CLUSTER REDEVELOPMENT 33/9 After the recent nods to redevelopment of Chira Bazaar and Bhendi Bazaar, cluster development

is being touted as the ideal solution for Mumbais crumbling housing infrastructure. However, the first such project to have taken off in the city is still mired in red-tape and faces the threat of being shelved altogether, thanks to a partisan government policy and reluctance on part of the bureaucracy to clear files. The 6,000 occupants of Parels Haji Kasam Chawls now fear that their dream of living in a decent dwelling may turn into a nightmare, as the structures they are living in are way past their due date and any further delay in redeveloping them could prove disastrous. When the project was approved in 2009, the 800 families and occupants of 84 commercial structures in the erstwhile Islam Mills compound thought life was about to take a joyous turn. As mill workers, we contributed immensely to the growth of Mumbai. But today, we are facing a bleak future, said Dhonduram Jadhav, secretary of Haji Kasam Residents Association, and added that unless the government shows urgency, their tenements might collapse. We hope the CM will save the day for us, without waiting for a disaster to occur at our chawls, Jadhav said. At the core of the issue is a government policy that allows various concessions to standalone projects, but literally penalises the holistic and integrated cluster project. Far from giving additional incentives for cluster redevelopment, even the basic entitlements and incentives of development control rule 33 (7) that governs standalone developments are not extended to DCR 33 (9), under which cluster redevelopment falls. We fear that if the policy is not suitably amended in time, even our developer may abandon the project due to unfeasibility, said Deepak Tulaskar, treasurer of the residents association, adding that the dismal state of other cluster redevelopment projects is a testimony to the state of affairs. Of the 48 cluster redevelopment proposals submitted to the government, only three have been okayed, of which two have already derailed. Ours is the only project to be executed in a serious manner and the government should do all it can to encourage it, not only for our sake, but also to set an example for others, Jadhav said. Meanwhile, the developers of the project, Avighna India, are hopeful that requisite corrective measures will be taken by the government to allow smooth execution of the project. This project will give hope to lakhs of Mumbaikars staying in crumbling homes, said developer Kailash Agarwal of Avighna. Mumbai has about 19,500 chawls that have been declared dangerous, and most of them have also been certified as irreparable

CHIRA Bazaar
A conceptual redevelopment proposal for C ward in Mumbai. This project is based on a cluster development approach of old and dilapidated buildings in the island city. RoMF has submitted a proposal for redevelopment of 30 acres at Chira Bazar has been submitted for approval of the government under DCR 33(9) for cluster redevelopment scheme. Chira Bazar has one of the highest density of old and dilapidated buildings with 87% cessed properties, poor infrastructure and a history of collapses and death and destruction. This area is also ideal for redevelopment as it has mixed use with around 47% residential and 53% non-residential tenements

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Mumbais prime estates to be redeveloped

April 15, 2011

MUMBAI: South Mumbai is getting a face lift. The Mumbai civic corporation has cleared the decks for two major cluster redevelopment projects on about 46 acres of prime land in the island city. A high-powered committee for urban renewal scheme headed by BMC chief Subodh Kumar, on April 11, approved the 16.5-acre Bhendi Bazaar redevelopment scheme initiated by the Saifee Burhani Upliftment Project and the 30-acre Chira Bazaar scheme to be executed by Unity Realty and Remaking Of Mumbai Housing Infrastructure and Finance Ltd (Lok Group). The promoters have been asked to carry out some minor modifications in their plans before the state government gives its final nod and issues letters of intent. These might be among the biggest cluster redevelopment projects in the country. Together, the projects will entail the rehabilitation of over 65,000 people, most of whom currently live in old and dilapidated buildings. The residents will be rehoused free of cost in spanking new apartments that Mumbai s cluster redevelopment policy stipulates must range between 300 sq ft and 750 sq ft. A portion of the plots at Bhendi Bazaar and Chira Bazaar which are up for redevelopment will be exploited by developers to construct towers and sell them at market rate to recover their cost and make profits. The Bhendi Bazaar redevelopment proposal, has been spearheaded by the spiritual head of the one million-strong Dawoodi Bohra community, Syedna Mohammed Burhanuddin. His son, Shahzada Dr Qaidjoher Bhaisaheb Ezzuddin, has stationed himself in the heart of Bhendi Bazaar to monitor the progress of the project on a daily basis. It s a Rs3,000-crore philanthropic project, which will be funded entirely by the Saifee Burhani Upliftment Trust on a no-profit, no-loss basis, said trust secretary Abdeali Bhanpurawala. The project s chief liaison person, Murtuza Ali Rajkotwala, said the trust has purchased a two-acre plot in Mazgaon, where 1,500 families will be temporarily accommodated in three transit buildings. Several Bohra families have already moved to these buildings. We provide them three meals a day free of cost for the first one month, said Rajkotwala. The trust has acquired 179 of the 250 buildings in Bhendi Bazaar and so far paid Rs56-crore to the landlords. The Syedna has asked to provide each family a minimum of 350 sq ft in the new construction, although the government policy stipulates only 300 sq ft, said Bhanpurawala. Kumar said two ancient mosques in Bhendi Bazaar s Mutton Street will not be shifted, but roads in the vicinity will have to be widened. He said a school situated between the two mosques would be rebuilt on stilts to allow for a car park and a subway that will take children safely to a nearby playground. Another 60,000 sq m underground public car park will be built to accommodate 1,400 vehicles, Kumar added. The trust plans to construct just four towers in the free sale component. Seventy per cent of the land will be used to rehabilitate the existing tenants, said project architect Shaikh Samoon F Rassiwala. In south Mumbai, the Rs3,000-crore Chira Bazaar project envisages the redevelopment of 362 buildings and rehousing of over 40,000 people currently living in more than 8,000 tenements. The 30 acre sprawl at present comprises 47 per cent residential and 53 per cent commercial structures, said Kishore Avarsekar, chairman of Unity Infraprojects. Five acres will be taken up in the first phase and the entire project is scheduled to be completed in five to seven years.

Chira Bazaar houses many heritage religious structures, including Jain temples, mosques and Parsi fire temples. If the cluster redevelopment is not done in a planned way, it will end up hurting the sentiments of religious communities, warned a Girgaum resident. The municipal commissioner assured that none of the temples or heritage structures in the area which is enclosed by Babasaheb Jaykar Marg, Dr M B Velkar Street, Kalbadevi Road and JSS Marg will be touched or relocated. Also, Kalbadevi and Jagannath Sankersett roads will be widened to 90 ft from the existing 60 ft, he said. The developer said the project will upgrade and augment the buildings infrastructure and restore heritage structures free of cost. The area will have wide roads, adequate parking areas and proper market places, said Avarsekar.
The daily requirement of water for this project will be 5.25 million litres per day (MLD). Nearly, 14 tonne of garbage will be generated every day and 50% waste will be treated by vermiculture technology to create manure. The dry waste will be treated for creating energy or recycling. The project will be completed in the next five years.

Cluster Development [DCR 33/9]

URBAN RENEWAL SCHEME/CLUSTER DEVELOPMENT [DCR 33/9] What is meant by Urban Renewal Scheme? It means any scheme in island city of the Mumbai having a minimum area of 4000 Sq mtrs. The plot should be bounded by existing physical boundaries such as roads, nallas, and railway lines. Policy introduced vide TPB 4307/2346/CR-106/2008/UD-11 dated 02nd March 2009 It is applicable only in island city. Who all can undertake the schemes under new 33/9? [a] MHADA either departmentally or through any suitable agency. [b] MCGM either departmentally or through any suitable agency. [c] MHADA jointly with land owners MHADA jointly with Coop Housing society of tenants/occupiers. MHADA and developer MHADA and coop Hsg society of hutment dwellers. [d] Independently by landowners [e] Independently by coop hsg societies of tenants [f] Occupiers of the buildings or Developer FSI AVAILABLE FSI 4 or required for rehabilitation + incentive, whichever is more. Plot size should be minimum of 4000 sq.mtr. Mtr [1 acre] FSI for non residential user is 30% of incentive FSI. HIGH POWER COMMITTEE COMPOSITION: Chairman : Members:

Municipal Commissioner. Mumbai Municipal Corporation Commissioner. MMRDA CEO. Mumbai Repair and Reconstruction Board Joint. Police Commissioner [Traffic ] Mumbai Chief Architect. PWD

Deputy Director Town Planning. Mumbai Member Secretary: Director. [ESP] Mumbai Municipal Corporation POWERS: According approvals to proposals of Redevelopment under Urban Renewal Schemes. Review and suggest Improvements/ changes in urban Renewal schemes on Basic amenities and services such as Roads, Sewerage disposal, water and Electricity supply, transport, open spaces, public amenities etc. Issuing directions to developer to complete the project in planned and time scheduled manner. Ensuring that the public Reservations as per the Development is developed. Approvals to change the various boundaries of plots in Urban Renewal Schemes. Supervising and controlling the infrastructural Revenues exclusively for the infrastructural purpose. Implementing government directives issued from time to time in making the Urban Renewal Schemes success. ELIGIBILITY OF BUILDINGS: What are to characteristics of structures that are eligible to be included in the Urban Renewal scheme? [a] Cessed buildings of A, B & C categories in Island City which attracts the provisons of the MHADA act 1976. [b] Buildings erected before 30/9/1969 and acquired by MHADA under MHAD Act 1976. [c] All buildings belonging to: Government Semi Government MCGM Institutional buildings Office buildings Tenanted municipal buildings Buildings constructed by MHADA The above buildings must have been constructed prior to 30-09-1969 and it must have built up area of 2000 Sq. Mtrs. However prior permission of the concerned department shall be obtained before granting development permission. [d] If buildings erected before 30/9/1969 which are unfit for human habitation due to disrepair or have structural/sanitary defects. Those buildings also qualify which have bad configuration or are narrow due to streets. It also includes those buildings which are dangerous or injurious to the health of the occupants but it should be certified by the officer designated by MHADA /MCGM. [e] There may be some buildings having conditions mentioned in para [d] but are constructed after 30/9/1969 and are to be included in the scheme. In such case prior approval of the state will be required. [f] Slum areas declared as slums under section4 of Slum Act or slums on public lands prior to 1-1-1995 or such other reference date notified by the government, can also be included in the scheme. But the percentage of slum area and the buildings constructed after 30-9-1969 should not exceed 25% [1/4th] of the total plot area. [g] any land belonging to the government, semi government, MCGM and MHADA [either vacant or built upon] which have been given on lease or have the tenure of occupant Class II which falls within the proposed URS shall be made available for the project subject to payment of premium at the rate of 25% of the Ready reckoner. [h] If some areas already developed / are in the process of development under different provisions of DCR, such areas can be included in cluster for purpose of calculation of area of cluster but if they have slums and buildings prior to 1969, they should not exceed 25%. Of total plot

area, however it shall be necessary to obtain consent of owner/owners of such areas to some part of cluster. * Unauthorized construction shall not be taken in account while computing FSI. * Mezzanine floors constructed prior to 13/6/1996 and regularized subsequently will be eligible for rehab and incentive FSI. * Redevelopment or Reconstruction under URS may be permitted by written consent by not less than 70 percent of eligible tenants/occupants. If MHADA/MCGM undertakes scheme, then consents are not required. * Minimum fixed carport area of 27.88 sq. mtr [300 Sq. feet] and maximum area equivalent total occupied in the old building. In case commercial, area will be equal to area occupied in old buildings. * If the tenant has area less than 300 Sq. Feet, he gets 300 Sq. Feet and if he has more area more than 300 sq. feet and less than 753 Sq. Ft, he get that area which is under his occupation in old building. * Enclosed balcony area is also included in calculation of carpet area. * If carpet area for residential purpose exceeds 70 Sq, mtr the cost of construction shall be paid by the tenant/occupant to the developer. The cost of construction shall be fixed by government from time to time. * In case of commercial user, maximum carpet area to be provided is equal to the area occupied in old building. * Transfer of tenement of tenants is allowed as per the provisions of Cooperative Society act but in the slum occupant in new rehab building, cannot transfer it for 10 years. * If the property is located in CRZ, the provisions of CRZ will prevail. * Religious structure of the original size is permitted in the scheme. * HPC will decide the corpus fund that can take care of maintenance for 10 years * Where Rehab area exceeds 2.50, MHADA/MCGM shall get 5% of built area for FSI 4.00 free of cost. This additional area shall be included in rehabilitation area and incentive to the extent of 50% shall be available for this area. * If Urban Renewal scheme is falling in CRZ, the MOEF notifications will prevail For slum areas: For slum areas: [a] names on election roll of 1/1/1995 [b] Redevelopment or Reconstruction under URS may be permitted by written consent by not less than 70 percent of eligible tenants/occupants. If MHADA/MCGM undertakes scheme than consents are not required. [c] Minimum fixed carpet area of 27.88 sq. mtr [300 Sq. feet] and maximum area equivalent to area occupied in the old building. In case commercial, area will be equal to area occupied in old buildings. [d] If carpet area for residential purpose exceeds 70 Sq, mtr the cost of construction shall be paid by the tenant/occupant to the developer. The cost of construction shall be fixed by government from time to time. 16. How is the FSI shared in urban renewal scheme? How is FSI arrived at? The total permissible FSI shall be on gross plot area excluding reservation/designations but including the built up area under reservation/designation. [a] where Rehab area exceeds 2.50, MHADA/MCGM shall get 5% of built area for FSI 4.00 free of cost. This additional area shall be included in rehabilitation area and incentive to the extent of 50% shall be available for this area. [b] if Urban Renewal scheme is falling in CRZ, the MOEF notifications will prevail. * How is incentive FSI to the Developer admissible? If the total area of amalgamated plot is: 4000-8000 55% 8001 to 12000 65% 12000 to 16000 70% 16000 to 20000 75% 20000 above 80% In the proposal of maximum 4 the permissible maximum FSSI above and above rehab incentive as per [c] means para 17, shall be shared in terms of built up area between MCGM and MHADA [in proportionate to their plot areas] and private developer in joint venture in the ratio of 1:05. 30% of the incentive FSI can be used for non residential purposes otherwise permissible in the DCR. List of Documents required for proposal under DCR 33(9) Lead Architects covering letter to MCGM for submission of the Proposal under modified 33(9) of DCR 1991.

 Area certificate of plot from the Lead Architect and to be checked by ordinating architect. Property Register Card and True extract from the Office of Collector old custom house [Superintendent of Land Records]. Inspection Extract and category certificate from respective AA&C of MCGM from the concerned wards. Area certificate by Triangulation Method. Latest D.P. Remarks (Normally within period of maximum last one year). Plan showing Plain Table Survey showing Existing structures at site. Performa A as per Appendix X as per modified 33(9) of DCR 1991 Clients Appointment letter to the Lead and Co-ordinate Architects. Lead Architects letter to Co-ordinate Architect stating no objection to pursue proposal in MHADA/MCGM/GOM/GOI. Clients letter of appointment to the Team Members like Coordinating Architect to Fire Consultant. Plans showing Existing Structures on separate sheet and Proposed buildings showing the Area under rehabilitation ,Incentive Area, Buildable Area under accommodation reservations, Area Under non buildable reservations, Physical recreation Ground, Parking lots,30%commercial and rest Residential etc. AutoCAD Drawings showing all 2D, 3D etc so as to place the order of Model in Plastics as good as POP. Site Photographs showing the hygienic/Dilapidated conditions at Site.