Obedience is the essence of the law. 11 Co. 100.


27

Obtemperandum est consuetudini rationabili tanquam legi. A reasonable custom is to

be obeyed like law. 4 Co. 38.

Officers may not examine the judicial acts of the court.

Oportet quod certa sit res venditur. A thing, to be sold, must be certain or definite.

Optimus interpretandi modus est sic legis interpretare ut leges legibus accordant. The

best mode of interpreting laws isto make them accord. 8 Co. 169.

Origo rei inspici debet. The origin of a thing ought to be inquired into. 1 Co. 99.

Potior est conditio possidentis. Better is the condition of the possessor.

Principia data sequuntur concomitantia. Given principles follow their concomitants.

Principia probant, non probantur. Principles prove, they are not proved. 3 Co. 40. See

Principles.

Principium est potissima pars cujusque rei. The principle of a thing is its most powerful

part. 10 Co. 49.

Prohibetur ne quis faciat in suo quod nocere possit alieno. It is prohibited to do on

one's own property that which may injure another's. 9 co. 59.

Quae ad unum finem loquuta sunt; non debent ad alium detorqueri. Words spoken to

one end, ought not to be perverted to another. 4 Co. 14.

Rerum progressus ostendunt multa, quae in initio praecaveri seu praevideri non

possunt. The progress of time shows many things, which at the beginning could not be

guarded against, or foreseen. 6 Co. 40.

Si suggestio non sit vera, literae patentes vacuae sunt. If the suggestion of a patent is

false, the patent itself is void. 10 Co. 113.

Verba intentioni, non e contra, debent inservire. Words ought to be made subservient

to the intent, not contrary to it. 8 Co. 94.

Veritas nihil veretur nisi abscondi. Truth fears nothing but concealment. 9 co. 20.


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4.0 PROCEDURE FOR EXECUTION AND APPROVAL OF PUBLIC SCHEMES BY MDA

4.1 PREPARATION OF SCHEMES

The Authority shall, in such form and in such manner as may be prescribed, prepare schemes

for the area or any part thereof and execute or have them executed in the prescribed manner.

All such schemes prepared by the Authority shall be submitted to the Government for its

approval, except those schemes, the provisional estimated cost of which does not exceed such

limit as may be prescribed by rules or for which no loan or grant is required from the

Government.

The Authority shall publish the sanctioning of any scheme in the official Gazette.

o The publication of a sanction under sub-section (3), shall be conclusive evidence that the scheme

has been duly framed and sanctioned.

o No planning or development scheme shall be prepared by any person or 1[29][local government

as defined in the Punjab Local Government Ordinance, 2001 (XIII of 2001)] or Government

agency within the area except with the concurrence of the Authority.

o In every scheme provision for a plot or plots for mosques shall be made.

4.2 MODIFICATION OF SCHEMES

Any scheme prepared under this Act, may at any time, be amended, modified or abandoned

by the Authority, in such form and in such manner as may be prescribed.

4.3 POWER TO GIVE DIRECTIONS

The Authority may require a Government agency within whose jurisdiction any particular

locality or aspect of development covered by a scheme lies:-

(a) To execute a scheme in consultation with the Authority;

(b) To take over and maintain any of the works and services in the area.

(c) To provide any amenity in relation to the land which in the opinion of the Authority

ought to be provided; and

(d) To enforce regulations, on behalf of the Authority.

(2)The expenditure incurred on the execution of any scheme or on the taking over or

maintenance of any work, or the enforcement of regulations, under this section, shall be borne as


29

may be agreed to between the Authority and the Government agency and in the event of

disagreement, as may be determined by the Government within a prescribed period.

4.4 POWER TO EXECUTE ANY SCHEMES

Where the Authority is satisfied that any direction given by it under sub-section (1) of

section 14, with regard to any scheme, has not been carried out by the Government

agency, the Authority may, itself undertake any works for the execution of that scheme

and the cost thereof shall be borne as may be agreed between the Authority and the

Government agency and in the event of disagreement, as may be determined by the

Government.

Where any work is undertaken by the Authority under sub-section (1), it shall be

deemed to have, for the purpose of execution of such work, all the powers which may

be exercised under any law for the time being in force, by the Government agency

concerned.

4.5 LAND DISPOSAL

POSSESSION OF PLOT

The Estate Management branch after allotment and payments, will issue the possession

letter to the applicant with copy to DTP for taking over the physical possession at site. The

allottees are required to contact DTP to get date and time for the physical possession at

site. DTP will issue handing and taking over possession slip to the allottee within 3 days of

physical possession. Directorate of TP may charge possession fee for the above services.

After delivery of possession by MDA, the owner of plot becomes responsible to protect

his/her plot from any adverse occupation.

NO OBJECTION CERTIFICATES /PERMISSION TO MORTGAGE PLOT FOR GETTING

LOAN FROM BANKS

1. The allottee of the plot has to apply to MDA through one window desk of MDA

Office, indicating the name of financial institution or bank in whose favor NOC/

permission to assign the plot by MDA is required to be issued.

2. Applicant is advised to enter into an Agreement for sale (3 copies) which is signed by

the applicant and Director Estate & Land Management MDA, and it is got registered

in concerned Sub-registrar's office Multan for its presentation to loan giving


30

institution to full fill their requirement.

3. The applicant will be advised to submit an undertaking to MDA that he/she will not

perform any transaction during the period when plots remain mortgaged with the

loaning agency.

4. NOC/permission to assign is issued on printed proforma.

AUCTION POLICY

1. Plots included in the auction schedule are selected by the Directorate of Estate

Management, keeping in view the trends of market and importance of location of

plots. Reserved price for various items is determined by the Price Committee of

MDA.

2. All commercial plots, Leases of Petrol Pump sites, Nurseries, Parks, Canteen, Parking

sites, Park Gate Entry etc and earmarked residential plots are put to open auction.

3. Auction Notice is published in the press, indicating the number of plots, blocks,

Schemes with date, time and place of auction.

4. On due date, the auction is held under the supervision of Auction Committee.

5. The intended bidders is required to fill up prescribed form for taking permission for

participation in the bid. He will submit a photo copy of CNIC and will deposit earnest

money required for specific items in the shape of call deposit or in terms of cash

payment for which he/she wants to bid. At the end of auction, the earnest money is

refunded to the un-successful bidders.

6. Builders can also authorize some other persons in writing to participate in bid on

their behalf.

7. The successful bidders are required to deposit 1/3 rd amount of the total cost of bid

within 3 days. After that the case is sent for approval to the competent authority by

the Auction Committee and if the bid is approved then the bidder is issued

allotment letter with the schedule of payment. Remaining two third cost of bid is

received within 30 days from the date of issue of approval letter. Further facility is

available to make the payment within another two months with surcharge. 10.5%

surcharge is imposed for the first month and 13.5% surcharge for the second month.

In case of failure to deposit remaining bid amount the auction is cancelled.

8. Results of acceptance or rejection of bids are conveyed in writing to the participants

on their addresses. The unsuccessful bidders are informed to get refund whereas

successful bidders are issued recovery memos with terms and conditions

9. Possession letter is issued after recovery of total bid money.


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PROCEDURE TO GET PLOTS TRANSFERRED

When the Allottee/Transferor or General Power of Attorney holder intends to sell the

property, He or She applies through One Window Cell for issuance of a NOC regarding the

property in question to the Town Planning wing of MDA. After receipt of such NOC, the

relevant property file is examined by the concerned section of the Estate Management of

MDA with regard to the balance dues, status of ownership or any loan issued on the plot.

After clearance of dues etc the transfer fee challan is issued. For GPA holder, an

advertisement will be given in the daily News Papers for inviting objections with 15 days

of the publication of advertisement. The transferor and intended transferee are required

to present before the competent authority for recording the statement for the transfer of

property on the already fixed date and time.

DOCUMENTS REQUIRED:-

1. Duly attested printed transfer Application Form available from One Window Cell

Operation.

2. Affidavit from seller and purchaser on Stamped Paper worth Rs.20/- attested by

Magistrate/Ist Class Officer.

3. Attested Photocopy of CNIC of both the parties and witnesses.

4. Statement regarding handing over/taking over of possession of plot.

TRANSFER RATES/FEE

For Residential and Commercial plots (auctioned and allotted plots)

Rs.2000/- per marla (but not less than Rs.10000/-)

For mutual transfer half the above fee is charged from both the parties.

No transfer fee is charged for transfer of plot to legal heirs of the deceased allottee.

However, if the degree is obtained for transfer of plot to persons other than all the legal

heirs the normal transfer fee shall be charged.

HOW BUILDING PERIOD IS EXTENDED

1. Normal building period for auctioned and allottee plots are 36 months and for

exempted plots 48 months (if otherwise not specified).

2. After expiry of stipulated building period extension in building period is given on the

request of owner of plot as per rules, at the prescribed rates, on submission of


32

application.

3. The Building Period Extension Policy is framed by HUD&PHE Department and is

notified for implementation, from time to time.

At present the policy bearing no. SO (D-II)HP&EP-2-3/92 of 2002 is applicable . The

surcharge laid down in the policy is as under:

Rates of Building Period surcharge/penalty on

Residential plots

Area

Rate

Upto 5-Marla Rs 1,000.00 per year

Above 5-Marla to 10 Marla Rs 2,000.00 per year

10 Marla less than 1-Kanal Rs 5,000.00 per year

1-Kanal and above Rs 10,000.00 per year

Rates of Building Period surcharge on Commercial

Plots

Size of Plot 1st

year

2nd

year

3rd

year

4th

year

5th

year

Upto 5-Marla 3% 4.5% 6.8% 10.2% 15.3%

Above 5-Marla to 10

Marla 6% 9% 13.5% 20.2% 30.3%

Above 10 Marlas 9% 13.5% 20.2% 30.3% 45.4%


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5.0 PROCEDURE FOR APPROVEL, EXECUTION AND LAND DISPOSAL

OF PRIVATE HOUSING SCHEMES:

The overall process of application and approval of private housing scheme for Multan

Development Authority which is also appropriate for any development authority of Punjab

Government in general, as discussed in Punjab Private Housing Schemes and Land Sub-division

Rules 2010 is given as under:

5.1 Application

5.1.1 Submission of an application

In overall Punjab, a developer shall submit an application to a Town Municipal Administration,

a Tehsil Municipal Administration or a Development Authority, as per their jurisdictions, for

seeking preliminary planning permission for a scheme before initiating any planning or

development activity. As in Multan’s case, one should submit it to Multan Development

Authority’s (MDA’s) Building Control Division.

5.1.2 Attachments with application

A Development Authority (MDA) shall not entertain any application unless accompanied by:

a) a certified copy of national identity card of the developer;

b) complete mailing address of the developer / applicant;

c) a copy of recent utility bill for the property mentioned in mailing address as proof

of residence;

d) a certified copy of certificate of registration of the company or the cooperative

society, if applicable;

e) a location plan of proposed scheme signed by a town planner registered with

Pakistan Council of Architects and Town Planners;

f) ownership status of proposed land:

g) self owned; or

h) private land not owned by the applicant:

i) financial statement of developer (only if the land is not owned ) including;

j) bank statement; and or

k) detail of self owned assets:

l) If proposed land is not self owned, the financial statement should indicate that

enough funds are available to purchase the proposed land.

5.1.3 Evaluation Criteria for an application

A concerned officer of MDA shall satisfy that:


34

a) application is complete;

b) site proposed for scheme fulfills the following requirements:

1. width of access road is not less than sixty feet in five City Districts and not less

than forty feet. in other cities;

2. site is not prone to flooding;

3. area of proposed scheme is not less than hundred kanals;

4. site proposed for scheme is not notified by the Government for acquisition for

any other public purpose; and

5. scheme proposal is in conformity with an approved master plan if any.

5.1.4 Processing of an application

In case of a development authority (as in MDA):

a) a Director dealing with processing of private housing schemes shall, within five days

forward the case to Water and Sanitation Agency,

b) Water and Sanitation Agency shall, within ten days, issue a No Objection Certificate

or convey observations to the Director dealing with processing of private housing

schemes;

c) a Director dealing with processing of private housing schemes shall, within ten days

of receipt of the comments from Water and Sanitation Agency, scrutinize the case

in accordance with these rules;

d) after scrutiny, a Director dealing with processing of private housing schemes shall,

within five days, submit the case to the Director General of the authority for

permission to proceed for planning of a scheme or otherwise; and

e) a Director dealing with processing of private housing schemes; shall, within five

days, issue a planning permission or convey observations of the Director General, to

a developer.

5.1.5 Preliminary Planning permission

1. A preliminary planning permission shall:

a) be a confirmation that a scheme can be submitted for approval in accordance with

these rules;

b) be valid for six months from the date of issuance;

c) not be a permission to carry out any construction activities at the proposed site;

and

d) not permit marketing of plots or publicity of the scheme:

2. Only a developer in whose name a planning permission has been issued shall be

entitled to submit the scheme.


35

5.2 PLAN AND PLANNING STANDARDS

5.2.1 Submission of Plan

1. MDA shall entertain an application for sanction of a scheme if submitted within validity

period of the preliminary planning permission.

2. An application shall be accompanied by:

a) a certified copy of national identity card of a developer; (b) certified title

documents including a registry, intiqal, fard, or any other document;

b) khasra plan or aks-e-shajra certified by a tehsildar (revenue);

c) Non Encumbrance Certificate from the competent authority;

d) location plan signed by a town planner;

e) topographic survey extended to a depth of one thousand feet around the scheme

area;

f) layout plan, super imposed on a khasra plan, with proposed division of scheme into

residential and commercial plots, road network, open spaces, graveyard and public

buildings prepared and signed by a town planner and the owner in accordance with

these rules;

g) details of land proposed to be acquired, if any, provided that the:

h) land proposed to be acquired shall not exceed ten percent of the total area owned

by a develop in a scheme. The land shall not be acquired for extension of the

scheme at its periphery; and

i. the plotting in the land to be acquired shall only be approved after the land

acquisition proceedings are completed and possession taken over by a

developer; and

ii. details of proposed development works along with tentative time schedule.

3. Requirements under (c), (d), (e) and (f) above shall be submitted in triplicate.

5.2.2 Planning standards for a housing scheme

1. MDA shall ensure that a housing scheme is planned and sanctioned in accordance with

the National Reference Manual on Planning and Infrastructure Standards, prepared by

Ministry of Housing & Urban Affairs, Environment & Urban Affairs Division, and

Government of Pakistan.

2. Notwithstanding the generality of the foregoing (1) above, the developer while

planning a housing scheme shall adhere to following requirements:

a) open space or park, seven percent and above;

b) graveyard, two percent and above;

c) commercial area, fixed five percent;

d) public buildings from five to ten percent;


36

e) maximum size of residential plot one thousand square yards;

f) approach road in five City Districts not less than 60 ft and approach road in other

Districts not less than 40 ft;

g) internal roads with minimum forty feet right of way;

h) accommodation of roads proposed in master plan; (i) a ten marla plot for solid

waste management up to one thousand plots and ten marla plot for every

additional one thousand plots;

i) 20 % of the plots in a housing scheme shall be reserved /planned for plots upto 5

marlas for low income group;

j) Location of a tube well, overhead reservoir, pumping station and disposal station to

be provided if required by WASA and other agencies;

k) Site of grid station to be provided if required by WAPDA or other agencies

responsible for electricity.; and

l) Green strip under high tension electricity line as per requirements of WAPDA or

other agency responsible for electricity.

5.2.3 Planning standards for a farm housing scheme

1. MDA shall ensure that a farm housing scheme is planned and sanctioned in accordance

with the National Reference Manual on Planning and Infrastructure Standards.

2. Notwithstanding the generality of the foregoing (1) above, the developer while

planning a farm housing scheme shall adhere to following requirements:

a) graveyard two percent and above (in case there is an existing grave yard within

walking distance of a scheme, the area can be provided as extension of the existing

grave yard with separate boundary wall and should be reserved for the scheme).;

b) commercial area, maximum five percent;

c) open space, public buildings and public utility plots, seven percent and above;

d) minimum size of residential plot, four kanal;

e) approach road in City Districts not less than 60 ft and approach road in other cities

not less than 40 ft;

f) internal roads with minimum forty feet right of way;

g) accommodation of roads proposed in master plan;

h) a ten marla plot for solid waste management up to one thousand plots and ten

marla plot for every additional one thousand plots;

i) Location of a tube well, overhead reservoir, pumping station and disposal station to

be provided if required by WASA and other agencies;

j) Site of grid station to be provided if required by WAPDA or other agencies

responsible for electricity.; and


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k) Green strip under high tension electricity line as per requirements of WAPDA or

other agency responsible for electricity.

5.2.4 Technical requirements for the layout plan

MDA shall ensure that a layout plan of a scheme is prepared and sanctioned in accordance

with the following technical requirements:

a) scale of scheme plan 1:1200 to 1:2400;

b) scale of location plan 1: 4800;

c) size and dimension of each plot;

d) chamfering of corner plot by 5x5 feet. up to one kanal zone and 10x10 feet for

above one kanal zone;

e) size and dimension of public buildings and open spaces;

f) right of way of road;

g) parking area with parking layout;

h) dimensions of a scheme boundary;

i) boundary of a mouza or a revenue estate;

j) number and boundary of each khasra in a mouza;

k) area statement and percentage of:

i. residential use;

ii. commercial use;

iii. open space;

iv. road;

v. graveyard;

vi. public building;

vii. other uses;

l) aggregate of various categories of plots with area and, size;

m) area of existing graveyard, if any, excluding it from area required for a graveyard

under these rules;

n) location of pumping station, if any;

o) location of overhead tank and tube well if any;

p) aggregate of various categories of plots to be mortgaged;

q) signatures of a developer and a town planner;

r) seal of the approving authority;

s) cardinal sign indicating north;

t) name of scheme;

u) names of the mouzas comprising a scheme; and

v) marking of land to be acquired by a developer, if any.


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5.2.5 Processing of an application

MDA shall not entertain an incomplete application and inform a developer accordingly within

five days of submission of application.

5.2.6 Scrutiny of land ownership documents

If a Development Authority (MDA) considers an application complete, then:

a) a Director dealing with processing of private housing schemes shall, within five

days, forward the application to its revenue staff for scrutiny of ownership

documents;

b) revenue staff of MDA with assistance of a District Officer (Revenue) Multan shall,

within ten days, scrutinize the ownership documents;

c) after the scrutiny revenue staff of MDA shall forward any objections or clearance to

a Director dealing with processing of private housing schemes; and

d) a Director dealing with processing of private housing schemes shall, within five

days, forward the objections to a developer for resubmission.

5.2.7 Inviting public objections

1. A Director dealing with processing of private housing schemes of MDA, after clearance

of the ownership documents, shall publish in at least two leading Urdu and one English

daily national newspaper, a Public Notice for inviting objection, in accordance with

form A.

2. Public Notice shall be published at the cost of a developer specifying the following:

a) location of the scheme;

b) total area of the scheme;

c) name and address of a developer;

d) list of khasra number along revenue estate or mauza;

e) time limit of fifteen days from the date of publication for filling of objections; and

f) name and address where objections can be filed.

3. A Director dealing with processing of private housing schemes of MDA forward the

objections, if received, to a developer within five days after the expiry of the time limit

given in the public notice, for resubmission.

5.2.8 Technical scrutiny of layout plan

1. After the scrutiny of the ownership documents and settlement of public objections: In

case the objection is regarding ownership of a portion of land included in this scheme,

and both the developer and petitioner have the ownership documents, then the

disputed land shall be excluded from the scheme.


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2. In MDA, after the scrutiny of the ownership documents and settlement of public

objections:

a) a Director dealing with processing of private housing schemes shall, within ten

days, scrutinize a layout plan in accordance with these rules and forward the

objections, if any, to a developer for resubmission

b) in case of clearance a Director dealing with processing of private housing schemes

shall, within five days, submit the layout plan to a Director General for approval:

and

c) a Director General shall, within five days, approve the layout plan or pass

appropriate orders; and

d) a Director dealing with processing of private housing schemes shal intimate the

developer within five days of approval of the Director General.

Pre-requisites for issuance of sanction of a scheme

MDA shall, prior to issuance of sanction for scheme, require a developer to:

a) submit a transparency of approved layout plan indicating also the plots proposed to

be mortgaged;

b) submit a soft copy of approved layout plan geo-referenced with the coordinate

system of survey of Pakistan plan;

c) deposit scheme approval fee;

d) deposit the land use conversion fee, if applicable;

e) submit a transfer deed in accordance with form B for free of cost transfer to MDA:

i. area reserved for road, open space, park and graveyard, solid waste

management; and

ii. one percent of scheme area for public buildings, excluding the area of mosque:

f) submit in the name of MDA:

i. a mortgage deed, in accordance with form C, twenty percent for housing

scheme and ten percent for farm housing scheme of saleable area as security

for completion of development works; or

ii. a performance bond, in accordance with form D and D1, consisting of a

performance agreement and a bank guarantee respectively. Amount of bank

guarantee shall be equivalent to total cost of development works:

g) Submit a no objection certificate from the Environmental Protection Department.

5.2.9 Sanction of scheme

1. After fulfillment of the above requirements, MDA shall issues a formal letter of sanction in

accordance with form E.


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2. This letter shall be a formal permission for marketing and sale of the plots in a sanctioned

scheme in addition to compliance with marketing requirements under any other law for

the time being in force.

5.2.10 Public Notice

MDA shall, at the cost of a developer, publish in two daily national newspapers a public notice

in accordance with form F, giving details of mortgaged plots and salient features of the

sanctioned scheme and place the same on the website if available.

And later comes the steps of Marketing and Sale processes.


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6.0 Conclusion

MDA is an influential organization for development of MULTAN, It deals with building

regulations to development of housing schemes in both private and public sectors and whole

procedure for development of public and private sector housing schemes has been illustrated

in this report very briefly.


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7.0 BIBLIOGRAPHY

o http://www.lawsofpakistan.com/multan-geography-city-district-government-towns-of-

multan/

o http://www.mapsofworld.com/pakistan/cities/multan.html

o PUNJAB PRIVATE HOUSING SCHEME RULES 2010

o MDA ACT

o DEVELOPMENT OF CITIES ACT 1976

o https://www.google.com.pk/search?q=MULTAN+HOUSING+SCHEME&source=lnms&tb

m=isch&sa=X&ei=5gqCU_O5Asqw0QW4voCYCQ&ved=0CAYQ_AUoAQ&biw=1517&bih

=741&dpr=0.9#facrc=_&imgdii=_&imgrc=pk-oaNyo62Y46M%253A%3Br6joB-

_zbJDFzM%3Bhttp%253A%252F%252Fimages01.olx-

st.com%252Fui%252F6%252F73%252F13%252F1394714330_615427013_1-Pictures-

of--10-Marla-House-in-GREEN-FORT-Housing-Scheme-Northern-by-pass-Road-Near-

Wapda-Town.jpg%3Bhttp%253A%252F%252Fmultan.olx.com.pk%252F10-marla-

house-in-green-fort-housing-scheme-northern-by-pass-road-near-wapda-town-iid-

615427013%3B1030%3B625

o http://en.wikipedia.org/wiki/MDA

o http://www.mda.gop.pk/CitiesAct.asp

o http://www.mda.gop.pk/

o http://www.mda.gop.pk/Achievements.asp

o http://www.mda.gop.pk/DTP.asp

o http://www.prnewswire.com/news-releases/mda-chief-executive-implores-congress-

to-reauthorize-md-care-act-247104111.html

o http://mda.org/media/press-releases/mda-chief-executive-implores-congress-

reauthorize-md-care-act

http://www.lawsofpakistan.com/multan-geography-city-district-government-towns-of-multan/

http://www.lawsofpakistan.com/multan-geography-city-district-government-towns-of-multan/

http://www.mapsofworld.com/pakistan/cities/multan.html

https://www.google.com.pk/search?q=MULTAN+HOUSING+SCHEME&source=lnms&tbm=isch&sa=X&ei=5gqCU_O5Asqw0QW4voCYCQ&ved=0CAYQ_AUoAQ&biw=1517&bih=741&dpr=0.9#facrc=_&imgdii=_&imgrc=pk-oaNyo62Y46M%253A%3Br6joB-_zbJDFzM%3Bhttp%253A%252F%252Fimages01.olx-st.com%252Fui%252F6%252F73%252F13%252F1394714330_615427013_1-Pictures-of--10-Marla-House-in-GREEN-FORT-Housing-Scheme-Northern-by-pass-Road-Near-Wapda-Town.jpg%3Bhttp%253A%252F%252Fmultan.olx.com.pk%252F10-marla-house-in-green-fort-housing-scheme-northern-by-pass-road-near-wapda-town-iid-615427013%3B1030%3B625









http://www.mda.gop.pk/CitiesAct.asp

http://www.mda.gop.pk/

http://www.mda.gop.pk/Achievements.asp

http://www.mda.gop.pk/DTP.asp

http://www.prnewswire.com/news-releases/mda-chief-executive-implores-congress-to-reauthorize-md-care-act-247104111.html

http://www.prnewswire.com/news-releases/mda-chief-executive-implores-congress-to-reauthorize-md-care-act-247104111.html

http://mda.org/media/press-releases/mda-chief-executive-implores-congress-reauthorize-md-care-act

http://mda.org/media/press-releases/mda-chief-executive-implores-congress-reauthorize-md-care-act

PROCEDURE OF ESTATE MANAGEMENT OF MULTAN

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