Background Note

 Government has incorporated cluster approach to redevelopment on a PPP basis in its housing policy in middle 2007.

• On 11th October 2007, Special Project division of Govt of Maharashtra advertised for an expression of Interest for a Pilot Project in the island city of Mumbai and received many offers for the same. Has taken many presentations and hearing for the same.
• On 21st February 2007, CM promised to finalize modified DCR 33(9) for development on cluster approach within 15 days.
• On 16th April 2007, CM declared intent to give Pilot Project to C ward.
• Now, after 17 months, in a hurry – before the code of conduct, government has modified 33(9) in a manner which is anti city, anti people and anti tenants
  • The whole scheme allotment will be given to developer who gets 70% of the landlords and not tenants
  • Scheme has been designed for failure – because the incentive for development in 33(9) for one acre (12 buildings) is less than that of 5 buildings in 33(7).
  • The government has lost the chance to get more infrastructural funds (it was proposed at Rs 7000 per smt, but finalized at Rs 5000 per smt) and more Low income housing for MHADA.
  • While the suggestion was made to keep at least 15 feet open space around each building, instead of the 5 feet open space – it was ignored in the modified 33(7).
  • Reservations like open space etc has been reduced to 50% in the modified DCR 33(9)

Cluster development: Cluster redevelopment is a form of land development in which principal buildings and structures are clubbed together on a site for redevelopment where major portion of the site is left open for recreational spaces and infrastructural facilities. This approach can takes care of providing infrastructure and amenities through comprehensive urban planning and designing on the selected site.

Some of the key advantages are:

Planning: Provision can be made for open areas, preserving heritage and religious structures, providing footpaths, better traffic movement and other aspects. Provision for these aspects cannot be made for, in an individual building approach.

Infrastructure: Since cluster redevelopment looks at holistic planning for a larger area it is possible to provide for new infrastructure. The island city's infrastructure was developed a century ago and is now strained beyond incremental repair and additions. The complete infrastructure will have to be overhauled and new, substantially improved infrastructure will have to be put in its place. This infrastructure will have to comfortably provide for the current needs and take into account the trend for the next 5 decades at least. This can only be done when a master planning approach is adopted.

Environment: Starting fresh using the cluster redevelopment approach can help in making the city more environment friendly by incorporating renewable energy solutions like solar and wind energy. Besides there can be solutions for recycling sewage water, treatment of garbage in a decentralized manner and optimization of transport infrastructure. Old energy inefficient buildings can make way for greener buildings. All of these measures can play a vital role in efficient utilization of resources and reduction of waste.

Win-Win situation: Using land and FSI as a leverage the pilot project of 'C' Ward can be developed on a self financing basis by incentivizing developers with incentive FSI as per provisions of modified DCR 33 (9), the sales proceeds of which can give a larger rehabilitated area to residential and non residential tenants in the new global houses with better quality houses on an ownership basis. Free lifelong maintenance by creation of a Corpus Fund. The planning process of which will be taking the social and cultural aspects of the people who are living in this area like community common areas for ganpati and navratri mandals, improvement of temples and religious areas and concepts of local architecture. Government / MCGB will get upgraded and augmented matching infrastructure. Landlord will get value of their building. MHADA & MCGB will get free of cost 5000 flats each per sector as LIG Housing.