 "For affordable housing, BMC plans to unlock 5,831 acres of NDZ and salt pan lands")
In an ambitious plan, the Brihanmumbai Municipal Corporation (BMC) has proposed to unlock 5,189 acres of no-development zone (NDZ) land and 642 acres of salt pan land to develop about one million affordable houses and civic infrastructure.
As part of the new development plan, which would be submitted to BMC’s general body before May 31, the NDZs have been divided into three parts — 33 per cent for open spaces, 33 per cent for affordable housing, and the remaining for commercial and housing development. According to the proposal, an owner would get 50 per cent of floor space index (FSI) for total area, while the rest will go to BMC for public amenities. So far, the FSI on NDZ land was 0.20 to 0.40. However, environmentalists, policymakers and builders are of the view that such a plan should be implemented with a lot caution.
“From environment perspective, salt pans play an important role. However, a landlocked city like Mumbai has to look at such suggestions, provided checks and balances are in place. We can always look up to Singapore and other countries where a lot of such decisions were taken and development was done cautiously. India can learn from such environment-conscious countries and make use of available resources,” said Gulam Zia, executive director, Knight Frank India. “It is easier to take care of NDZ land under the state government’s jurisdiction compared with Coastal Regulation Zone (CRZ), which is most stringent.”
He suggested that such land can be given for development on long lease. Zia said state-run Maharashtra Housing & Area Development Authority is capable of constructing affordable houses instead of giving it to private developers.
Some builders believe that unless land stock is released as property where development can take place, land prices won’t come down. Lalit Kumar Jain, chairman, Kumar Urban Development said, “Increase in FSI is utmost necessary if affordability is the aim. BMC has proposed 4 FSI but what is the definition of affordable housing? If it is 30 sq mt carpet area, as per Income Tax guidelines, then the question remains whether these tenements will still be affordable within town. It should be at least 60 sq mt carpet with 8 FSI. This is necessary as strengthening the physical infrastructure is one-third the cost against the cost of new infrastructure. Also, mass transit system becomes affordable with high density development,” he said.
Rustomjee Group chairman and managing director Boman R Irani said the opening of NDZs and salt pan lands will not only help in further development of residential and commercial stock but also of cultural and physical infrastructure. “This is essential otherwise these lands are being encroached upon. As far as salt pan lands are concerned, they can be utilised for affordable homes after taking into consideration the environmental impact,” he said.
Debi Goenka, executive trustee of Conservation Action Trust, said almost entire NDZ land falls within CRZ and Eco-Sensitive Zone categories. “All the salt pan lands fall within CRZ-I since they are within the inter-tidal zone. The carrying capacity of Mumbai has also been exceeded. We do not have clean air, we do not have enough water, roads, open spaces, public amenities like schools, colleges, hospitals, libraries. We do not even have place for dumping our garbage. To allow buildings to come up in NDZs and on salt pans with high FSIs would be criminal and would place an unbearable load on our existing infrastructure. This should not be allowed.”
UNLOCKING VALUE
Salt pans
As part of the new development plan, which would be submitted to BMC’s general body before May 31, the NDZs have been divided into three parts — 33 per cent for open spaces, 33 per cent for affordable housing, and the remaining for commercial and housing development. According to the proposal, an owner would get 50 per cent of floor space index (FSI) for total area, while the rest will go to BMC for public amenities. So far, the FSI on NDZ land was 0.20 to 0.40. However, environmentalists, policymakers and builders are of the view that such a plan should be implemented with a lot caution.
“From environment perspective, salt pans play an important role. However, a landlocked city like Mumbai has to look at such suggestions, provided checks and balances are in place. We can always look up to Singapore and other countries where a lot of such decisions were taken and development was done cautiously. India can learn from such environment-conscious countries and make use of available resources,” said Gulam Zia, executive director, Knight Frank India. “It is easier to take care of NDZ land under the state government’s jurisdiction compared with Coastal Regulation Zone (CRZ), which is most stringent.”
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Some builders believe that unless land stock is released as property where development can take place, land prices won’t come down. Lalit Kumar Jain, chairman, Kumar Urban Development said, “Increase in FSI is utmost necessary if affordability is the aim. BMC has proposed 4 FSI but what is the definition of affordable housing? If it is 30 sq mt carpet area, as per Income Tax guidelines, then the question remains whether these tenements will still be affordable within town. It should be at least 60 sq mt carpet with 8 FSI. This is necessary as strengthening the physical infrastructure is one-third the cost against the cost of new infrastructure. Also, mass transit system becomes affordable with high density development,” he said.
Rustomjee Group chairman and managing director Boman R Irani said the opening of NDZs and salt pan lands will not only help in further development of residential and commercial stock but also of cultural and physical infrastructure. “This is essential otherwise these lands are being encroached upon. As far as salt pan lands are concerned, they can be utilised for affordable homes after taking into consideration the environmental impact,” he said.
Debi Goenka, executive trustee of Conservation Action Trust, said almost entire NDZ land falls within CRZ and Eco-Sensitive Zone categories. “All the salt pan lands fall within CRZ-I since they are within the inter-tidal zone. The carrying capacity of Mumbai has also been exceeded. We do not have clean air, we do not have enough water, roads, open spaces, public amenities like schools, colleges, hospitals, libraries. We do not even have place for dumping our garbage. To allow buildings to come up in NDZs and on salt pans with high FSIs would be criminal and would place an unbearable load on our existing infrastructure. This should not be allowed.”
UNLOCKING VALUE
Salt pans
- 5,378 acres of salt pan land in Mumbai
- BMC plans to reserve 642 acres for affordable houses
- Since 1850, salt pans have been acquired for various public purposes
- 18,074-hectare NDZ land in Mumbai
- BMC proposes to reserve 5,189 acres for affordable houses