From the President’s Desk MEDC Governing Board Dear Members of the MEDC, President : Cdr. Dipak Naik - President & CEO, As we begin the new fiscal year on the all fools day, much has happened Naik Environment Research Institute Ltd. (NERIL) in the past month. The first full “Achhe - Din” budgets of the union and Vice Presidents state governments were tabled. These were commented upon as usual by yy Cdr. Anil Save - MD, all hues of politicians, academicians and the talk shows screaming in our Atra Pharaceuticals Pvt. Ltd. drawing rooms through the idiot box. yy Mrs. Meenal Mohadikar - CEO, The Railway and the Union budget was much on the expected lines. Given the fiscal space Anand Trade Development Service it’s only that much, that anyone can do. There are several failed promises such as the One Chief Advisor : Mr. Chandrashekhar Prabhu Rank One Pension (OROP) which successive governments have announced. While the vigil of the valiant soldier is as promising as ever, no one has the time to keep the promises Immediate Past-Presidents : made to him. yy Dr. Vithal V. Kamat, Chairman, The Kamat Group of Hotels What surprises us the most, is that within a month of presenting a budgeted tariff for yy Mr. Nandkishor Kagliwal, Chairman, freight, the government had to revise it upwards. freight charges were hiked for several Nath Group commodities like grains, pulses and urea with 10 per cent hikes and coal with a rate revision of 6.3 per cent. Increase in freight rates in the range of 2-10 per cent in commodities like CONTENTS cement, coal, iron or steel, bitumen, and urea is neutral to negative for the respective sector. We feel that, the upward revision in freight rates across various commodities is likely to ► President Page 03 have inflationary impact of about 0.4-0.5 per cent in wholesale inflation. This hike coupled ► Editorial Page with the hike in the service tax rates could stoke inflation, pinching the middle class and yy Draft Housing Policy - I 05 lower class as well. ► Mumbai Draft Development Plan Coming closer home to our state, firstly I would start by praising the Government’s efforts yy Affordable Housing, Same Time, Same 09 that have been showcased in the State Budget released on 18th March, 2015. Being four Place, for all Income Groups. months into its term, the government has announced strategic changes, made many policy - Mr. Shirish Patel recommendations which are planned to be implemented soon. We believe, now is the time yy Tragedy of Helplessness 12 for Maharashtra to grow and shine brightly under this Government’s rule. - Mr. M.M. Tambe The State Finance Minister, Mr. Sudhir Mungantiwar, has made favorable amendments yy Mumbai Dreaming and Planning 15 for the minorities and the weaker section. Making the dry land sustainable, growth of - Mr. Shirish Joshi infrastructure, tackling the problem of rapid urbanization and generating employment yy On Development and Planning 17 opportunities for the young brigade of the State are some of the key concerns addressed - Mr. Hussain Indorewala by the government. yy Unleashing the Market: Commodification of 20 the City and its Commons The State Government has launched a unique programme called ‘Make in Maharashtra’ - Ms. Shweta Wagh with an objective of retaining the premium position of the State in industrial development ► Global Economic Monitor and economic progress of the State. Under the programme, the investors who are willing yy Global Trade and Investment Trends 22 to invest in the State will benefit by simplified and easier procedures while obtaining various - Dr. Prakash Hebalkar permissions to start an industry thereby reducing the time required to complete various ► Mumbai - At a Glance procedures. We at MEDC, feel that is a big step towards boosting employment in the rural yy Mumbai’s Contribution to Maharashtra’s 24 areas thereby facilitating in the State’s rapid growth and development. GDP - MEDC Research Team This issue’s Cover Story talks about the “Draft Development Plan for Mumbai” and it’s various facades, along with the focus on Mumbai’s realty conundrum and housing issues. ► Executive Summary yy The Grater Mumbai, Draft Development 26 The Development Plan 2034 has come up with maximum permissible floor space index Plan 2024 - Part - II (FSI) for each plot in Mumbai. Prima facie, the plan eliminates various premiums such as fungible FSI, staircase and open space deficiency and will create a level-playing field MEDC Economic Digest Editorial Boardrd by eliminating many of the discretionary Development Plan exemption powers of the Chairman & Consulting Editor Municipal Commissioner and Urban Development department. Although the Development Mr. Chandrashekhar Prabhu Plan comes with its positives and negatives, we believe that the East-West Mumbai corridor

Editorial Advisory Committee : would benefit the most. I feel the plan leaves a lot of unanswered questions which the Dr. Prakash Hebalkar, President, ProfitTech planners should tackle at the earliest for further implementation.

MEDC Team : Moving ahead, the team at MEDC is also working towards formulating a Tourism Mr. Sunil Bhandare - Chief Economist Development Plan for the Ashtavinayak Kshetra with the Maharashtra’s Tourism Mr. Suresh A. Ghorpade - Dy. Gen. Manager Department (MTDC). I sincerely hope that the readers benefit from this month’s issue Address : which in turn will broaden the horizon of knowledge related to Maharashtra’s economy MEDC Research Centre, 3rd floor, Y.B. Chavan Centre, Nariman Point, Mumbai - 400 021. Tel. : 2284 2206/09 ; Fax : 2284 6288 Cdr. Dipak Naik, President email : [email protected] Maharashtra Economic Development Council, Monthly Economic Digest Maharashtra Economic Development Council, Monthly Economic Digest 2 April 2015 April 2015 3 Edit Page

Draft Housing Policy - I

Mr. Chandrashekhar Prabhu Consulting Editor e have with us the draft Housing Policy framed by Government Under the caption “Need for new housing policy of the of Maharashtra in 2007 needs revisited policy”, the draft document states W state. Since this will be mainly because of time factor besides the “World over the concept of eco-housing converted into a policy document, fact that in consonance with Government and green-housing projects is gaining it is essential that we understand the of India’s announcement of ‘house for broader acceptability. This is very eminent intent of the government. “Shelter is everyone by 2022’, the State Government in the context of global warming and one of the basic needs of human being. has declared to provide 1.1 million sustainability. There is also some concern It is very important for human beings to houses by 2022 with major chunk for regarding depletion of sand and other have shelter in order to meet demands of Economically Weaker Section (EWS) natural resources. In this situation, use of identity, social status, self-development, and Lower Income Group (LIG) housing proper substitutes like fly-ash, crushed- emotional satisfaction, livelihood support including Medium Income Group (MIG) sand, plastic granules and tar mixture systems and association with the society at housing. for road surface need consideration. large etc. The home becomes better shelter As per Government of India’s statistics Though presently there are provisions when it is in a planned environment. amongst the States facing housing for compensatory and compulsory tree The planning of housing is essential so shortage, Maharashtra stands second plantation in housing project. STP that various services for human life like after Uttar Pradesh with 1.94 million provision, solid waste treatment and transport, water, electricity and other housing shortage. disposal units, the ground reality does not infrastructure facilities like hospitals, This time bound objective has given a show required awareness in this respect. schools, recreational spaces and other dimension of urgency to revisit the earlier Considering this, a new housing policy public amenities etc., can be accessed by government housing policy so that all the needs to be focused, amongst other things, the residents efficiently and beneficially. efforts, resources in the housing sector on eco-housing and green-housing and Besides, the livelihood opportunities also are directed in a planned way to achieve for that following aspect need to be made need to be linked to the residential areas this goal. Thus new housing policy mandatory: suitably so that the housing need of the needs to be in place in the new dynamic • Rain Water Harvesting human being gets fuller satisfaction.” scenario by defining the role of the State • Solid Waste Treatment and While shelter is discussed it was as Facilitator, Catalyst, Builder and Disposal expected that the adequacy of shelter Regulator.” • Sewage Treatment Plant (STP) was also discussed. Adequacy of It was expected that the government • Tree Plantation Housing and shelter are defined by candidly accepted the failure of the the United Nations guidelines, and • Eco-friendly Building Material earlier policy to deliver the desired Substitute they include affordability, access to result, and then tried to find • Energy Conserving Constructions infrastructure, amenities, security alternate solutions. It has instead Practices of tenure, culture, habitability etc. chosen to mention the centre’s “Any policy of the Government is not an “Housing for all by 2022” promise. • Use of Non-Conventional Energy ultimate word forever because the social The promise undoubtedly requires like Solar Water Heater, Solar life of a Nation / State is dynamic and most urgent thinking and solutions Lighting this dynamics of the social life requires may emerge from the candid As per the census of 2011, out of 3.36 constant review and updation of policy acceptance that the present policies crores census houses 2.98 houses were in order to cater to requirements of a have not led us to the goals they set occupied in the State. The population of dynamic society. Considering this the for themselves the rural houses in the total census houses

Maharashtra Economic Development Council, Monthly Economic Digest 3 April 2015 Edit Page was 52.2% and 47.8% in urban areas. all the areas of concern for housing gap in the demand and supply be Out of all occupied census houses 77.8% development like problems in – explained at length, and the reasons were exclusively used for residential Metropolitan Mumbai - limited of the widening of the gap be purpose, 1.8% for composite purpose land availability, redevelopment of enlisted. This could have given the (Residential and Non-Residential) and old and dilapidated buildings, slum government a fresh opportunity to the rest 20.4% houses were used for redevelopment / up-gradation, urban accept that all measures to increase non-residential purpose. As regards the renewal and satellite townships etc., the supply have failed to achieve condition of houses the share of houses the stated results, i.e. make housing Urban Areas in the State - urban with roof of concrete, GI sheets was renewal schemes, redevelopment of slums, more affordable. Since the situation 92.6%, while 71.4% households had MIG housing, extension of city limits is grave, the solutions which are walls made up of concrete, bricks, stones for housing etc. and drastic in nature could have been / GI sheets. About 46.9% households naturally considered. Rest of the Maharashtra- Rural did not have latrine facility and about housing, townships, extension of “Some of the issues in the existing 64.3% households were having bathroom goathans etc. policy that still need to be tackled are: with covered roof. Thus, these figures need assessment and human settlement The issue of regulatory framework, show that housing availability is not report, simplification of NA assessment incentivizing the housing development, meeting total housing requirements in and related procedures, streamlining special townships through FDI, the State, though there are unoccupied of approval procedures in regard to the streamlining approvals, putting in place houses, even the available housing is not housing proposals / projects, creation of required legal framework are some of the meeting the concept of decent home fully. housing and infrastructure development major thrust areas in the existing housing This situation warrants mission mode fund, using of land as collateral security, policy. approach to the housing, with a New linking EGS to LIG in rural and ‘C’ Policy”. Many of the issues in the existing policy class municipal areas, infrastructure A quick reading of the need for that have been addressed so far fully / development in rest of Maharashtra a new policy confirms that those partially, are: providing land for housing excluding municipal corporation areas, involved in making the initial wherever available, slum redevelopment, development of special townships, draft have not applied their minds development of old and dilapidated rationalizing taxes (stamp duty / premia adequately. The earlier part of the buildings, rural housing through ‘Indira / fees etc.,) conservation of water and so called need for a new housing Awas Yojana’ and ‘Rajiv Gandhi environment and also heritage structures policy talks about environmental Graming Niwara Yojana’, construction etc., amending Rent Control Act, removal inputs. These inputs, though of MIG housing through MHADA, of bottlenecks in slum redevelopment, important, can be at best one of the redevelopment of old MHADA redevelopment of BDD Chawls, capacity several reasons for bringing about colonies, satellite townships (NAINA), building, urban renewal through land changes in the thought processes housing regulatory authority, housing pooling etc.” for SC/ST through schemes like of urban development, but to pawn Issues like need assessment, and ‘Valmiki Ambedkar Awas Yojana’, them off as the premier reason report on human settlement form cross subsidized LIG housing through for the change of Policy is a bit an essential part of the research MHADA, infrastructure development farfetched. The second half of this which goes into the policy making through MMRDA / MSRDC / MJP / section contains statistics about the exercise. They cannot be put in MHADA / CIDCO. But the developed housing scenario in the state. Here the same bunch as procedures of housing through these initiatives is not too the compelling reasons for a NA assessment, linking EGS to enough to meet the demand. Even the change in the policy ought to have LIG in C class Municipal areas etc. private sector contribution in this sector been enlisted. This has not been The effort appears to be to put all also falls short to a considerable extent, done. suggestions in one basket so that to meet the demand. Thus housing The document then goes into the one cannot be accused of missing development is short of the demand.” ingredients of the policy announced out some points. Moreover the in 2007. It was expected that instead of just diagnosis of the problems based on listing the schemes, as has been “The housing policy of the State data, which ought to have been an done in the paragraph above, the announced in 2007 has addressed almost important component of the draft

Maharashtra Economic Development Council, Monthly Economic Digest 4 April 2015 Edit Page policy appears to have been missed above suggestions would take “To promote affordable housing in the out. us anywhere near to our goal of State through MHADA/CIDCO/ “In the above context, to facilitate all Housing for All or to Make Housing MMRDA/ULBs/NIT/PCNTDA, stakeholders-friendly housing national More Affordable. and Private Developers on a large scale goal is realized; deliberations were held “After considering the deliberations to meet the shortage in housing”. with various stakeholders in the housing and inputs from NGOs representing Here too, in Mumbai the availability sector at Nagpur on 21st and 22nd consumers and views of experts from of land is has been a major problem, February 2015.” institutes like TISS as well as the un- and hence there are serious We must place on record that finished agenda of the existing policy, limitations to this scheme. those assembled at Nagpur were the framework of the proposed housing “To promote sustainable development of essentially representatives of the policy is presented for three areas viz. urban and rural growth centers through developers. Their overwhelming (a) MMR, (b) Municipal Corporations appropriate infrastructure development presence was not only notices, but out of MMR and ‘A’ Class Municipal simultaneously and to promote employment was enough to overshadow the Councils, (c) in rest of Maharashtra opportunities and public transport”. interest of other stakeholders. including ‘B’ and ‘C’ Class Municipal Any move to promote new growth “Some of the major issues that emerged Councils”. centres would presume availability from these deliberations are: The issues in Mumbai and the rest of employment, transportation Redevelopment of slums, MHADA of MMR are so different that they etc. There is no mention regarding colonies, cessed buildings, cluster require separate framework. A how this can be achieved within the redevelopment in urban areas, BDD common policy for MMR including given timeframe. chawls redevelopment to be expedited the Greater Mumbai areas will not “To pursue the target of cities with some changes in present form of lead us closer to the goals to be set without slums through equitable slum these schemes. in this policy. redevelopment and rehabilitation strategy • Simplification of NA permissions and “Objectives of the new housing policy and shelters for the poor” related procedures may be enumerated as follows: On one hand the term used is • Time-bound approvals through To facilitate affordable housing in urban equitable slum redevelopment, categorization of approvals and and rural areas, create adequate housing while on the other hand the appropriate self-certification system stock for Lower Income Group (LIG), effort appears to be to pursue the with necessary safeguards and deterrent Economically Weaker Section (EWS), existing SRA scheme with cosmetic control mechanis Middle Income Group (MIG) and shelters changes. for the poor on ownership or rental basis • Rationalization of taxes / premia / “To regulate housing sector for speedy and concessional bare minimum shelter VAT / fees development with quality while for the destitute.” • Transition policy through savings clause encouraging competition and public private These set of goals reach only a when legislative changes take place partnerships in financing, construction section of the population. If the and maintenance of houses for Lower • Encouragement to townships including aim is really to provide housing Income Group (LIG), Economically satellite townships / IT / ITeS / for all, then restricting affordable Weaker Section, Middle Income Groups Industrial townships with detailed housing to the middle income group (MIG) of the society and to ensure fair guidelines for affordable housing on the upper level will not solve the as also equitable treatment to consumer in • Augmenting affordable housing stock problem. Those with income above respect of equitable terms of agreement availability to EWS/LIG and MIG this threshold level will turn into and quality of houses”. in a big way through multi-pronged predators and eat into the supply These are mere words and strategies by harnessing resources of for the section below them. We those using them know that in public sector and private sector in a have examples in Mumbai where a PPP model, fair and equitable planned framework.” the pricing of the flats and the treatment to the consumer is These were suggestions to eligibility criteria has been that of almost impossible. The PPP may streamline the existing schemes the higher income group, but the succeed in infrastructure projects with some changes. None of the area given to them was of the EWS but experience has taught us that category.!! Maharashtra Economic Development Council, Monthly Economic Digest 5 April 2015 Edit Page whenever it comes to the housing Acquisition of land appears to Rainwater Harvesting and Recycling of the poor, PPP does not succeed. be one of the important issues Sewage Water. “To rationalize development control that come in the way of cluster To promote the creation of Revival regulations and streamline approval development. This has not been / Reconstruction Fund in respect of procedures including self-certification clearly spelt out. Ownership Housing and Depreciation to the extent possible with deterrent “Encourage construction technology Fund in respect of Rental Housing. punishments for the defaulters”. innovations including green technology, To promote use of Information This cannot be an objective. It non-conventional energy technology, Technology (IT) for accelerating the could be a means to an objective. sewage waste disposal technology so that process of approvals with transparency “To promote rental housing through homes are eco-friendly and affordable. as also monitoring even at state level amendments in the Rent Control Act and Construction technology innovations shall the approval progress so as to eliminate introducing participatory approach”. be cost-effective, enhancing speed and delays, malpractices”. durability of construction. Mumbai has fresh experience of All these points are not objectives the failed rental housing scheme, To promote training and capacity building of a policy. At best they can form and the effort appears to be to find of the construction workers to enhance a part of the implementation apologies for the failure. their productivity and improve quality strategy. of housing stock through labour welfare “To facilitate the redevelopment [email protected] fund. and renewal of inner city areas and To conserve water, ecologically sensitive dilapidated buildings through options to be continued...... of land assembly, cluster approach, areas and promote use of local conserving heritage structures and places construction materials, substitute as also of archeological importance”. local water resources, environmentally sustainable cities and townships including

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Maharashtra Economic Development Council, Monthly Economic Digest 6 April 2015 Cover Story Affordable Housing, Same Time, Same Place, For All Income Groups Mr. Shirish Patel his paper suggests a scheme for as possible. Additions to the house affordable housing on greenfield can then be started during easier lowest income groups. Tsites in peri-urban areas that times, stopped if there is a financial Each plot (A) is about 8m x 3m, and accommodates all income groups. Drawing crisis, and then resumed when funds opens on to a T-shaped common on the success of a project started 30 years permit. internal courtyard, which can only ago in north-western Mumbai, it calls be entered through a gate at one end for the full range of income groups to be Charkop (G), deliberately made too narrow for accommodated in the same locality. Each a car to enter. The plots (B) abutting household pays 4 years’ income for its In the mid-1980s the World Bank decided to move away from the 9m wide street are slightly larger, housing. The whole project is self-financing. 10m x 4m, and are permitted to have There is no need for external subsidies. expensive, subsidised low-income housing to sponsoring the sale of shops opening on the street. For shelter to be “affordable”, the developed land across all income The layout has blind walls on all international norm seems to be that groups with differential pricing for sides, except the one facing the street. monthly rentals should be 30% to 40% land. A lower price was charged There is another identical scheme, a of a household’s monthly income. For for low-income plots of small size mirror image of this layout, on each the lowest income groups this fraction with poor ventilation, limited FSI of the other three sides. This makes would surely be smaller, say 15% or and very limited access by car; and the development very compact but 20%, and for somewhat higher income a higher price for apartment blocks destroys the possibility of through groups perhaps 40%, but we should with higher FSI located along the ventilation. rarely expect it to be more. main road. No one found this price The original scheme was to provide In India we have quite high variation objectionable. each such plot only with a plinth, a interest rates with short repayment Among the projects in Bombay power point and a wet point—that is, periods, seldom exceeding 15 years. and New Bombay is the scheme at one water supply tap and a squat pan Converting 30% - 40% of income as Charkop in north-western Mumbai with a piped sewage connection. On equated monthly installments (EMI) near Kandivali. All the 20-year loans this plinth the householder would of loan repayments leads to rather for the project (at 12% interest) build whatever he could afford, low capital values which would prove have been fully repaid. Visited in cardboard or tin sheet if he so unworkable. Instead, if we apply the today, seeing its schools and parks desired, improving his dwelling over interest rates and term tenures that and variety of housing, the project time as funds permitted. In practice, are common internationally to 30% - looks like a resounding success. Fig. each allottee (determined by lottery) 40% of monthly income, we arrive at 1 is shows the layout of plots for the took advantage of the loans he capital costs that are between 3 and Fig. 1 Charkop: typical layout of a low-income Society 4 years’ household income. Common sense confirms that this would be a viable figure in India for purchase of a house. We must also recognise a dimension of affordability that is usually ignored. This is that for a poor household housing becomes much more easily affordable if the investment is incremental, made as and when circumstances permit, with interruptions during times of financial distress. The initial loan and mandatory monthly EMI are as small

Maharashtra Economic Development Council, Monthly Economic Digest 7 April 2015 Cover Story

Fig. 2 Quadrant of a typical Charkop-type layout the low income layouts, each plot either 60 sqm or 100 sqm, with the front appropriately set back from the footpath. Opening on the 27m road are plots which have apartment buildings with side and rear open spaces, with shops or offices on the Ground floor and residences and perhaps a few offices on the floors above. Income Profile & Affordable Surplus The income profile for Mumbai’s population in 2005 is shown in Fig. 3. We see that in 2005 Mumbai’s median monthly household income was Rs 20,000. Consolidating into different income groups in column (1), we have the percentages of households in each in column (2) of Table 1. We arbitrarily suggest a house size for each income group, in column (3). What each income group can pay is in Column (4), that is, 4 years’ income as explained earlier. The construction cost at Rs 18,000 per sqm is in column (5). was offered to pay not only for the and the Y-axes to show the full layout Column (6) is the difference between land but also for brick walls and a of a typical portion of the entire what a household can afford to corrugated sheet roof. Today, while development. The shaded portions pay overall (4), less the cost of all loans have been repaid, some of are the courtyards of a low income construction (5). For the absolutely the houses have remained as they Co-operative Housing Society. Each lowest income group, at Rs 2,500 were originally built; others have opens on to a 9m road, which in turn per month, those who cannot added a floor (in rare cases two) and opens on a 14m road, and that again even pay for their construction, we some have the fanciest of finishes, on a 27m road which carries through suggest there should be no formal both inside and outside. traffic, including buses. Opening construction at all: they get bare directly on the 14m road are row Each of these layouts of 33 houses plots with a wet point, power, and houses, abutting each other on the is a separate co-operative society, not much else, other than security of accessed as it is through a single gate. sides and with their backs against The courtyards are fully paved, end- Table 1: Income Groups and Affordable Land Cost to-end. Some of these societies have prospered more than others, and this 1 2 3 4 5 6 7 8 reflects in the fanciful gate, or the kind Monthly % of Suggest Afford’bl Constr’n Afford’bl Afford’bl Cumu-lative of stone used to pave the courtyard. Income hh ed House Cost* Land Land Affordable Rs’000 House (Land + Rs lakhs Cost Rs Cost Land Cost Solid waste collection is by a Size Constr’n) per hh lakhs per 957 957 hh. Rs ghantagadi, a Municipal garbage truck sqm Rs lakhs hh hh. Rs lakhs that goes down the street every day per hh lakhs clanging its bell. Individual households 2.5-15 38.8 17-25 1.2-7.2 3.1-4.5 -1.9-2.7 310 310 carry their garbage out in plastic bags 17.5-30 25.7 35-45 8.4-14.4 6.3-8.1 2.1-6.3 1,079 1,390 which they put in the truck. 32.5-67.5 14.4 55-85 15.6-32.4 9.9-15.3 5.7-17.1 1,642 3,031 Fig. 2 shows one quadrant of a 70-97.5 9.6 95-115 33.6-46.8 17.1-20.7 16.5-26.1 2,045 5,076 typical arrangement similar to the 100-120 7.2 125-135 48-57.6 22.5-24.3 25.5-33.3 2,117 7,193 Charkop layout. The plan shown should be reflected along both the X- Note: Percentages in Column (2) add up to 95.7%. We ignore the top 4.3% as irrelevant to this scheme.

Maharashtra Economic Development Council, Monthly Economic Digest 8 April 2015 Cover Story Fig. 3 Mumbai’s Household Income Profile based on 2005 data power, would be another Rs 2.5 cr/ha. Deducting this Rs 2.5cr, and another 0.1cr for the BRT, we are left with a surplus of 12.7 – 2.5 – 0.1 = Rs 10.1 cr/ha to pay for land + developer’s profit. The cost figures above exclude the cost of bulk water supply, power supply up to the site, and sewage handling once the sewage leaves the site. These are Municipal and public services which are separately financed and whose costs are presumably recovered through user charges.

Conclusion tenure. It is expected that over time plots. The total land requirement is What has been suggested above is they will be able to improve their thus 5.66 ha. Buildable plots will a scheme for affordable housing living conditions and come up to the then be 62% of the overall area, modeled on something that was standards of their neighbours. and roads, parks, schools and other started 30 years ago, and which has amenities will be 38%, which looks Finally, in column (7) of the table proved itself successful. Starting reasonable and compares well with we expand the numbers to 1,000 with the income profile of the city, other well-known and well-liked households, omitting the highest we saw that a comprehensive scheme urban layouts. income 43, so we are dealing with of affordable housing for all, with 957 households (this strange number Costs each family across the spectrum because the percentages in column of income groups paying 4 years’ And finally, costs. For the land that (2) of our table add up to 95.7). For annual income towards the cost of we need of 5.66 ha, we can pay Rs this number of households, column its housing, could be made viable and 72 cr, that is, Rs 12.7 cr / ha. Out (7) shows the surplus we have self-financing if land could be made of this, we need to pay for the from the affordable amount each available at Rs 10 cr/ha. That figure cost of a bus rapid transit (BRT) income group pays, after deducting is what remains as a surplus after transport system as well as the cost construction costs. Column (8) is the paying for infrastructure as well as of distribution networks for water cumulative total of surplus funds, arterial transit. It needs to cover the supply and sewage collection within almost Rs 72 cr for 957 households. cost of land + developer’s profits the site. (not counting profit on construction Land Requirement A minimal initial BRT transit system, which is already accounted for in the Next, we need to work out the land connecting to an existing railway construction costs). requirements for the project. Based station, could be built at a cost of on Mumbai’s experience we can set Rs 10 cr/km. It would give us an On the face of it, given current a minimum of 5 sqm/capita for average speed of transit of about prices, such schemes where land + roads, parks and amenities. 25 km/hr from the nearest railway profit is Rs 10 cr/ha (or Rs 4cr/ acre) seem perfectly doable in the For the 957 households at 4.5 station. If we assume the BRT peri-urban areas of Mumbai as well persons / household (p/hh) we serves a development extending to a as in towns across Maharashtra. have a population of 4,307. For distance of 500m on either side, this this number, at 5 sqm/ca we need gives us a 100-hectare development [email protected] per km of BRT. Its cost would 2.15 ha of land for roads, parks and Shirish B Patel is a civil engineer and therefore by Rs 0.1 cr / ha of the amenities. urban planner, one of the three authors development. The Charkop low-income settlement who originally suggested the idea of New has a density of 273 households per The cost of the scheme’s internal Bombay. hectare. Adopting this for all our 957 network of access roads, and hh, we need 3.51 ha for our buildable distribution systems for water and sewerage collection, and electric

Maharashtra Economic Development Council, Monthly Economic Digest 9 April 2015 Cover Story

Tragedy of Helplessness

Mr. M.M. Tambe unicipal Corporation its criteria. As against this, the cost is not stemming from of Greater Mumbai Commissioner has emphasised the estimated increase in the M [MCGM] has presented one of the objectives of the New City’s population but it’s a huge its Report on Draft Development Plan as “ease of Doing Business” backlog which is camouflaged Plan 2034 (‘The New Plan’) which The Commissioner has forgotten as the new estimated cost of envisions : that “ease of living with respect” implementation. No one knows “ Greater Mumbai as a is more important than ease of what really happened to the competitive, inclusive and ‘Doing Business’. so much of taxes, tolls, octroi, sustainable City”. As a born and brought up resident duties, cess and fees collected However, when one reads the of Mumbai for the last 55 years, I by MCGM for the last so many New Plan he is convinced that it’s have ‘love and hate’ relationship decades. Costs overruns, inflated expenses and phenomenal a Tragedy of Helplessness”. with Bombay - now Mumbai, a It’s the ‘Helplessness’ of both – vibrant, bubbly city which never corruption are members of a ‘MCGM’ and ‘the Common Man’. sleeps but only dreams. One would closely knitted family and they go MCGM is helpless in controlling therefore, like to offer his comments hand in hand. MCGM is helpless illegal encroachments, in containing on the New Plan sheer out of that in controlling any one of them. corruption, in resisting political ‘love & hate relationship’ and ‘not c.Secondly, is the Census 2011 interference, in theft of water through a lens coloured by the population of 1.24 crore correct? and electricity, in stopping illegal ruling axioms’ as observed by Mr Many reputed institutions and constructions and in irregular Phatak , advisor MCGM. social organisations are putting the regularisation of excess FSI etc. Population – present population of Mumbai at While the Common Man is helpless more than 1.50 crore. If we have Based on the 2011- Survey, the for he has to walk on narrow filthy a. already crossed that estimated New Plan records that Mumbai’s footpaths, he has to travel by population of 1.34 crore should population is 1.24 crore and is horribly crowded trains, he has to we not have a relook at the New estimated to be 1.39 crore by breath polluted air and has to drink Plan? the year 2034. The total land contaminated water etc,. Never area under Graeter Mumbai d.Thirdly, there is a ‘floating before in the chequered history of admeasures about 458.28 sq.km, population of about 13.24 lakh this great city – Mumbai, MCGM while the total planning area is which, as rightly pointed out in the has so helplessly acquiesced that only about 415.05 sq.km. Just New Plan, enters every working while the problems are permanent for the sake of an increase in day in Greater Mumbai for jobs and unmanageable, the solutions population by 10 lakhs spread from the nearby regions. For all the are temporary and imaginary. over the next 20 years that is ; planning purposes, this floating ECA International a reputed 50,000 per annum, and the land population should be considered international organisation which area of about 415 sq. km, MCGM as Mumbai Population. Does the publishes every year comparative is indulging in such a mammoth New Plan pays adequate attention rankings of the most liveable cities monumental plan exercise; the to this floating population and its in the world has in its January,2015 cost of implementation of which stress & burden on the Mumbai’s survey, ranked Mumbai at 182nd is about Rs 580,790 CRORE !!. infrastructure? It appears not. It !! much below of Bangalore. Should we not have a relook at appears that MCGM is helpless MCGM’s New Plan does not even the New Plan with a sense of in controlling both - influx of refer to the concept of ‘the most proportion and perspective? new people or entry of floating liveable city’ forget about adopting population. b. It is certain that this astronomical

Maharashtra Economic Development Council, Monthly Economic Digest 10 April 2015 Cover Story Floor Space Index (FSI) would be higher if the same encroachments, control slums a. A paradigm shift is proposed parcel of land is categorised in development and freeing areas in the FSI regime. In the old the higher MPFSI zone. It could from hawkers’ menace. Here, Plans the FSI was used as an be achieved either by ‘influence’ MCGM is again showing its instrument of (i.) containment or by ‘manipulations’. Therefore, ‘helplessness’. of growth and density, or (ii.) a rat race, with or without achieving inclusive growth like political influence, would result Transport & Road Network slum and chawl redevelopment or for categorising one’s land in the a. In 1956, the aggregate length (iii.) promoting economic growth higher MPFSI zone. Would this of Mumbai’s road was 776 km of tourism and IT / ITES. not once again distort the real and vehicles were about 52,000. According to MCGM’s own estate market in a different manner Today, the aggregate length is confession, the old FSI approach but with the same adverse impact about 1928 km but vehicles are has failed to control increase in on the prices and the supply of 2.16 million!! Average speed population but created scarcity, houses. Undoubtedly, it will. of a vehicle during peak hours distortions and manipulations Development of the cotton mills’ has come down to 4/5 km /per in development rights in the real land is a stunning example of hour in areas like Sion, Bandra, estate market resulting in rent ‘influence’ and ‘manipulations’. Dadar, Gopalrao Deshmukh seeking and abnormally high real The New Plan itself ADMITS Marg (Peddar Road) etc. Private estate prices. that originally under DCR 1991 vehicles population has increased b. In the new FSI regime, it is Rules, redevelopment of mill from 52 vehicles per 1000 to envisaged that FSI would be an lands was to be permitted by 82 vehicles per 1000 in 2005 instrument to create opportunity conversion of industrial use to and estimated to go up to 197 for securing adequate space for residential / commercial use by vehicles per 1000 in 2034. Roads ‘anticipated growth’ –a vague sharing that land approximately constitute only 8.16% of the concept. The total Land in in proportion of 1/3 each to mill total area of Greater Mumbai and Greater Mumbai is being divided owner, MCGM for open space 14% of the developed area. 80% into 4 zones i.e (i.) Residential- and MHADA for mill workers of the roads are below width of Commercial (RC) Zone, (ii.) housing. However, in 2002, the 30m and almost half of the roads Commercial Residential (CR) original rule was “reinterpreted’ are only with two or three lanes. Zone (iii.) Industrial Zone (iv.) by the Government with the b. Public transport system – Natural Areas Zone. Moreover, result that in the final outcome Public Transport which includes there shall be 4 categories of only 5% land came to MCGM western railway , central railway, FSIs namely (i.) Base FSI, (ii.) and another 5% to MHADA. BEST and taxis, is becoming FSI by payment of premium A ( Mind well !! even to date, not unwieldy creaking and is almost i.e 70% of ready reckoner rate of a single mill worker has been out of control. Increase in the land) (iii.) FSI by utilization of allotted any house. resident population and the TDR and (iv.) FSI by payment of d. Secondly, MCGM would charge floating population is mind premium B (i.e 100% of Ready premium – 70% 0r 100% as boggling. Most of the floating reckoner for land). The Maximum the case may be, at the time of population is dependent on the Permissible FSI (MPFSI) in granting the MPFSI. This will public transport. Stress on the the New Plan would be granted definitely increase the cost of public transport system is not on the basis of the Zones so construction in the City and only much beyond its capacity created. The MPFSI starts with in turn, the prices. The true but much beyond anybody’s as little as 0.15 and increases to intentions of ‘making affordable imagination also. Each train on an as high as 8 !! depending on the houses’ would be given a silent average carries 4500 passengers Zone in which the piece of land burial like the Mill Workers’ (!!) as against the desired average is situated.. case. capacity of 1750 only. More than c. The present Zoning is based e. The net result of increasing the 7 million passengers travel one on the use of the land on ‘as is MPFSI is to allow growth of way per day on suburban railway where is basis.’ One is not sure population or buildings at the (western & central). The overall whether the ‘Zoning’ of the same congested place as MCGM travel demand on the public land would be permanent and is unable to clear hawkers, slums, transport as a whole is estimated water -tight. It can’t be. Hence, and illegal encroachments. There at more than 200 million person the MPFSI of a parcel of land is no plan to remove illegal trips per day!! The system is not Maharashtra Economic Development Council, Monthly Economic Digest 11 April 2015 Cover Story only in danger of destroying appears that MCGM knows that / society of a building. MCGM itself but is endangering human due to political influence and is treating it like an orphan life. slum-lords’ strengths nothing child to be adopted by someone c. On this background, what is being worthwhile could be achieved in else. Instead of laying a huge proposed in the New Plan is too that direction. It is better to be network of pipe lines, drainage, little too late!! The New Plan wasteful than zestful, in recovery. storage and ducts for collecting tinkers around parking space, MCGM is helpless in the matter. the rain water efficiently under traffic discipline, promoting b. Besides, Mumbai’s water supply a comprehensive plan, MCGM walking habits and integrated is heavily dependent on monsoon is passing the buck completely. zoning etc which will have either rain not only for quantity but One gets a feeling that MCGM is no impact or too little impact. also for its punctuality. MCGM helpless. There is not much substance expects that the monsoon rain in the guidance, discussion or would come in a militaristic Sewerage – direction in the New Plan on the punctuality; forgetting that the a. Story of Sewerage resonates traffic problems. In fact, para monsoon is not a machine or with the story of Water. Greater 6.15 of the Plan clearly admits a computer programme but a Mumbai generates about 2680 that presently, there is no long natural phenomenon. If the mld of sewerage whereas only term plan strategy to tackle the monsoon is delayed just by 10/15 about 1700 mld of it is collected; problem. Unless, a full scale days, MCGM starts screaming accounting for merely 63% of the comprehensive mobility plan and complaining its helplessness total sewage generated. Only 60% as proposed by MCGM is in about water shortage and of the Greater Mumbai area and place, undertaking of Zoning, declares heavy reduction in the 42% of the total population and granting MPFSI etc, would be a water supply which is in any case, about 2% of the slum population monumental mistake. scanty. MCGM has hardly any is connected with piped sewer d. Here again, strangely MPFSI is water reserved for emergency lines. No sewerage network for being used as a key to sort out the supply. almost 40% of the City area!! and traffic problem. For example; it c. Not much useful discussion on 54% of the population !! . More is proposed to permit additional strategy, direction or guidance than 70 % of the sewerage is parking space in the areas in and is there in the New Plan about untreated and yet it reaches the around transit stations. increasing efficiency in the Malad creek. e. There is not much discussion distribution & storage of water b. However, there is not much or guidance barring one or two or replacement of old pipelines discussion or direction on ways instances, on the strategy for etc. and means to tackle the sewerage widening or increasing lengths of d. Broad and visionary Rain water problem. A writ of helplessness the existing roads or constructing harvesting strategy, it seems, is looms large on MCGM’s face. new ones. Serious Traffic missing in the New Plan. Mumbai Solid Waste- congestion is already choking the receives average annual rainfall of City’s life lines and bringing them about 2000 mm with reasonable a. If one reads the New Plan even to a grinding halt. It seems here consistency in periodicity and cursorily, he would shed some also, that MCGM is ‘helpless’ to quantity. Many a time, the rainfall tears for this tragedy of Waste. solve the problem. is so heavy that it converts every MCGM collects 7800 mt of solid street, road and some times, even waste every day. Added to it is the Physical Infrastructure – high-ways into a river, canal or construction and demolition waste Water – stream. Collecting every drop of about 4700 mt per day !!. More a. The total demand for water for of rain water in an imaginative than 50% houses are NOT covered Greater Mumbai is 4000 m.lts/ per way which is otherwise wasted under the door to door collection day; as against the supply of 3950 by running into the sea, would system, besides, the 40% Mumbai m.ltrs/per day. Of this supply, certainly reduce the scarcity of population which stays in slums. 38% is unbilled or wastage!! water to a large extent, if not More than 25% of the solid waste This is criminal waste. However, completely eliminate it. Para is dumped in the unaccounted there is not much discussion or 33.1 of the New DC Regulations areas [read open land]. direction by MCGM on how to does mention about it. But the b. The New Plan, apart from giving achieve higher quantity of billable proposed MCGM solution is some passing references to the water and reduce wastage. It passing the bulk to the owner contd. on page no. 19 Maharashtra Economic Development Council, Monthly Economic Digest 12 April 2015 Cover Story Mumbai Dreaming and Planning

Mr. Shirish Joshi or a city of the size and unquestionable. Who would not want could first be access to an affordable complexity of Mumbai, any city to be competitive, inclusive and healthy living environment. A Fhaving a Development Plan and environmentally sustainable? Development Plan that does not in is extremely critical. If not for some But what is interesting is to see how its actions show conclusive strategies form of collective idea of what the the DP leads us to the goals. Some that can help first fill up the deficit city should be, we stand the risk of the immediate questions that emerge are: and then show strategies that can city becoming increasingly ghettoised how does the DP propose to measure generate for the projected growth, is and a landscape of gated high rises the above three goals. At the end of bound to be questioned. with streets only for cars and work five years how will we know that the only as services in large stacked up city is more inclusive than it was five The current DP gives special office buildings. The Development years ago? mention to the decreasing household Plan of the city ought to be first size in the future, but relegates the It is clear that planners cannot accurately responsibility of filling up the deficit and foremost an expression of the anticipate and should therefore digress collective desires of people of the city of actual creation of housing units to from formulating over deterministic and what is called the FSI regime3 , which and what they want their city to be. prescriptive plans..... It is plausible that the If we accept this then we are forced hinges singularly on re-development coming decades will witness a more rapid of buildings, of clusters of buildings, to also discuss what this collective change than that experienced in the past and desire or vision for the city should and total neighbourhoods and areas, it will not be possible for urban planners via FSI incentives. The Development be. The Development Plan and the (or others) to plan for an unanticipated process leading up to it should be 1 Plan states - Objective 02 – Ensuring demand . Equitable Development, Strategy 06 that space where the vision for our Formulating a vision for the city is city gets discussed and debated along states - Besides ensuring adequacy of an extremely complex challenge. development rights to cater to housing with a strategy that takes us closer Especially if one is to include the to achieving this collective vision. supply and increase affordability, the DP multitude of stakeholders of the city. adopts policy measures that seek to create The following essay also makes a One should perhaps first begin with case for establishing clear, tangible a continuous supply of affordable housing, what is already known before we which would come through the process of parameters for auditing the vision create an unanticipated demand. To and the status of the DP execution. redevelopment as mandatory inclusionary give an example, the first stake holders housing contribution4. There is no One of the critiques of the 1991 DP of the city are its people. The total was its inability to execute nearly 60 mention of alternative strategies population of Greater Mumbai as for providing rights to informal to 70 % of the targets that it set out of 2011 census stood at 12,442,373, to achieve. dwellers and financing to provide for of which 41.85% or 5,207,700 were infrastructure and housing; that can 2 The Mumbai DP 2034 sets the vision slum dwellers . If one assumes then be used for in-situ up gradation as: To enable the transformation of the current household size of 4.48 or provision of basic services via site Greater Mumbai into a Global City that persons, there is a current deficit of and services schemes etc. is Inclusive, Sustainable, Liveable and at least 11,62,433 formal dwelling This objective translates into Efficient. To achieve this, the vision units required to house the slum is translated into specific dimensions action in three ways for the case dwellers in the city. This makes the of inclusionary housing which also of Competiveness, Inclusivity and marginalised population in the city Environmental Sustainability and a includes housing for the urban poor vital stakeholders in the formulation and affordable housing. set of objectives and strategies have of a vision for the city. Their vision been defined to achieve the vision or to put it more specifically the First – along these three dimensions. To collective desire of these 41.85% In case of plots larger than 2000 sqm in begin with, there is nothing new or population of the city perhaps area, 10% built up area in the form of unique about this vision statement. 1 Pg. 293 Greater Mumbai Development 3 FSI Regime is the new term that the The generic nature of this vision Plan 2034 Mumbai DP 2034 has introduced. makes it absolutely harmless and 2 Pg. 120 Greater Mumbai Development 4 Pg. 283 Greater Mumbai Development Plan 2034 Plan 2034

Maharashtra Economic Development Council, Monthly Economic Digest 13 April 2015 Cover Story small tenements are required to be handed incentive FSIs to developers. There and inter-city comparison of rental over to MCGM. Such dwelling units are is no clarity about what happens if surveys of office spaces by CB proposed to be allotted to project affected redevelopment does not take place in Richard Ellis for competitiveness households, businesses and community the anticipated proportion (it is the of a particular sector. All the workplaces for restoration of livelihood market after all). The Development above suggested surveys focus on of displaced households and EWS/LIG Plan on the other hand states - if looking at only the competitiveness households5. we assume that approximately 80% of the city measured by its ability Second – of the plots shall consume the FSI to encourage and attract global As a part of Special Development Control provided over the next 20 years, the businesses. Regulations- city shall produce a BUA 45,446.84 ha Devoid of clear and tangible A separate set of regulations was in and a weighted average FSI of 3.25 parameters and benchmarks it which is close to the FSI demand of becomes virtually impossible for existence for rehabilitation of slums. These 8 regulations are operated by the SRA. An 3.15 . The demand anticipated is for anyone to really determine if adapted version of these regulations has housing space as built up area (BUA) the city is truly heading towards been incorporated as SDCR where incentive and not for number of homes it will becoming Competitive, Inclusive FSI is to be computed as per the provisions generate. Furthermore in the absence and Environmentally Sustainable. of GDCR6. of a dedicated housing board with One of the first indicators of in the MCGM that is taking a real sustainability under the theme of Third – time stalk of housing demand in the As a part of Local Area Plans poverty is the number of people city, and which is also responsible living in slums11. The Development Large SRA schemes or Town Planning for equitable distribution of those Plan can set rational benchmarks Schemes could also be proposed for detailed tenements handed over to the for improving slums that can Local Area Plan, where reconfiguration of MCGM, there is an eminent risk of be used to inform changes and land use and consumption of FSI would be these tenements or floor spaces lying policy decisions. For example, The 9 allowed, in order to bring better conditions vacant or simply occupied illegally . London Plan 2004 as its monitoring of liveability. For example, a detailed Finally towards the end of the and review component has created Local Area Plan can be undertaken at document the DP in Chapter 24 London specific indicators with Malwani, since there is a lack of amenities provides tables for monitoring and tangible targets for each12. The and infrastructural provision in the area. evaluation. These tables it is suggested plan targets creation of 30,500 The community could become a part of the could be used for determining the new homes in a year of which 50% decision making land for amenities and changes that the Development Plan are proposed as affordable home. open spaces may be proposed through the has instituted. Unfortunately these Similarly the London Plan targets TPS mechanism in existing urbanized tables are limited by monitoring based to increase public transport by 50% areas in order to cater to specific needs of 7 on only the Completion Certificate and increase all recycling of waste the local area . and the Occupation Certificates. by 45%. The first action adds supply to satisfy Furthermore the Development Plan With these limitations the Greater new demands that will emerge in the itself does not set any benchmarks, Mumbai Development Plan 2034 future The second part is meant and time–lines that can be used as fails to put the ideas of sustainability specifically for housing slum dwellers periodic checks. It makes a reference and inclusivity in discussions about where as the third part is meant for at using World Bank surveys of policy, and its implementation. large slums. In all the above three Doing Business, Quality of living surveys cases the actual creation of homes, or carried out by Mercer for MNC’s rather floor space is through offering to decide compensation policies10, [email protected] 5 Pg. 258 Greater Mumbai Development Mr. Shirish Joshi is faculty at the Kamla Raheja Plan 2034 8 Pg. 351 Greater Mumbai Development Vidyanidhi Institute of Architecture (KRVIA), Mumbai 6 Pg. 160 SDCR 4. The Slum Rehabilitation Plan 2034 Scheme of Slum Rehabilitation Authority 9 This was seen especially in the 1991 DCR is also primarily a scheme of incentivizing 33(24) for multi-storied public parking, FSI for creation of housing for urban poor where public parking spots were created in slums, which in the past 19 years of as floor plates but were never and are still subsidized apartments, including both existence has created a negligible 1.5 not used as public parking spaces. city owned flats and limited profit housing lakh housing units in total. The Scheme 10 Mercer’s quality of living survey covers associations. is a financial model and does not have 230 cities worldwide based on 39 criteria 11 Indicators of Sustainable Development: any legal bearing on the design and such as political, social, economic, Guidelines and Methodologies – United architecture except a minimum size of and environmental factors. Vienna has Nations Economic and Social Affairs – home created. been topping the list of this survey for October 2007 7 Pg. 471 Greater Mumbai Development six consecutive years. Incidentally 60% 12 http://www.london.gov.uk/thelondonplan/ Plan 2034 residents of Vienna live in government docs/londonplan08.pdf

Maharashtra Economic Development Council, Monthly Economic Digest 14 April 2015 Cover Story

On Development and Planning

Mr. Hussain Indorewala umbai’s Draft included in the definition. According human capabilities and quality of life.” Development Plan has to this, demolishing homes of slum Sen argues that development ought Mevoked massive public dwellers is development, building a to be seen as a process that removes outrage. The MCGM has been car park in its place is development, various kinds of “unfreedoms” (or quick to dismiss all criticism as constructing unaffordable houses social and economic constraints) based either on a misreading or a is development, creating a landfill that leave people with little choice misunderstanding of the plan and is development, digging a hole is or opportunity to exercise their its proposals. What is significant, development and filling it up again “reasoned agency.” The removal however, is that a large part of is more development. There is of “substantial unfreedoms” - by the concern and opposition to not a trace in this interpretation becoming literate and numerate, being the Draft plan is based on a fair of the ends or aims for which able to actively participate in political evaluation of its basic approach and some transformation ought to be affairs and so on – is constitutive of core recommendations. A cross- undertaken. Development therefore development. All this, of course, is section of the city’s residents and is not for or of anything – it in stark contrast to the narrow views workers are objecting not simply something that someone does to real of development, held by the MCGM, to this or that proposal, but to the estate – it is real estate development. that equates it simply with economic conception, the framework and the For obvious reasons, the MCGM and physical growth. process that has fashioned this plan; does not care to think of another Article 1 of the Declaration on what is being challenged is not what definition. This one suits them just the Right to Development adopted this development plan means for fine. by the United Nations General Mumbai, but what the planners mean On Development Assembly in 1986, proclaims by “development” and what they the right to development as an mean by “planning.” As we shall see In contrast, Mahbub ul Haq of the UNDP proposed a different way “inalienable right” that entitles in what follows, how one uses these people to “participate in, contribute words determines the approach of thinking about development: development is the creation of an to, and enjoy economic, social, they adopt; it might therefore cultural and political development.” be necessary to look at how the “enabling environment” for people “to enjoy long, healthy and creative Article 2 recognises the “human MCGM’s tacit usage compares to person” [as] the “central subject of others who have considered them. lives.” The purpose of development is “to enlarge people’s choices”; development”, who should be an Let’s begin with “development.” income or growth figures do not “active participant and beneficiary The MCGM has been very faithful adequately capture achievements that of the right to development.” to the Maharashtra Regional and people value much more, such as: States, it says, have the right and Town Planning (MR&TP) Act of duty to formulate policies aimed 1966, that defines development “greater access to knowledge, at the constant well-being of the better nutrition and health services, “with its grammatical variations entire population and all individuals, more secure livelihoods, security “on the basis of their active, free [as] the carrying out of buildings, against crime and physical violence, engineering, mining or other and meaningful participation satisfying leisure hours, political in development and in the fair operations in, or over, or under, and cultural freedoms and sense land or the making of any material distribution of the benefits resulting of participation in community therefrom.” change, in any building or land or in activities.” the use of any building or land.” Even the report of the Urban Similarly, Amartya Sen in his book Development Plan Formulation and Partial or complete demolition Development as Freedom proposed of any building or structure, land Implementation (UDPFI) Guidelines development as the creation of social – an important guidebook for urban reclamation, redevelopment or lay- opportunities for the “expansion of out and sub-division of land are also planners in India – understands

Maharashtra Economic Development Council, Monthly Economic Digest 15 April 2015 Cover Story development as human, not physical and functioning urban democracy. and has, over the past century seen development. The “primary These also happen to be the basic a set of reforms that have shaped objective of planned development ingredients of the second of the the instruments of modern urban effort”, says the report, is to ensure two concepts we are considering, planning in democratic societies - the “adequacy and accessibility” to namely “planning.” zoning and land use, the concept health, educational, socio-cultural On Planning of public goods, environmental and recreational facilities. These regulations, density and amenity constitute the basic requirement for Planning, conceived broadly, is norms, etc. - all constituting the urban life, and fall under the “social the use of coherent means for common sense framework of the welfare objectives of the urban the achievement of a given set of planning process. Urban planning development program as distinct objectives, after an understanding has always been political, and from economic development the constraints, resources at hand notwithstanding the technocratic objectives.” Urban managers and and predictable consequences of pretensions of MCGM planners, administrators are “required to make intervention. But is there a difference even the current plan is based on a special efforts to devise innovative between planning, used in the broad powerful political ideology. strategies in order to ensure their sense, and town or city planning as practiced by urban planners? This ideology views all state wider coverage and equitable protections and regulatory measures distribution for the society as a Unfortunately, urban planning has suffered historically due to the as market distorting, and hence whole and the vulnerable sections proceeds to dismantle the discredited of the urban society in specific.” difficult problem of conceptually separating “physical” from “social” tools of urban planning, and with To summarize, what this brief planning, and the relation between them, their welfare orientation. The sampling of views suggests is that physical and other kinds of planning. “new planning paradigm” the the “development” is the creation It has also suffered from a serious MCGM boasts about is nothing of an enabling environment that fallacy: the notion that planning is but a recalibration of the process provides all people the possibility a purely “technical” or “scientific” for the creation of investment of expanding their capabilities activity, requiring trained and opportunities and facilitating private as rational and creative beings. qualified experts, and that planning enterprise. The planner, traditionally This “enabling environment” is is not in the least sense “political.” an adversary of the developer, has constituted by access to institutions The MCGM regurgitates both the now turned into his promoter. of learning, of health and well- confusion and the fallacy when it The lethargic paternalistic state, being, adequate shelter, leisure states that the DP is “largely a spatial meanwhile, has turned into an and culture; by opportunities of plan” with a narrow “sphere of zealous agent of capital. Its role has empowering work, and democratic operation”, and that all that it can do now moved away from an emphasis management and control of is to provide “a spatial framework” on the achievement of social goals their own affairs. It also implies for “development of land and built and wealth redistribution, to an participation in collectively shaping space that can fulfil the aspirations emphasis on wealth generation and their present and future, and the of all sections of the society.” physical growth. ability to draw equitably from the What about the three basic ingredients fruits of growth and change. Once However, there have been many political traditions in the history of planning that we mentioned accepted, and committed to, three above? How comprehensively has consequences follow from this view of urban planning. It includes the authoritarian-monumental tendency the plan understood the conditions, of development. The first requires needs and priorities of city dwellers? a comprehensive understanding exemplified Baron Hausmann’s Paris, Daniel Burnham’s Chicago, What are the assessable objectives of the conditions, needs and that it sets up, and how effective are priorities of the inhabitants of Albert Speer’s Berlin, Lutyen’s New Delhi and Moscow under Stalin. It the means to achieve them? Let us the city. The second demands a first look at the assessable objectives clear formulation of assessable includes the bureaucratic-capitalist tendency exemplified by Corbusier’s of the plan. The MCGM offers the objectives for the achievement of vision of a “competitive, inclusive human development goals. The Chandigardh and Robert Moses’ New York. It also includes the libertarian- and sustainable” city. However, third involves the identification of the planners fail to provide or set the most appropriate means for the socialist tradition as subscribed to by planners such as Patrick Geddes, up parameters for each of these fulfilment of the stated objectives. aspirations, hence making them All three can only be arrived at Lewis Mumford and Colin Ward. In addition to these, there is a more impossible to evaluate. For example, through a collaborative process, it could be suggested that in order and hence presuppose a vibrant mainstream approach that has been the result of welfare state policies, to be sustainable, the city must

Maharashtra Economic Development Council, Monthly Economic Digest 16 April 2015 Cover Story cut down carbon emissions and market outcomes. The “market” the kinds of present activities of restrict private automobile use; according to this faith is the people, the quality and condition these objectives would then become omniscient guide and determinant of their environments and social assessable if targets were set up for of the future of the city. It is no services, their opportunities for each of them. No such objectives or longer one of the instruments for the engaging in empowering work, their targets are identified in the plan. allocation of goods and services; it associations and other essential In fact, planning must now refuse is the organizing principle of urban aspects of everyday life – all of to identify clear objectives, and life. It is the means and the end - it which are better indicators of their substitute goals with nebulous is an end in itself. future wants and needs. vision and mission statements. And Finally, how comprehensively have The MCGM admits in its report that since there are no goals, there can the planners understood the needs, the Draft plan is not really a “plan” hardly be any means to get to them. conditions and priorities of the in the traditional sense of the term. Hence the MCGM condemns the city? For the first time in its history, It is also not for “development” “outdated” view that “planners the MCGM organized extensive as commonly described. What can decide what the desirable consultations with different groups it provides is a loose regulatory future should be,” as a “myth” that in the city over a month to discuss framework for the real estate resulted in their “deterministic and the surveys it undertook for the industry. Whether the city will ask prescriptive” plans. The plan, says preparation of the plan. Though for a real plan, or whether it will MCGM, must instead be “a broad conceded under intense public remain just “a broad framework” is, framework within which, market pressure, this was a welcome step. most crucially, the question. could operate to respond to evolving Unfortunately, very little of the [email protected] needs of the citizens.” Though it is inputs provided have informed indisputable that planners must not the Draft plan. However, even a Mr. Hussain Indorewala is Asst. decide for people, it does not occur “stakeholder consultation” is not Profesor at the Kamla Raheja to the MCGM that people can and the best way to understand the Vidyanidhi Institute of Architecture must decide for themselves; and complexities of a city; only detailed, (KRVIA), Mumbai often, people seek to reject and alter democratic processes can reveal contd. from page no. 14 sourced from the revenue generation One must understand that a processing plants projects at of Rs 1,086,853 crores; mainly development plan of a city like Mulund , Kanjur and Deonar, does through sale of apocryphal FSI in Mumbai is not a mere ritual to not propose any SOLID strategy, different forms and incarnations. perform but should be a vibrant direction or guidance on MCGM’s FSI is becoming a milching cow. But vision to bring peace, harmony and efforts to face the problem. Is it MCGM should not forget that how prosperity amongst all Mumbaikars. not a helplessness of MCGM? so high the City buildings may go, It is therefore, suggested that The New Plan’s objects are its people, its traffic, its water, its the New Plan should Not be objectionable. It should not jettison pipelines and its sewerage will have implemented in its present avatar but the objectives of the Old Plan – to come down to the ground for should be remade and revised. Power dispersal of economic activity or disposal, treatment or movement. and population are bad when there decongestion of the City so easily. MCGM must therefore, appreciate is too much of concentration at one That would tantamount to an abject that the higher the FSI, the higher place. Let’s make such a development surrender to politicians, slumlords, the congestion of people and traffic plan for this City – Mumbai that will builders and wealthy. With the new on the ground and also the higher spread prosperity for its people, peace FSI regime, the City would go ‘High’ prices for the houses standing on it. amongst its residents and harmony up in the air and then become ‘Dry’ After reading the New Plan, one in everyone to enjoy its nature. there. gets a feel that while MCGM depicts [email protected] The New Plan gives an impression in detail the problems of the City, that for all the City’s problems and but its blurry proposals give hazy Mr.. Mandar M. Tambe is the Director of difficulties if there is any solution, solutions. MCGM has resigned to Sumantra Consultancy Services P Ltd and that is - MPFSI. MCGM’s fund its fate like a diabetic patient whose Senior partner of M&M Consultancy Services requirement for implementation wounds would keep on festering with of the New Plan, is whopping Rs no chances for healing. It’s a meek 513,997 crores !! which would be acceptance of “helplessness”.

Maharashtra Economic Development Council, Monthly Economic Digest 17 April 2015 Cover Story Unleashing the Market: Commodification of the City and

its Commons Ms. Shweta Wagh

CGM’s Draft and partake in various other In the context of this essay I Development Plan aspects that urban life has to offer. would like to adopt a rather advocates a new spatial According to David Harvey, “the broad understanding of the term M human qualities of the city emerge strategy for the city, to enable it as it stands in opposition to the to fulfill its aspiration to become out of our practices in the diverse notion of “commodity.” The an international centre for finance, spaces of the city even as those “urban commons” could then be commerce and entertainment. spaces are subject to enclosure, used to refer to a wide range of This, it claims, would require a social control and appropriation non-commodity forms of social drastic paradigm shift away from by both private and public/state relations that exist in the city. These earlier, conventional approaches interests” (Harvey 2012). could include the democratic use or to planning. Undermining the Where land is a commodity control of a wide range of common efficacy of outmoded prescriptive and resources and spaces in the goods such as air or water, the and deterministic tools, the plan city are subject to speculation, environment and natural resources is instead conceived as a “broad the concept of the commons as well as public goods such as framework within which it should be becomes increasingly significant. streets, open spaces, parks, and possible to respond to the unfolding The term ‘common’ expresses other civic amenities. The market context.” This “paradigm shift” and embodies social relations motive embedded in Mumbai’s is demonstrated through several such as reciprocity, individual development threatens to bring about measures such a switch to a “non- and collective responsibility, a commodification, privatisation and restrictive regulatory regime” with collective pride, shared resources appropriation of such commons. The the liberalization of FSI, and the and mutual aid. David Graeber very objective of urban development dismantling of progressive tools such defines the “commons” as the must be understood as the equitable as reserving lands for public purposes. “collective administration of distribution of opportunities The entire framework of this plan is common resources” (Graeber, offered by the city, and to ensure to thus geared towards allowing “the 2012). Rather than being thought all individuals, access its common market to operate in a competitive about as a resource or a place, one resources. It is therefore important manner”, with the assumption that could also speak of “commoning” to trace the changing geography of the market is the best determinant as a verb- a social practice, used to the commons in the city, understand and guide to the needs and priorities describe how we value and share the causes and reasons for their of the city. the world around us (Linebaugh diminution and the consequences of The important question that needs to 2000, Patel 2009, Harvey 2012). At this loss to the social life of the city. be asked is: What are the implications the heart of this practice “lies the The Draft Development Plan of this proposed paradigm shift principle that the relation between claims to have adopted a “place for the city? And what kind of the social group and that aspect of based approach” relying on an consequences does it entail? the environment being treated as understanding of the heterogeneity The view of the city as a “growth a common shall be both collective of urban fabrics and social machine”, which is advocated by and non-commodified—off-limits geographies in the city. But a few dominant interest groups, is to the logic of market exchange and instead of being an outcome of quite contrary to one commonly market valuations (Harvey 2012). a need based assessment of local held by a vast majority of urban Departing from the traditional conditions, it seems to be more a like dwellers who reside in the city. To notion of the commons which is a growth plan facilitating city-level them, the city is a place for living in: essentially rural, various scholars urban renewal and redevelopment where they can find shelter, earn a have also attempted to define or through a relaxation of FSI norms. livelihood, be part of a community conceptualise the “urban commons” De-valorized landscapes in the (Gidwani, Baviskar 2011). Maharashtra Economic Development Council, Monthly Economic Digest 18 April 2015 Cover Story post-industrial city such as the and Koliwadas are also under NewYork, or Hyde Park in London. industrial cores, places of workers threat of transformation due to Undermining the relationship of housing, inner cities, portlands, numerous road widening proposals communities with these ecological urban villages and slums, are all the and an increased FSI. In the case and livelihood commons that areas slated for urban “renewal.” of slums, incentive FSI has been cater to a diversity of users and At present these landscapes of conceived of as a tool for clearing functions, the plan proposes that manufacturing, commerce and and releasing land into the market. these be enclosed and converted productivity provide affordable This is part of the neo-liberal into parks for the middle and upper living habitats for a majority of the planning agenda which encourages income groups. The same can city’s residents. They are constituted appropriation and privatization of be said about many such coastal of urban typologies which provide land by developers and promotes commons along Mumbai’s 28 km shared spaces that form a part of speculative development as long coastline actively used by everyday life of urban dwellers. opposed to community or state coastal communities for fishing and Urban streets for instance support driven up-gradation measures. This other ancillary activities which are a range of livelihoods such as is another form of enclosure of the now vulnerable to infrastructure hawking and vending besides being commons as it would eventually end and waterfront projects as a result spaces where the social life of the up privatizing land and making the of not having been demarcated on city is played out in the form of provisioning of public goods for proposed land use maps. celebrations, public events, social the city entirely subject to market The commons have always been gatherings and dissent. Inner city conditions, failing to ensure either easy targets of development and markets are integrated within the access, or equitable distribution. are now under imminent danger of larger urban fabric, with pedestrian In his essay “hunters, gatherers destruction as a result of a predatory thoroughfares through buildings and foragers in a metropolis, urbanism that is transforming the and informal markets spilling out D.Parthasarathy points out how city from a landscape of production onto neighboring streets, which even in a metropolitan city like to a landscape of consumption. As create and foster a vibrant public Mumbai which has aspirations of use values of a majority in the city are realm. Urban renewal could have becoming a global city, “thousands sacrificed for the exchange gains of a extremely disruptive effects in these of people still manage to eke out a few, it seems likely that a majority of areas, as it implies a transformation living based on primary activities.” people will be excluded and deprived of these relationships. An increased But often these “activities, spaces, of their right to the city. FSI in the absence of adequate urban places and practices” which seem Over the past two years various form controls to safeguard some to be somewhat “incongrous” with citizens, organizations and of these values, would result in the the image of a modern metropolis community groups in the city loss of many of these fine-grained and are “beyond what is commonly have actively come together in a old precincts and neighborhoods, categorised as urban have been movement to reclaim the urban and their replacement with large ignored and hence made invisible” commons. As a way of engaging footprint cluster developments. (Parthasarathy 2011). An example with the development plan, they These run-down neighborhoods of this are the 222 adivasipadas in co-authored a People’s Vision are in fact support systems for the city and the 27 padas in Aarey Document that demanded the millions of people, including Milk colony which the MCGM inclusion of various groups that those who manage to precariously has repeatedly refrained from had either been made invisible or subsist on the urban commons. As indicating on land use maps. The marginalized in the development is already evident in the case of new development plan envisions planning process. This kind of Bhendi Bazaar, urban typologies this landscape of hills forests citywide public engagement after redevelopment will tend to be and pastures which was earlier with a wide participation from gated and insular, resulting in the designated as a No Development various sectors including informal marginalization and exclusion of Zone to be an “emerging growth workers, indigenous communities, many, particularly minority groups center” for “capturing new the hawkers, the homeless and and the disenfranchised, depriving economic impulses” and proposes slum dwellers, demanded some them of their right to livelihood, a range of uses including a zoo, serious consideration, compelling and thus consigning them to the sports grounds, and themepark the MCGM to initiate a series of peripheries of the city. The close like recreational gardens imagined stakeholder consultations before knit, fine grained pedestrian nature on the lines of central park in of settlements such as Gaothans contd. on page no. 23 Maharashtra Economic Development Council, Monthly Economic Digest 19 April 2015 Global Econom ic Monitor

Global Trade and Investment Trends......

Dr. Prakash Hebalkar This column focuses on trends in in domestic energy production The National Student Loan trade and investments in the past that has reduced the U.S. import Data System reported that in month. This month features: the U.S. bill. the first quarter of 2015, over Current account deficit, the overhang In the fourth quarter, goods and 12 percent of the $350 billion of student education loans, IOT and services exports and income dollars of direct subsidized babies/parenting and implications receipts fell 1.3 percent to $820.9 loans in repayment were in for Janani Swasthya. FAA approves billion, reflecting softer demand default, as were 25 percent of the drone delivery trials by Amazon. in Europe and Asia. The U.S. $236.2 billion of Family Federal Education Loans (FFEL). The United States saw a dramatic dollar, which appreciated 6.2 increase in its current account percent on a trade-weighted Eighty percent of today’s student deficit; historically it has maintained basis during the quarter, also loan debt is comprised of federal a significant current account deficit hurt exports. Robust consumer government versus private being the world’s largest consumer spending lifted imports 0.3 loans—an exorbitant number market but it had been narrowing percent to $717.5 billion. based on the fact that it’s nearly in recent years as exports pocked Source: CNBC impossible to discharge a federal student loan in bankruptcy. up after the recovery from the In an interesting observation, it is 2008 crisis. This time, given the now being said that the cumulative Source: CNBC increasing strength of the US dollar student loan volume in dollars An earlier column referred to and weak European economy, the now is just ahead of credit card the new technology called the deficit expanded considerably. The borrowings and thus the second Internet of Things or IOT which dollar strength should work to the largest source of private debt in is slowly catching on as more and advantage of India’s exports if only the USA after home mortgages. more devices get IOT enabled. the exporters would give up their The concern is that defaults are One industry looking seriously at colonial-period fascination with rising as income growth lags GDP proliferating such devices is the Europe. growth. This is a warning to India baby-care industry which wants to The U.S. current account deficit with its out-of-control inflation in capitalise on the fact that babies widened sharply in the fourth tuition fees of professional courses cannot talk and many cannot crawl quarter and was the largest such as engineering, medicine and or walk. This requires parents to since 2012, as exports and the management which force most visually observe where they are primary income surplus fell. The students to borrow money unless and what is happening to them Commerce Department said on they come from a moneyed class. earlier technology enabled them to Thursday the current account Note also the national database observe a video camera view on the gap, which measures the flow of which facilitates tracking borrowers internet connection of their smart goods, services and investments wherever they may go for work phone. The newer one will report into and out of the country, after finishing their education. their body temperature, their state increased to $113.5 billion from To date, more than 70 percent of hunger, etc. possibly making a revised $98.9 billion deficit in of U.S. college graduates have parenting easier for all parents but the third quarter. student loans, which has now particularly working parents...... bypassed credit cards as the If firms get it right, the stakes for The current account deficit has second-largest source of debt companies focusing on connected declined from a record high of in the United States following baby products could be huge. 6.3 percent in the fourth quarter mortgages. And the default rate IDC, a market research firm, of 2005, helped in part by a surge continues to rise. predicts that the global market

Maharashtra Economic Development Council, Monthly Economic Digest 20 April 2015 Global Econom ic Monitor for Internet of Things (IoT) village itself and accountable to Federal Aviation Administration to devices and services will exceed it, the ASHA will be trained to evolve such standards. $7 trillion by 2020, up from $1.9 work as an interface between the The Federal Aviation trillion in 2013. community and the public health Administration approved Amazon’s With that kind of money at system. request to test its delivery drone stake, the market expects to see Finally, on the Technology Front, system in the United States. more products focused around readers may recall that the previous Amazon will be required to fly enhanced safety and convenience column referred to a technology below 400 ft., and each drone will for first-time parents. that spelt some economy to need to be flown by a pilot in visual Source CNBC e-commerce players but threatened range and who is licensed to fly the fast growing employment of manned aircraft. The Seattle-based Indian innovation in producing minimally educated persons in Internet giant has been seeking bottom-of-the-pyramid IOT baby- the courier industry for the past FAA approval to test drones tracking and mother-tracking twenty four years. This was the outdoors for several months. devices would help the Indian commercial drone, especially of (Forbes magazine reporting from government’s Janani and Shishu the quadracopter variety for last the New York Times) Swasthya Yojanas by enabling Ashas mile delivery. The major obstacle to track their charges. One of the has been a tracking and navigation key components of the National [email protected] system like that for commercial Rural Health Mission is to provide The author is a Public Policy consultant aircraft to prevent collisions. The every village in the country with a and President of ProfiTech, a strategic IOT should help but there is still trained female community health consultancy also Member of the MEDC a need for trials and evolution of activist ASHA or Accredited Social Economic Digest Committee. standards. Amazon recently got Health Activist. Selected from the going cooperatively with the US contd. from page no. 21 it made its report public. What is won only through an “exercise of a and New York: Verso, 2012, pp. 67-88. disappointing though is that despite collective power” focused towards Graeber, David. Debt: The First Five these extensive consultations that the reshaping of current processes Thousand Years, 2012. took place across the city - the of urbanization (Ibid). In order to Patel R, The Value of Nothing, Portobello entire process of participation has bring this about we need a radical re- books ltd, London, 2009. been overlooked. What the MCGM democratization of people’s decision Gidwani V and Baviskar A Urban Commons, has put forth is more a “broad making processes so as to find “new Economic & Political Weekly EPW framework” to facilitate real estate ways of valuing” which go “beyond December 10, 2011 vol xlvi no 50 development rather than a people profit driven markets”(Patel 2009). centric plan. Simultaneously there is also a need Parthasarathy,D. Hunters Gatherers and Foragers in a Metropolis, Economic & The notion of the commons can to redefine the role of the state in Political Weekly , December 10, 2011 vol be expanded to that of “common regulating the market to prevent the xlvi no 50 rights” or to peoples struggles commodification of public assets. towards claiming these rights and This would ensure affordablity, Indorewalla Hussain and Wagh Shweta, redefining or shaping the terms adequacy, access and a commoning Malvani Peoples’s plan report, Introduction for the sharing of the commons of all the goods and services that are chapter, KRVIA, YUVA, 2014. (Patel 2009). According to David essential to an enriched urban life. Linebaugh, Peter. The Magna Carta Harvey, a fine distinction needs to Manifesto: Liberties and Commons for All. be made between public goods and References: 1st ed. University of California Press, 2009. the commons: while public goods Juhn R. Logan and Harvey L. Molotch, . contribute to the qualities of the The City as a Growth Machine in Susan S. [email protected] commons, it requires political action Fainstein and Scott Campbell ed. Readings Ms. Shweta Wagh is is Asst. Profesor at the Kamla by citizens and people to appropriate in Urban theory, Blackwell Publishers Ltd , Raheja Vidyanidhi Institute of Architecture (KRVIA), these goods and make them so USA and UK, 1996, 2002 Mumbai (Harvey 2012). The right to the city therefore is a “common rather than Harvey D, Rebel Cities. From the Right to an individual right” which can be the City to the urban Revolution. London

Maharashtra Economic Development Council, Monthly Economic Digest 21 April 2015 Mumbai - At a Glance

Mumbai’s Contribution to Maharashtra’s GDP - MEDC Research Team

umbai is India’s largest city (by properties in Mumbai and population) and is the financial the Western Suburbs have Mand commercial capital of the reached ‘unaffordable’ levels, country as it generates 40% of the state’s affordability moved towards GSDP and 6.16% of the national GDP. the peripheries and fringe Yet, for all its bustle and glitz, Mumbai’s areas beyond Thane, Navi economy is far from being the self- Mumbai and even to Palghar. sustaining healthy one it used to be when it Further, it has been decided was the manufacturing hub. Its wheels now to implement an Integrated roll on the tertiary sector which contributes Slum Development more than 75% to its economy. It has seen Programme (ISDP) to fill a steady shift upwards from 62.6% about the infrastructure gap for 20 years ago to 73% in 2009, according to providing the necessary basic state government data. Correspondingly, the amenities to slum residents contribution of the secondary sector has Health care units need a shrunk from 36% to less than 25% in the the development of transportation network boost in the economy and last two decades. The city contributed nearly of all modes, and to achieve convenient thus, ‘Dispensary Up gradation Programme’ one-fourth to the state’s gross domestic and cost effective accessibility to places of has been undertaken, under which product (GDP) of Rs 13,23,768 crore last employment and education. It will also help programme over 100 dispensaries have been year. in optimal utilization of funds and human given the necessary facelift and have been Mumbai, the economic powerhouse of resources. branded to ensure qualitative primary health India not only contributes the highest GDP The subarban rail network is the principal care service delivery. Adequate provision for of $209 billion but is also responsible for 25 mode of mass transport in Mumbai. Thus, the construction of 15 new dispensaries has percent of industrial output, 70 percent of the launch of Metros and Mono-rail has been proposed especially in slums. maritime trade in India and 70 percent of changed the dynamics, improving travelling Other Infrastructure facilities like Energy, capital transactions to the nation’s economy. experience for Mumbaikars to a great extent. Water Supply, Sewerage etc., are maintained Best acknowledged as the industrial hub Further, expenditure of Rs 3,108 crore was by respective authorities. It is thus, proposed of India, the city operates sectors from incurred in the road network against an to take over such facilities and provide textiles to petrochemicals and serves as the outlay of Rs. 4,450 crore during 2013-14. improved services for which appropriate headquarters for many companies. In order to enhance better connectivity, for draft policy is necessary to be framed. Mumbai is Maharashtra’s and India’s the first time a Master Plan for 3 years from Better transportation coupled with quality main economic engine. Greater Mumbai 2013-16 is prepared. construction in fringe locations is expected Municipal Corporation budget is larger than It is of a great view to know that, in order to to push the mid-segment buyers here. that of 9 state government budgets while reduce congestion in Mumbai International New infrastructure is the need of the hour Municipal Corporation of Delhi’s is larger Airport, an additional airport has been and these need be under one transparent than 4 state government budgets in India. proposed in four phases through PPP at umbrella. Mumbai, Thane and Pune continue to be Navi Mumbai with estimated cost of about INFORMATION TECHNOLOGY the largest contributors to Maharashtra’s 14,574 crore. The Airports Authority economy; together, they make up 46.8% of India (AAI) along with Mumbai When one thinks of IT in Maharashtra, of the Gross State Domestic Product, with International Airport Ltd. has undertaken a the focus is narrowed down to Mumbai individual contributions of 22.1%, 13.3% mega project to build new integrated terminal and Pune, the only two cities that can be and 11.4% per cent respectively. T2 for modernisation of Chhatrapati Shivaji considered as significant contributors to the The major pillars of economic renewal International Airport (CSIA), Mumbai. The IT revolution in the state. of Mumbai would include Infrastructure, project cost is 12,500 crore out of which Out of India’s total exports, the share Industry, Taxes and Tourism. expenditure incurred upto 31st December, of IT products (mainly software) has INFRASTRUCTURE 2014 was 11,401 crore. increased from 1percent in the early 1990s, The success of developing Mumbai to a global Further, the State has 720 km long coastline to 18 percent in last few years. Mumbai, city depends on various factors including with two major ports, operated by Mumbai the financial and commercial capital of affordable housing, slum development, Port Trust (MbPT) and Jawaharlal Nehru the country, provided the initial lead in the urban renewal, promoting physical Port Trust (JNPT). During 2014-15 up Infotech Industry. Despite competition infrastructure and economic growth. Thus, to December, MbPT and JNPT handled from Bangalore, Mumbai has created a niche it requires a distinct co-operative framework 461.66 lakh MT and 480.73 lakh MT cargo in the IT industry scenario of India, with to develop a “Comprehensive Mobility Plan” traffic respectively. a large number of multinationals as well as small software units located here. The for entire Mumbai City which will help in With respect to Housing facilities, as Santacruz Electronic Export Processing

Maharashtra Economic Development Council, Monthly Economic Digest 22 April 2015 Mumbai - At a Glance Zone (SEEPZ) and the International TAXES: DRIVING FORCE OF Maharashtra’s GDP, and accounted for 5% Infotech Park in Vashi, Navi Mumbai offers MUMBAI’S GDP of India’s urban population in 2012. By excellent facilities to IT companies. It contributes about Rs. 40,000 crore in taxes 2030, MMR alone will be bigger than many to Maharashtra and the Centre annually. The countries today in both demographic and FINANCIAL SECTOR share of Mumbai in total revenue collection economic terms. In the financial services sector, Mumbai is from metros is more than 50% in case of With a population of more than 21 million, far ahead of the rest of India. There is an income tax and excise duty. it will be more populous than Australia and immense potential for expanding this sector, Mumbai contributes to 33% of income tax with its GDP at about $230 billion in 2030, as Mumbai houses leading players in the collections, 60% of custom duty collections, its economy will be bigger than that of financial sector, has key workforce required, 20% of central excise tax collections, 40% Thailand or Hong Kong today. being home to BSE and NSE dominates of India’s foreign trade and a significant Despite its eye-popping demographics and the turnover and total market capitalization quantum to corporate taxes. Mumbai economic potential, the quality of life in of the Indian Stock Markets and has its households and enterprises pay taxes to Mumbai has steadily declined and it will overwhelming presence in money market the three levels of government: to local continue to do so if current practices of city and foreign exchange market transactions. governments (that is mostly to seven management persist. For example, only 47% With these essential pre-requisites and soft municipal corporations), to the State, and to of the sewage generated is treated, and the and hard infrastructure makes Mumbai a the Union. number of peak vehicles per lane kilometre favourable destination. For promoting the is 170 compared to an ideal 112. International Finance Centre, however, the TOURISM The policy-makers should be concerned at State Government needs to work with GoI The Indian tourism has emerged as one of the decline in the number of establishments to evolve Mumbai as the choice within Asia. the key drivers of growth among the services and the number of jobs they create and sector in India. As Mumbai holds so much Mumbai accounts for a significant share offer. New industries are not finding space of diversity into it, people from all over the in deposits mobilization (14 percent of in Mumbai to operate from, which in world come here to visit places like Lonavala, total deposits) and deployment of credit turn adversely impact newer employment Matheran, Nasik etc. Thus, tourism is an (21percent of total credit) of scheduled generation. Newer areas need to be employment generator; which is a significant commercial banks. Mumbai’s presence is developed within city to establish industries source of foreign exchange for the Mumbai over whelming both in money market and to sustain the employment on offer to match and an economic activity that helps local and the foreign exchange market transactions. at least the present population’s demand host communities.The travel and tourism Its share in the forex market is as high as for livelihoods,” he stated in an analysis of sector directly contributed INR 1920 billion four-fifths of the total turnover. employment in Mumbai. to India’s GDP in 2014 reflecting a growth The city is one of the world’s top centers of CAGR of 14 per cent since 2007. This is With the vibrant economic profile, Mumbai commerce in terms of financial flow. It is also forecasted to grow at a CAGR (compound offers several potential advantages and can home to important financial institutions and annual growth rate) of 12 per cent from the leverage this existing potential for growth. the corporate headquarters of many Indian estimated INR 2222 billion in the year 2015 To evolve as the regional finance center, companies and multinational corporations. to INR 6818 billion by 2023. to capitalize on the entertainment industry exports or the leather and gems & jewellery MSMEs Mumbai Tourism contributes 1.08% of exports, Mumbai has to change its course GDP of Maharashtra which contributes As on Jan 32, 2013 Mumbai has 15,565 for supporting its economy and businesses good annual rate of return. All future MSME which contributes to 9.5% share of and meet the challenges of transforming development would result in travel of total MSMEs in Maharashtra and employs into a city offering world class infrastructure tourists for work/services. Tourism adds around 247,000 people. along with citizen friendly services. to the overall economy of Mumbai and this As seen in the below table, micro enterprises influx of people into Mumbai needs to be The economic growth therefore needs account for more than 50% share in the total tapped for tourism. to be carefully supported with linkages enterprises and also in investment in plant and reforms. It should be such that it & machinery; whereas small enterprises encompasses all areas of economic activities CONCLUSION have the majority share in the employment which complement economic development generation. Medium enterprises are leading The Mumbai Metropolitan Region (MMR), and the policies and legal frameworks that in production capacity. contributes 5% to India’s GDP, 33% to are required to facilitate investments and bring about development. -Sarabjit Kaur -Sneha Gangar -Vandita Shrivastva -Amrita Paul -Ananya Prem Nath -Rajshree Jain

Maharashtra Economic Development Council, Monthly Economic Digest 23 April 2015 Executive Summary - MDP 2034 The Greater Mumbai, Draft Development Plan 2034 (Part - II ) 8. Delineation of Planning The nomenclature of the Planning Sectors creation of affordable housing stock. Sectors starts with the Ward name (e.g. A, B, C… However, slums are not uniformly etc) followed by the Zone name series distributed throughout the city. The Planning Area has been disaggregated Distribution of slum population in (e.g. all Island City wards will have the at three levels: Greater Mumbai, the 24 Greater Mumbai shows that, the Western Ward name followed by the number 1 to Administrative Wards and 150 Planning Suburbs has the highest number of denote the Zone, western Ward names Sectors. This has been done in order slum dwellers, followed by the Eastern will be followed by the number 2 and to ensure effective distribution and Suburbs, and then the Island City. provision of social amenities at fine eastern Ward names will be followed by However, in terms of share of slum levels of disaggregation, in the DP 2034 the number 3 to denote the Zone), further population within each zone, the Eastern and further ease of implementation of followed by the Planning Sector number Suburbs have the highest proportion, the DP. (usually numbered starting from 01, 02 followed by the Western Suburbs and and so on). Planning Sectors have been delineated then the Island City. using the Ward boundary as a key definitive The delineation of Planning Sectors Declining Household Size limit. Physical features such as rivers, is done also with the objective of Household size is 4.48 in 2011 for wetlands, salt pan lands, transportation monitoring DP implementation at both the Island City and the Suburbs. networks including road, rail metro local levels. For example, it will ease the The average household size in Greater rail alignments, areas of homogenous process of monitoring implementation Mumbai is decreasing and stands today character and Planning Sectors of the of reservations against the demand and at at 4.5. It is further expected to decline DP 1991 have been considered as key regular intervals. and is estimated to be 4.0 by 2034. premise in their delineation. This would result in increase household 9. Population formation and consequent increase in For the purpose of delineating the housing demand. Planning Sectors, the area within Greater The population of Greater Mumbai Mumbai, 458.28 sqkm, has been first (including the notified areas under SPAs), Projected Population divided into 3 broad Zones, namely, the recorded in 2011 Census is 12.48 million Greater Mumbai has experienced a Island City, Western Suburbs and Eastern as against the 11.97 million in 2001 stabilized population growth between Suburbs. The Wards within these Zones indicating a net addition of nearly half a 1991-2001 and 2001-2011. Considering have been further subdivided resulting million over one decade. The population that this trend is expected to continue in 150 Planning Sectors excluding areas growth rate of Greater Mumbai has over the next two decades resulting in a projected population of approximately under the Special Planning Authorities been experiencing a decline since 1961. 13.94 million by 2034. The share of Island and the National Park. However, there has been a sharp decline in the last decade (20.68% between 1991- City’s population in Greater Mumbai is For ease of analysis and identification of 2001 and 3.87% between 2001 - 2011). anticipated to further decline to 20% in the Planning Sectors, the three Zones, the 2034. The share of Suburban population Island City, the Western Suburbs and the Distribution of Slum Population is anticipated to increase to 80% in 2034. Eastern Suburbs have been named Zone Of the total population within MCGM Wards P/N, R/N, R/C, R/S in the 1, Zone 2 and Zone 3 respectively. The jurisdiction in 2011, 41.85% live in slums Western Suburbs and L and M/E Wards number of Planning Sectors and their including the notified areas under SPAs. in the Eastern Suburbs are expected to The data shows that geographically, there areas are given below in Table 2: witness high population growth rates at is a clear variation in the distribution Table 2: Zone wise area and a range of between 13% and 17%. A, B number of planning sectors of slums in Greater Mumbai. and C Wards will continue to experience 51.91% of the total population in No. of Planning a major decline in population growth rate, Total area Sectors the Eastern Suburbs resides in slums ranging between 30% and 35%. An overall in ha District (excluding SPA as compared to 42.69% of the total stabilized growth is expected to be largely (including and National population in the Western Suburbs residing in the northern parts of the SPA) Park) and 27.88% in the Island City. Ward Suburbs of Greater Mumbai, exacerbating Island City 7,140.71 50 S in the Eastern Suburbs has the the demand for social amenities in these Western 22,239.29 62 highest proportion of slums with Wards and Planning Sectors. Suburbs 72.32% of its population residing 10. Economy in slums. It also has the highest Eastern 16,448.48 38 Greater Mumbai’s economy has undergone slum population in numeric terms, Suburbs a significant transformation from 537,900, among all 24 wards. Greater 45,828.49 150 manufacturing activity to tertiary activity. This represents an urgent need for Mumbai The share of manufacturing in Mumbai’s

Maharashtra Economic Development Council, Monthly Economic Digest 24 April 2015 Executive Summary - MDP 2034 for the future. This project analyzed Table 3: Ward wise population of Greater Mumbai in 2001 and 2011 demographic and employment profiles Population 2034 of the region for the horizon period Population Population Zone Wards 2001 2011 Including Notified Excluding Notified of 2031. Various generated scenarios Areas under SPAs Areas under SPAs estimated employment in a range between A 210,847 185,014 157,448 84,747 5.09 million and 10.98 million. Taking cognizance of current trends, it has been B 140,633 127,290 100,701 100,701 estimated that employment for Greater C 202,922 166,161 143,051 143,051 Mumbai would range between 6.25 and D 382,841 346,866 341,336 341,336 7.35 million. E 440,335 393,286 342,773 342,773 The growth rate of Mumbai’s NDDP F/N 524,393 529,034 452,534 435,384 at constant prices during the last three F/S 396,122 360,972 359,550 359,550 years is observed to be 7.7% p.a. If ISLAND CITY Indian economy were expected to grow G/N 582,007 599,039 589,799 371,820 at about 6% p.a., Mumbai would have a G/S 457,931 377,749 323,045 323,045 potential to continue to grow between Total 3,338,031 3,085,411 2,810,235 2,502,405 7 and 8 % p.a. at constant prices. The H/E 580,835 563,445 602,511 468,951 growth would of course be cyclical but these cycles cannot be predicted. The H/W 337,391 301,375 265,884 235,298 key economic drivers would include K/E 810,002 823,885 896,539 789,388 financial services, insurance, IT, media & K/W 700,680 748,688 867,217 849,064 entertainment, retail, logistics & export- P/N 798,775 941,366 1,210,660 1,192,095 oriented manufacturing. A long-term growth rate of 7% is therefore adopted. P/S 437,849 463,507 536,413 527,697 Since economic growth is expected to R/C 513,077 562,162 604,821 604,604 continue while the population growth is R/N 363,827 431,368 655,223 655,223 expected to stabilize, it could be inferred R/S 589,887 691,229 937,364 937,364 that per capita income would continue to grow during the plan period. This

WESTERN SUBURBS Total 5,132,323 5,527,025 6,576,634 6,259,685 would convert into higher aspirations, L 778,218 902,225 1,132,709 1,043,751 a lifestyle of greater consumption, M/E 674,850 807,720 1,069,305 1,069,305 demand for more space, in terms of higher per capita area, for residential use, M/W 414,050 411,893 438,360 438,360 commercial use, amenities, utilities and N 619,556 622,853 679,893 679,893 open spaces. Therefore, one of the major S 691,227 743,783 867,751 867,751 objectives of the DP 2034 is to address T 330,195 341,463 374,825 374,825 the demands for improvement in quality EASTERN SUBURBS Total 3,508,096 3,829,937 4,562,842 4,473,885 of life. It would also imply increase in vehicle ownership. Greater Mumbai 11,978,450 12,442,373 13,949,712 13,235,975 Constrained by the City’s geography, land Source : Census 2001 – 2011. available for development, would continue NDDP has been falling post 1990. The price for even a single bedroom public to be a scarce resource for development in contribution of the tertiary sector on the housing unit starts from Rs. 14,00,000 future. Despite of this, the Development other hand has been on the rise. onwards. Given that the cost of Plan 2034 addresses adequate provisions In the past it was generally observed housing is several times higher than the for the increasing demand for space. that the growth rate of Mumbai was a affordable range of 4¬5 times a family’s Guided by this challenge, the spatial couple of basis points higher than that annual gross income, it is apparent that development strategy for the City of Maharashtra and Maharashtra was a nearly half of the population is unable addresses availability of land for social shade better than India.The total work to afford to own a house, even of and physical infrastructure development participation rate for 2011 is 37.98%. minimum standards. and a regulatory framework that enables real estate and housing market to grow Employment Projections by Place of Real Estate competitively. The household income distribution in Work 2008 at 2005 prices for Greater Mumbai In the absence of other data, The 11. Spatial Development indicates that only 9% of the population Comprehensive Transportation Study for Strategy earns more than Rs. 60,000 per month Mumbai Metropolitan Region, July 2008 and the median household income is has been considered as a valid source Emerging Spatial Structure The structure of spatial development Rs. 20,000 per month. While the lowest for existing and projected employment in case of Mumbai has decisively

Maharashtra Economic Development Council, Monthly Economic Digest 25 April 2015 changed to polycentric from being exhibit a mixed land use character. The Proposed FSI and assignment of land use mono-centric. This trend is expected to context of mixed land use offers several zones. TOD areas have been structured continue and strengthen with additions advantages including safety, security, as Intensive Zones and Standard Zones, of metro corridors. Apart from the comfort, employment opportunities at within 300 m and 500 m distance from traditional CBD at Fort and Nariman local levels and economies of scale that the station respectively. Intensive Zones Point, BKC, Lower Parel, Andheri bring affordability. have been assigned as CR Zone whereas, Kurla Road, SEEPZ and Mind Space The DP 2034 therefore proposes mixed the Standard Zones have been demarcated at Malad have emerged as employment land use zones in Mumbai. These are: as RC Zone, depending on the hierarchy nodes. Intersections of metro corridors 1. Residential – Commercial (RC), where of the TOD Station. For example, the and suburban railways like Andheri, Residential use is dominant. This zone as Intensive Zones of Dadar, Andheri, Ghatkopar, DN Nagar, and Chakala shown in Map 4 (page No.....) is a mixed Ghatkopar TOD areas have been might experience transformation. use zone, with predominant Residential use assigned a land use zone of Commercial- Residential. Spatial Development Strategy and partially Commercial use occupying The proposed spatial development around 11775 ha. Integrating Transportation and strategy adopted in the Draft DP 2. Commercial-Residential (CR) where Employment Nodes recognises the emerging structure and Commercial land use is dominant. This The Spatial Development Strategy hinges accordingly shape the land use and zone as shown in Map 4 (page No.....) upon Transit Oriented Development. is a mixed use zone, where commercial, FSI policy. The following strategies are Building on the existing structure of residential use & service industries are formulated for spatial development: multiple employment nodes in Mumbai, permitted. The CR zone would largely be 1 A polycentric growth pattern is proposed the DP 2034 promotes the consolidation commercial in character with office, retail in order to further strengthen Greater and service spaces. This zone, being mixed of employment nodes in the Island Mumbai’s spatio-economic development use in character will also include residential City, Eastern and Western Suburbs. pattern by reinforcing the existing and living spaces. Areas to carry out logistic These are further integrated with public emerging commercial & employment activities, truck terminals, some non- transit corridors in order to enhance nodes. polluting manufacturing activities which efficiency and travel costs. Proximity 2 Integration of transportation and land are non-permitted in the RC zone will to rail, major road, land price, existing use zoning has been incorporated in the permissible in this zone. FSI consumed are considered as major DP 2034 through a Transit Oriented 3. Industrial zones can be converted to RC/CR factors in defining future centres of Development framework. Areas in zones. Existing industrial areas have been employment. Accordingly, proposed proximity to major sub-urban, metro and demarcated as I-zone as shown in Map 4.1. Zoning and proposed FSI allocation monorail stations have been demarcated The Industrial zone is an area in which the reflect concentration of employment and as Transit Oriented Development in the primary land use includes manufacturing intensification of development at existing, Spatial Development Strategy. This strategy industries. New industrial activity shall be ongoing and proposed transit stations. also considers various future regional road non-polluting, non-hazardous and subject proposals that connect East-West linkages. to clearance from MPCB. 13. Floor Space Index 3 Historically key centers for economic These zones allow in flexibility for future FSI was utilized in the DP 1991 as growth have developed on public land. urban transformation an important policy instrument.FSI Ballard Estate, the Back Bay reclamation as understood in the present context area and the BKC have served as anchors 4. Natural Areas zone -A zone of Natural makes several exemptions for built space to catalyze development. However, similar Areas is proposed with an objective to often resulting in mis-interpretation and spatial options for capturing new economic conserve existing ecologically sensitive exploitation of the use of FSI. For the impulses seem extremely limited. Aarey areas like the forest, lakes, rivers, streams, purpose of Development Plan (2034), FSI land is the only one which offers such space ponds, mangroves and coastal wetlands. has been computed as bulk FSI, based on not only for new economic growth but also These would help retain city’s ecology total built-up area of a building, including for augmenting the institutional and public and biodiversity. amenity requirements of the Suburbs. areas exempt from computation of FSI Given also the significance of the public in DCR 1991. Inclusive housing, provision of transit network in Greater Mumbai and amenities for evolving needs to ensure its inter-connectedness with land use, the A primary survey was conducted in 2012, a basic quality of life and greater local DP has conducted detailed analyses on at city block level to document the existing planning initiatives are envisaged in the establishing hierarchy of railway stations, Bulk FSI consumed. Net bulk FSI in the Vision and development strategies for suburban, metro and mono rail and their city ranges from a high of above 4.0 to Greater Mumbai. potential impact on future development a low of 1.02. Areas with concentration on areas in their proximity. Areas best of high Net Bulk Floor Space Index (4.00 12. Proposed Zoning suited as Transit Oriented Development and above) are located in the older core The proposed zoning framework zones have been identified and although city areas of the Island City, in proximity acknowledges the diversity in existing these are not included as zones in the to transit stations such as Church Gate, land use pattern. The ELU 2012 reveals Zoning Plan, these locations have been Chatrapati Shivaji Terminal, Dadar; that most areas in Greater Mumbai taken cognizance in the allocation of and employment centers such as Fort, Bora Bazaar, Nariman Point, Ballard Maharashtra Economic Development Council, Monthly Economic Digest 26 April 2015 Executive Summary - MDP 2034 Executive Summary - MDP 2034 Estate and Null Bazaar in the Island Further, the new paradigm of FSI also finance etc. The National Habitat Policy has City. The predominant land use in these adopts the MR&TP Act’s definition of aimed at minimum of 25 sqm carpet area (35 areas is Commercial and offices. Slum FSI. FSI here is defined as the total built sqm BUA) per household. This works out to Rehabilitation Schemes in the Eastern up area/ total plot area. 7.8 sqm per capita. Suburbs also have high FSI consumption. New paradigm directed the policy • Given the range of thresholds of existing per Other areas with high and medium Net instrument to develop more rational capita housing space, six profiles of per capita BUA consumptions are conceived for 2034, Bulk FSI (1.33 to 3.00) are predominantly method to calculate FSI.This involved five ranging from 14 sqm to 50 sqm for horizon residential such as Powai-Hiranandani steps including: year 2032. (Ward S), Vazira Naka (Ward R/C) etc. 1. Calculating space demand; • Demand for BUA for housing thus estimated The Island City has very high 2. Calculating mean FSI to meet the built for 2034 is 34,853 ha with average per capita consumption of Net Bulk FSI, as the up area requirement; area consumption of 27 sqm. concentration of both Commercial and 3. Allocating FSI across Greater Mumbai; • Industrial / Office/ Commercial-employment Office land use there is very high. The 4. Profiling FSI for promoting urban space demand was estimated based on Eastern Suburbs have high concentration transformation and monetization; standards established by the National Building of slums; therefore, the Net Bulk FSI 5. Balancing distribution of TDR. Code, at 11-12 sqm per person. Employment here is low and uniform. It is worth space demand for Greater Mumbai is These are briefly explained below. mentioning here that although the FSI 9190.41ha consumption is low, yet the population 1. Calculating space demand • The total BUA demand for residential and density here is quite high. Accordingly, • The existing per capita consumption levels employment space for the city in 2034 is an assessment was conducted to examine for housing (see ELU 2012 and the Existing estimated as 44,043.53 ha. This excludes built the relation between FSI and density. At FSI map) reveal that the existing pattern of up area required for educational, healthcare Planning Sector level this reveals that consumption of per capita BUA for housing and other community facilities and public is 9 sqm with average HH size of 4.8.This utilities. However, built-up area for total there is no direct correlation between FSI assessment was conducted for 150 Planning employment including that engaged in such and density. FSI may not be an ideal tool SectorsApproximately37.4 % of the planning services it is assumed to be covered by the to control population densities. sectors fall under the category of per capita overall estimate. BUA of 4 to 8 sqm, 25% of the sectorsfall FSI : A Paradigm shift: 2. Calculating the Mean FSI to meet FSI was initially conceived as a tool of under the category of per capita BUA of 8 to 12 sqm. the BUA Demand containment of growth and density. The mean FSI demand for the city is • The DP acknowledges that computation of However as these goals could not be calculated by dividing the projected achieved it caused market distortions and future housing demand for 2034 will depend upon the future income of households, income BUA requirement by the Net Plot Area gave rise to related problems. This has and price elasticities of housing demand of Greater Mumbai. warranted a paradigm shift as summarized prevalent in the market, access to housing • Estimating the Net Plot Area involved below. excluding areas where FSI allocation is not Present Paradigm Effects New Paradigm relevant from the Planning Area. Existing and proposed natural areas, primary areas, A tool of Could not control either growth or A framework for providing open spaces,transport & communication containment of density. opportunity for securing infrastructure, public utilities, amenities, growth and density But as supply side interventions adequate floor space for areas under unclassified uses, and areas under increased real estate prices. anticipated growth. SPAs were deducted from the Planning FSI as an Market intervention that impels all Not an entitlement, but a Area(45,821 ha). The net plot area, thus ‘entitlement’ with all land owners to fully exploit maximum that can be attained computed for the city is 13,991ha. other requirements permissible FSI and if possible breach subject to other conditions. • Based on the net plot area and the estimated considered as the prescribed FSI, wherever possible. future BUA demand for residential and subordinate. employment uses, a mean FSI of 3.15 for At any given time leave very little scope for Adequate scope for new the entire city can be arrived at. However, the distribution of this FSI has to be varied new construction, giving rise to scarcity construction at any time over depending upon the FSI already consumed, of development rights and attendant the plan period. proposed land use zoning, and accessibility, malpractices particularly, areas in proximity to public Led to multiple ad hoc exemptions transit stations, in order to ensure efficiency and exceptions of use of land. Using scarcity of The incentives covered Avoiding market distortions, 3. Allocating FSI across Greater development rights Inclusive growth: Redevelopment of but still providing reasonable Mumbai for achieving policy slums and Chawls incentives for inclusive • The DP 2034 adopts a variable FSI regime objectives including Economic growth: IT/ITES, Star Hotels development. Using a layer which allocates FSI based on the locational raising finances. Social Infrastructure : Schools and of premium FSI across the logic of the spatial strategy as well as Hospitals Raising finances: for GOM and city to raise finances. the existing consumption. Five ranges MCGM Others: Relocation of tabelas of proposed Bulk FSI and the Net Plot Market distortions Area under them have been formulated.

Maharashtra Economic Development Council, Monthly Economic Digest 27 April 2015 Considering the existing FSI consumed, The proposed FSI bands majority land area (58.12%) is proposed represent the outer under the FSI of 3.5.FSI. FSI of 5.0 limit, or the maximum and above is only provided in areas well development right accessed by public transport, mainly areas in available on a plot, which proximity to railway stations and the existing can be attained in slabs and upcoming metro stations. This forms through purchase of 31.87%of the city’s land. Bulk FSI of 6.5 rights from the market or and 8.0 has been provided in the immediate the government. The final vicinity of major railway stations proximate profile of FSI is proposed to CBDs and other employment nodes. 4.55 to comprise of four layers % of the city is under an FSI of 6.5. Less than 0.5% of Net Plot Area is allocated an the Base FSI, Premium FSI of 8.0 and5 % of the city is under an FSI FSI A(First rung of FSI of 2.0 and is provided in areas not accessible that could be availed by public transit. by paying premium Figure 04: four tiered proposed BUA distribution • The proposed FSI structure and resultant to MCGM).,TDR (to are equally incentivized for surrendering BUA was compared with the demand. If the absorb transferable development rights reserved land. originating from land surrendered for city consumes 100% of the FSI provided, Expected Outcome public purposes), and the premium it shall produce a BUA of 56,808.54ha and With the proposed regime of FSI a weighted average FSI of 4.06.However, FSI B (Second rung of FSIthat could following outcomes are expected not all plots are expected to redevelop and be availed by paying premium). The consume the provided FSI within the next table below represents the four tiered • FSI will be used primarily as a tool of 20 years. Demand projected is expected to structure. The graph above shows the managing physical development; be consumed upto a few years after the 20 four layers and quantum of BUA that • It will not distort the market by creating year plan period. Parts of the city that have could be consumed in each layer. scarcity of development rights but recently undergone redevelopment will have Table 4: Structure for consumption of establish a framework within which inertia to redevelop within the next 20 years, market can competitively operate; even if they have received a higher FSI proposed FSI under DP 2034. Similarly, property owners SI Base Premi TDR Premi • The need to use scarcity of in commercial areas that have a high daily um A um B development rights as an instrument income might resist the redevelopment of policy will be obviated; 8 2.5 2.5 0.5 2.5 owing to loss of income during the building • FSI incentive will be used only for 6.5 2.5 1.5 0.5 2 phase. Also, the FSI provided to a particular slum rehabilitation and redevelopment plot is not an absolute entitlement. Plots 5 2.5 0.5 0.5 1.5 of cessed buildings; can consume the allocated FSIs only if they 3.5 2 0.5 0.5 0.5 comply with the GDCRs related to setbacks • As FSI related fiscal instruments have and step-backs. As a result small plots that 2 1.5 0.5 0 0 become a significant fiscal source for cannot fulfill the GDCR requirements and Notes : MCGM, FSI that could be obtained do not amalgamate with the neighbouring a) Premium A FSI can be used in addition to by payment of premium has been plots, will not be able to consume high FSIs. base FSI by paying premium at the rate of 70 introduced. Considering the possibility Further the actual consumption of BUA will % of Ready Reckoner Rates(RR)for Land; of sustained demand for floor space, depend upon the income and prices in the real b) Premium B FSI will be charged at 100% of this is expected to continue to estate market. The proposed FSI regime will Ready Reckoner Rates(RR)for Land and can substantially contribute to MCGM’s allow the market to function competitively be availed only after utilization of TDR. finances. without being distorted by regulations. • Simplification of definition of FSI, 4. Profilling FSI for promoting 5. Balancing Distribution of TDR limiting the incentive FSI to Slum Urban Transformation based FSI Consumption Rehabilitation and Redevelopment of Use of TDR is related to Cessed Buildings, is expected to reduce land value of the place in the transaction cost and time. which it originates and land value of the plot where it FSI and Incentives is utilized. Thus the TDR Use of FSI as incentive is now proposed generated from a high priced to be confined to rehabilitation of slums area would amount to higher and redevelopment of cessed buildings. extent of consumption of FSI in a low priced area, and vice versa, weighted by the 14. Land for Public Purpose Ready Reckoner land value at The MMC Act 1888 interalia stipulates that given time. Such a change provision of primary health, primary in the movement of TDR, education, municipal markets as ensure that all areas in the City mandatory functions of the MCGM.

Maharashtra Economic Development Council, Monthly Economic Digest 28 April 2015 Executive Summary - MDP 2034 Executive Summary - MDP 2034 Given that augmentation of these of per capita availability of Open as well as areas farther away from the services are imperative to an improved Spaces at 1.24 sqm which excludes all Suburban Rail line in the Western quality of life, the DP 2034 has laid natural areas. When compared to the DP Suburbs are underserved. paramount significance to the assessment 1991 standards, the provision of open Education Amenities of existing status of distribution of space in the Island City is close to the The DP 1991 planning standards for amenities and future provision for their standard of 2 sq m per person. However provision of education amenities in equitable distribution. The assessment the Suburbs seem to be grossly under the Island City and the Suburbs were at of availability of space for amenities is provided, at 1.15sqm, as compared to 0.75sqm per person in Island City and done through two exercises: the DP 1991 Standard of 6 sq m per 1.10sqm per person in the Suburbs. It is Assessment of per capita availability of capita. also recommended that primary schools space for primary education, primary Proximity analysis for Distribution be accessible for population within a health, open spaces, roads, social of Open Spaces 500 m radius. amenities and residential use against A distance based access assessment the DP 1991 planning standards. Availability of Per Capita Education shows that local parks are well Assessment of proximity to services Amenity distributed throughout Greater Mumbai, Comparison of the provision of primary through distance based assessment . with most residential areas having access and secondary educational amenities to open spaces within a distance of 500 Analysis of Amenity and Open Space indicates that the Island City and the m. However, the quality, maintenance provision reveals that at Greater Mumbai Suburbs are both underprovided in & management of these open spaces, level, the availability of area for medical terms of schools. amenities is sufficient, followed by the make many of them non-usable. A provision of educational amenities distance based access assessment of Proximity Analysis for Distribution of (which is slightly lower than the planning larger recreational spaces shows large Education Amenity standards of DP 1991). The availability provision gaps in the Suburbs. The assessment of a distance based access of open space is much lower than the shows that most residential areas have Medical Amenities access to primary education within walking planning standards established in the The DP 1991 formulated differential distance. Even though the municipal DP 1991. It is also noted that the area planning standards for provision education facilities are evenly distributed available for amenities varies substantially of medical amenities in the Island in Greater Mumbai, their adequacy as across all Wards and Planning Sectors; City and the Suburbs. These were at per the local population density and 0.20sqm per person in Island City and The Island City presents the highest local requirement is of concern. This has 0.39sqm per person in the Suburbs. It degree of provision of amenities implications for some wards like L, M/E also recommended that primary health followed by the Western Suburbs and and M/W that have a higher ratio of slum centres be accessible for population Eastern Suburbs, in that order. Some populations but have fewer schools and within a 500 m radius. wards like M/E and L, where more than are therefore insufficient considering the three fourths of the population lives in Availability of Per Capita Medical Amenity number of students. slums, exhibit a major inadequacy of A comparison with the differential DP Other Social Amenities amenities in comparison with planning 1991 Standards for medical amenities An assessment of per capita availability standards of the DP 1991. The following indicates that the Island City is well of social amenities reveals that the sections provide detail assessment of provided in terms of health facilities at Island City and the Suburbs both require existing distribution of amenities in 0.36sqm per person, while, the Suburbs augmentation of these services, although Greater Mumbai seem underprovided at 0.09sqm per the Island City stands at better status. person. Historically, MCGM has played Open Spaces Additional demand for social amenities a pivotal role in health care provision The ELU 2012 documents both Natural will be provided for in the DP based on in Mumbai, however, over the years, Areas and provided Open Spaces. departmental needs. Availability of open spaces can be private provision of health care has computed in many ways. The per capita steadily increased. Cemeteries There are a number of private and public open space available in Greater Mumbai Proximity Analysis for Distribution of cemeteries in Greater Mumbai. However, is 1.00 sqm per person, if only publicly Medical Amenity an assessment of a distance based access accessible open spaces are considered A distance based access assessment shows shows deficiencies in some areas in the and private clubs, gymkhanas and pools that 60% residential neighborhoods northern parts of the Western Suburbs. are omitted. Open space provision is 1.15 have municipal dispensaries within Additionally, there are specific communities sqm per person if all the provided Open walking distance. There is an imbalance in some areas that may be underserved. The Spaces are considered. If all provided of distribution of primary level health DP addresses these demands based on local Open Spaces along with beaches and care amenities across Wards, relative requirements assessed through feedback promenades are considered, the per to both ward population as well as received through Ward level consultation capita Open Space available in Greater slum population. A distance based workshops conducted by the MCGM. Mumbai is 1.24 sqm per person. access assessment of tertiary level Availability of Per Capita Open health amenities such as Government; A Radar Graph Assessment of Spaces Municipal & Private Hospitals shows Availability of Amenities The DP 2034 considers the availability several areas in the Eastern Suburbs Land constraints in Greater Mumbai and the density it entails pose challenges Maharashtra Economic Development Council, Monthly Economic Digest 29 April 2015 in ensuring achievement of planning layouts and clusters. benchmarks for amenity space provision. standards for making land available for For DP 2034, the attempt is to arrive at Eastern Suburbs public purpose. It is therefore essential In the Eastern Suburbs, there is a locally appropriate planning benchmarks to prioritize amenity demand at various severe under provision of Medical that serve as broad recommendations levels of disaggregation. Therefore, & Social Amenities, Roads & Open for open space and amenities. Given to understand the current provision Space. Availability of Educational the high level of population density in and the priority for augmentation of Amenities & Per Capita Residential Greater Mumbai, proposed benchmarks amenities, a simultaneous assessment of Space is closer to the norms. have been established at four 6 dimensions has been conducted, against population thresholds. These are at the desirable planning standards, at Greater Ward and Planning Sector level neighbourhood, planning sector, ward Mumbai, Ward and Planning Sector Assessments and Sub City levels. levels through the use of Radar Graphs. Similar assessments have been carried An approach similar to the DDA norms These six dimensions are: Per capita land out at Ward and Planning Sector levels for the Delhi MP 2021 is beneficial for area for educational amenities, medical as well. The distribution of amenities Greater Mumbai, setting the starting amenities, recreational open spaces, social varies substantially across all Wards threshold slightly higher (in order to amenities, residential per capita floor and Planning Sectors. account for higher densities and for space and the percentage of local road Wards M/E and L exhibit a major provision of integrated primary and area (excluding arterial road network). deficit of amenities in comparison with secondary schools to account for Planning standards established in the DP planning standards of the DP 1991; the low land supply), neighbourhood 1991 and other development plans in the (10,000 population), Planning Sector country were normalised to a per capita The Island City presents the highest (1,00,000 population), Ward (5,00,000 unit and considered as benchmarks for degree of provision of amenities population) and Zone/sub-city measurement of gap. followed by the Western Suburbs and (10,00,000 population). Eastern Suburbs, in that order. An Greater Mumbai assessment of the existing provision The categories and sub-categories of The Radar Graph for Greater Mumbai of amenities shows that while there amenities considered for provision, reveals that, availability of open may be a shortfall at the Ward and within the above population thresholds, spaces requires the highest level of Zone levels, at the Greater Mumbai include: prioritization, followed by need for level provisions may be higher. This is • Educational amenities: Include augmentation of medical, social, road because several amenities serve a much primary, secondary schools and area & educational amenity; Per capita larger catchment beyond Greater schools for higher education; consumption of residential area is only Mumbai, and even the Region. • Health Amenities: Include marginally higher than the minimum dispensaries, maternity homes and standard. This is because more than Planning Benchmarks for 2034 hospitals; 70% of Greater Mumbai lives in one A comparison of various local, national • Social amenities: These include fire room tenements and a large % of the and international planning standards stations, police stations, cemeteries population lives in slums. of cities with similar scale and density and local markets; as Greater Mumbai served as a useful • Open Spaces: These include all Island City reference in establishing planning In the island City, the radar graph indicates an excess of medical Table 5: Planning Benchmarks for provision of amenities amenities;This is due to the presence of Level Education Health Open Space Social large scale medical infrastructure; Social Neighbour Primary School,(0.4 Dispensary Local Park, PSC (0.13 amenities such as fire station, municipal hood sqmpp) Secondary 0.013 sqmpp Neighbour sqmpp)**, markets and police chowkies are also up to 10,000 School (0.5 sqmpp) hood Local market (0.06) well provided for in the Island City; 0.9 sqmpp Park, Play 0.19 sqmpp Augmentation of education amenities, Ground roads and open spaces require attention; Planning Special School (0.02 Maternity Police Chowky 1.0 sqmpp Per capita consumption of residential Sector sqmpp) Home/Nursing (0.01 area is lower than the standard. This 10,000 + 0.92 sqmpp Home sqmpp) is because of the presence of a large upto 1L (0.021 sqppp), 0.2 sqmpp number of cessed buildings in the Island 0.034 sqmpp City which have small dwelling units. Ward Level Degree College (0.08 Hospitals (0.351 Community Police Station 0.01 1 L + Up to sqmpp), Professional sqmpp) Park, sqmpp, Fire Station Western Suburbs 5,00,000 College (0.32 0.385 sqmpp Playground 0.05 sqmpp, In the Western Suburbs, Healthcare is sqmpp),Voc Training City-Level Cemetery (0.03 the most underprovided followed by Institute, (0.04 Park sqmpp*) Open Space, Social Amenities, Roads sqmpp) 1.36 sqmpp (0.01 sqmpp) 0.29 sqmpp & Educational Amenities. Per Capita 2.0 sqmpp Residential Space consumption is Sub-City University Campus 0.385 sqmpp Sub-city whole sale higher than the minimum residential Level (0.01 sqmpp) market (0.15 norms on account of a large number 10,00,000 1. 37 sqmpp sqmpp) of higher income group residential 0.44 sqmpp

Maharashtra Economic Development Council, Monthly Economic Digest 30 April 2015 Executive Summary - MDP 2034 Executive Summary - MDP 2034 approximately only 50% of the built Table 6: Demand for built-up and un-built amenities (in Ha) amenity demand can be addressed, given Amenities Greater Mumbai Island City Western Suburb Eastern Suburb the scarce vacant land resource. On an Education Demand 1,255.47 252.92 591.90 410.66 average the land available for providing requisite amenities is scarce. Health Demand 537.06 108.19 253.20 175.67 Given the scarcity of land in Greater Social-Amenities 125.54 25.29 59.19 41.07 Mumbai and the unmet built amenity Demand demand, the space demand for built Open Space Demand 2,789.94 562.04 1,315.33 912.57 amenities has been re-estimated by Total Demand 4708.03 948.44 2219.61 1539.96 factoring in FSI. The demand for land therefore reduces by 70% with reliance on FSI for provision of built up Table 7: Demand gap estimate (in Ha) amenities. Greater Island City Western Suburb Eastern Suburb The following graph (figure 05) shows the Mumbai total space demand gap for the 24 Wards Total Built Up Amenities 1,876.24 377.98 844.56 613.70 in Greater Mumbai against thetotal land Total Un-built Amenities 2,831.79 570.48 1,335.06 926.26 available for allocation of reservations for public purpose. This assessment Total Demand 4,708.03 948.45 2,219.61 1,539.96 reveals that in 18 of the 24 Wards, the demand for amenity space far exceeds Table 8: Amenities space demand gap at Greater Mumbai level the land available for reservation. This Greater Western Eastern NO Island City clearly suggests that the amenity space Mumbai Suburb Suburb benchmarks are already higher than 1 Total Demand 4,708.03 948.45 2,219.61 1,539.96 the land Greater Mumbai can offer for 2 Total existing amenity 2,272.63 827.89 936.21 508.53 reserving land for public purpose. Any land available* normative increase in the amenity space benchmarks would not be pragmatic 3 Demand Gap 1 2,822.39 185.48 1411.68 1225.22 given the stringent land constraints in 4 Reservations lying 1,590.50 123.06 1,062.13 405.31 Greater Mumbai. vacant Implementation and Policy 5 50% of currently vacant 364.06 22.99 208.30 132.77 Instruments land Various policy instruments have been 6 Total vacant land 1,954.56 146.05 1,270.43 538.08 used in the past to make land available available for for public purpose, but with changing reservations DP 2034 ** needs of the city, it is necessary to review 7 Unbuilt Amenities 1,557.95 38.21 777.51 742.23 the success and drawbacks of these Demand (Gap) tools and propose tools that would allow 8 Balance vacant land 396.61 107.85 492.92 -204.15 for optimal use of land in an equitable available for Built manner to fulfill these needs. Up Amenities (6-7) The DP 1991 prescribed reservation 9 Total Demand for Built 1,264.44 147.28 634.17 482.99 and designation of land for public Amenities (Demand purpose. Accommodation reservation Gap) was applied as a policy instrument for 10 Built Amenities Demand -867.83 -39.43 -141.25 -687.14 obtaining built amenity space. While Gap (8-9) acquisition of land remained a challenge * DP 1991 Designations and Reservations implemented and amenities realized outside of most amenities were realized through DP1991 Reservations as recorded in ELU 2012. the accommodation reservation. ** DP 1991 Reservations lying vacant and 50 % of remaining vacant land. Further, with the introduction of RFCTLARR Act 2013, the value of public recreational open spaces. utilities and facilities. Unbuilt amenities compensation of land to the private include Open Spaces (including Estimating Amenity Demand owner has increased upto twice the recreational open spaces andzoo) and prevailing Ready Reckoner price for Using the benchmarks established Cemeteries. above for a projected population of land, making land acquisition by the 13.95 million by 2034, the table 6 Further, the demand gap has been public authority extremely challenging. shows estimated demand. The total estimated. This implies that the DP 2034 will demand has been further divided into An assessment of the total built up and have to rely oninstruments such as built up amenity demand and unbuilt un-built amenity demand gap reveals Transfer of Development Rights and amenity demand. Land intensive built that while most of the unbuilt Accommodation Reservation for realization of space for amenities. up amenities include education, medical, amenity demand is met with, social amenities, transport and public An assessment of status of

Maharashtra Economic Development Council, Monthly Economic Digest 31 April 2015 implementation of reservations in that the methods of obtaining land for consumption of higher FSIs, the DP 1991 reveals that between public purposes used so far are at the development control regulations 25 to 40% of the total reservations most relevant where land is currently mandate a contribution of 10-20% were implemented across the Wards vacant. However, the extent of vacant (based on parcel size) of land from in Greater Mumbai, while most of land is rather limited in Greater Mumbai. plots larger than 2000 sqm for public the reservations were realized through Most development in Mumbai is going purpose. Smaller amenities such as the application of AR and TDR. This to occur through redevelopment. Land PSCs, aanganwadis, health posts, which assessment also demonstrated that most for public purposes can therefore require smaller parcels of land, could reservations prescribed in the DP 1991 be obtained through the process of be developed through such contributed were not relevant for changing needs redevelopment. However in such a case land. As such the DP does not make of the population over a 20 year plan instead of prescribing specific use, the reservations for such smaller amenities, period. The DP 2034 has introduced contributions could be for building a except in areas around slums, so that new policy instruments towards catering pool of land for public purpose. Use of the creation of such facilities does to evolving needs of the population. such land could be decided when such not have to depend on the rate of Creating a Pool of Land for Public land becomes available considering redevelopment in those areas. Purpose the community needs and priorities at The current practice has been to insist that time. Incremental supply of land The above assessment on 15% area of the land for provision of for public purpose will also ensure its implementation of DP 1991 reveals Recreation ground. However, these realization at appropriate locations. that the methods of obtaining land for areas were never insisted to be in public public purposes used so far are at the The apprehension about such an domain and rested with respective most relevant where land is currently approach would be of getting small plots. During course of time these vacant. However, the extent of vacant fragmented pieces of land that would not open spaces were most often put to use land is rather limited in Greater Mumbai. be of much use. This could be overcome as private parking, leading to the loss Most development in Mumbai is going by rationalizing FSI that facilitates of open space amenity. The DP 2034 to occur through redevelopment. Land redevelopment without compromising now stipulates reduced contribution of for public purposes can therefore the setback requirements. This would land for public purpose at 10% of the be obtained through the process of incentivize amalgamation and assembly total parcel area being opened to public redevelopment. However in such a case of land in larger parcels. In that case use. This will serve as a positive feature instead of prescribing specific use, the the contribution of land for public in ensuring private developer’s land contributions could be for building a purpose would also be of a reasonable contribution for public purpose. size that could be meaningfully used. pool of land for public purpose. Use of Simplification and Flexibility for such land could be decided when such This Land Pool would not be tied to Reservation Policy land becomes available considering any particular reservation demarcated the community needs and priorities at on the Plan. This land pool can then be Development plans in 1967 & 1991 that time. Incremental supply of land made available for amenities through had included very detailed and specific for public purpose will also ensure its a participatory Second tier planning designations. For example open spaces realization at appropriate locations. process for prioritized needs of each had 25 different designations and educational institutions had over 40 The above assessment on Planning Sector/Ward. designations. implementation of DP 1991 reveals Therefore, while permitting

Maharashtra Economic Development Council, Monthly Economic Digest 32 April 2015 Executive Summary - MDP 2034 Executive Summary - MDP 2034 In a twenty-year perspective it is not possible to estimate and ascertain the requirement in such details. Moreover, designations in such details if incorporated in Development Plan bring in rigidity in use. Any change that may be required over the years requires a long legal procedure to bring about a change. It is therefore necessary to develop a simplified and flexible policy for reservations/ designations. The first change incorporates simplification of reservation categories from more than 380 categories of reservations of the DP 1991 to 10 basic categories, further broken down to 30 sub-categories. The new categories considered allow mix of amenity uses, therefore bringing flexibility of use of amenities to suit changing demands over time at local area levels. Similarly, designation categories have also been simplified to 11 basic categories and 39sub- categories, ensuring flexibility in use of these amenities when they redevelop. Unnecessary reservations are hence avoided and this reduces the burden on making land available for each category.

Assigning Land for Public Purpose on the Proposed Land Use Map Reservation and Designation categories so formulated are assigned to the Proposed Land Use Map. The criteria for making reservations of land for public purpose evolved are as follows: • Radar Graph Assessments • Trade-offs within City/Ward/ Planning Sector • Access to Transit and Mobility • Adjacency to complimentary uses • Prioritizing Slum areas for amenity Figure 07: Radar graph for proposed per capita amenity space 2034 at Western Suburbs level provision Specific attention has been paid to been considered for allocation of distribution of amenities at Greater ensuring that the lands reserved are reservation. Mumbai, Island City, Eastern and Western Suburbs are presented here. not encumbered. Further, vacant land The following section includes Ward granted with IOD and CC has not wise allocation of reservations. Island City The radar graph for Island City reveals Radar Graph Table 9 : DP 2034 Amenities Reservation-zone wise (in Ha) that provision of designated medical Assessment for amenities and social amenities exceeds Greater Island Western Eastern Designation Mumbai City Suburb Suburb the DP 2034 planning benchmark, and whereas open space is almost equal to Total Built Up 385.90 23.77 253.91 108.21 Reservations the DP 2034 benchmark. Provision of Amenities assigned in DP roads is marginally less than the DP Total Un-built 2245.17 126 1311.69# 807.46# 2034 2034 benchmark, whereas, the education Amenities Radar graphs amenities provision is significantly Total 2631.07 149.77 1565.6 915.67 generated for lower than DP 2034 benchmark. The m e a s u r i n g #includes reservations in Erstwhile NDZ Areas. social amenities provision in particular the proposed significantly exceeds the DP 2034

Maharashtra Economic Development Council, Monthly Economic Digest 33 April 2015 provision of open space is prioritised in DP 2034. As a result, the per capita Open Space allocation at Greater Mumbai level has increased more than twice, through reservations. Provision of social amenities is lower than DP 2034 benchmark as reservations for sub-city markets which are provided in the PLU are not based on planning benchmarks and therefore have not been included here. These are reserved where required near city entrance/exit gates. Per capita provision of education and medical amenities is significantly lower than the DP 2034 benchmark as a result of scarcity of vacant land. Note: • The benchmarks for educational and medical facilities are also Figure 08: Radar graph for proposed per capita amenity space 2034 at Eastern Suburbs expressed in terms of land. benchmark. It is important to note that are expected to be provided through However, as they require built up Island City population has shown a pool of land for public purpose. area, with flexible FSI it would sign of decline during 2001-11 and it is be possible to meet the built-up further expected to decline in 2034. As Western Suburbs area requirement. Although some a result, the radar graph indicates that The radar graph for Western Suburbs augmentation may be possible existing amenities are over provided reveals that provision of open space from the pool of land for public for 2034 projected population. and social amenities exceeds the DP purpose, the deficit of land area may persist; Note: 2034 planning benchmark. Per capita Per capita Social amenities at Zone availability of open spaces has almost • The number of amenities included level includes Cemetery (0.03sqm), increased three times. Provision of under ‘social amenities’ individually Police Station (0.01sqm), Fire Station road area is lower than DP 2034 require small area. It has not been (0.05sqm), Police Chowky (0.01sqm) benchmark. Whereas, provision of possible to indicate reservations and local market (0.06sqm). However, education and medical amenities is for all of them. However, their it excludes per capita area for Sub-city significantly lower than DP 2034 requirements can be satisfied by market accounting for 0.15sqm and benchmark. allocation from the pool of land PSC area of 0.13sqm.as these are not Greater Mumbai for public purposes; specific reservations/ designations but At Greater Mumbai level, reveals that • Similarly specific reservations for PSC has also not been possible. Instead a provision has been made in the GDCR making it mandatory for all public buildings to provide for PSC. • In few wards provisions seem to be exceeding the benchmarks. However, in most such cases they serve adjoining wards as well. The above assessment reveals that there is a significant shortfall in provision of built amenities which primarily includes education and medical amenities. Provision of un- built amenities, particularly open spaces, has been prioritised. to be continued......

Part - III of the Execautive Summary will be published in MEDC Economic Digest, May 2015.....

Figure 08: Radar graph for proposed per capita amenity space 2034 at Eastern Suburbs

Maharashtra Economic Development Council, Monthly Economic Digest 34 April 2015 Executive Summary - MDP 2034 Executive Summary - MDP 2034

Maharashtra Economic Development Council, Monthly Economic Digest 35 April 2015 Executive Summary - MDP 2034

Maharashtra Economic Development Council, Monthly Economic Digest 36 April 2015