Property81 land in mumbai what is the future
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Land in Mumbai is a limited and valuable resource, and any decisions around its development have wide-ranging impacts. The city was originally composed of seven islands joined together, and most of its landmass consists of agricultural, forested, wasteland, coastal wetlands, and hilly areas. As the population grows, pressure increases to convert land to other uses like housing. The government aims to increase land available for development through its land bank, which would pool surplus lands from various state entities to efficiently increase affordable housing supply in Mumbai.
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Property81 land in mumbai what is the future
- 1. LandinMumbai:Whatisthefuture? Arecentnewsregardingopeningof5,300acresofsaltpanlandfordevelopmentinMumbai attractedattentionofalargenumberofpeople.Aslandisatthecentrestageinthisfinancialcapital ofthecountry,anydecisioninthisregardaffectsnotonlythepopulacebutalsotheverybasisof city’secosystem.Hence,thisarticlefocusesoneducatingreadersonlandscapeofthiskeenly watchedglobalmetropolis. ThecityofMumbaiissituatedonalandmassoriginallycomposedofsevenisletswhichhavebeen joinedthroughdrainageandreclamationprojectstoformthelandmasscalledMumbaiIsland.It mostlyconsistsofalow‐lyingplainandridges.AscomparedtoothercitiesintheKonkanregionoff westerncoastofIndia,thenaturalbeautyofMumbaiisunparalleled.TheMumbaiMetropolitan Region(MMR)islocatedinthetropicalzomeandcoversanareaof600.71squarekilometres.The areaisabout10to15metersabovetheregion’smeansealevel. Whatthelandmassconsistsof? Mumbai,whichwascalledBombayduringtheBritishcolonialperiod,islocatedonapeninsulaof SalsetteIsland.Themetroarea,whichwasoriginallysevenislands,isjoinedasoneislandbyfill removedfromhilltops.ThelandmassoftheMMRmostlyconsistsofthefollowing: 1. Agriculturalland 2. Non‐agriculturalland 3. Forestland 4. Wastelands(Saltaffectedland;Gullied/Erodedland,Waterloggedareas,Undulatingupland, with/withoutscrubs,Sandyarea,Rockyoutcrops.) 5. Coastalwetland(Tidal/Mudflats,Saltpans,Vegetated,Non‐Vegetated.) 6. Hills Landisanaturalresourcethatcannotbecreated.Godisacceptedasthesoleownerofthelandand Government as its administrator. Other than personal ownership of land, a land pool used for welfare of general public is administered by the government. In Mumbai, the total area of land owned by the government is 467.81 sq km which consists of industry, agriculture, plantation, airport/harbour,beach/gruynes,denseforest,sparceland,scrubland,ruckyoutcrop,coastwetland, water bodies etc. Out of this, 247.31 sq km is developable area while 220.5 sq km area is non‐ developable.
- 2. Wherefromrequiredlandparcelcome? Dayafterday,thepopulationofMumbaiisswellingalarmingly.Allthoseshiftingtothismegacity requireaplacetoresideandthecityhasalreadyexploitedbeyonditsavailablelandspace.Then, wherethisspacewillcomefrom?Howisitpossible? Conversionoflanduseisseenastheanswertoabovequestions.Here,wearestatingtheprocedure forconversionofuseoflandfromonepurposetoanother. Ifanoccupantofland(a)whichisheldforthepurposeofagriculture,wishestouseitforanon‐ agriculturalpurpose,or(b)iflandisheldforaparticularnon‐agriculturalpurpose,wishestouseit foranothernon‐agriculturalpurpose,or(c)desirestouseitforthesamenon‐agriculturalpurpose forwhichitisassessedbutinrelaxationofanyoftheconditionsimposedatthetimeofgrantofland or permission for such non‐agricultural purpose, such occupant shall apply to the Collector for permissioninaccordancewiththeformprescribed. NewDevelopmentControlRules(DCR) Apersonregularlydealswithrealestatesectordirectlyordirectly.Heoftencomesacrossconcepts such as Floor Space Index (FSI) and Transferable Development Rights (TDR). These concepts are explainedintheDevelopmentControlRegulationsforGreaterBombay,1991.TheseRegulationsare applicableonlyfortheCityandsuburbsofMumbai. TheFSIhasbeendefinedtomeanthequotientoftheratioofthecombinedgrossfloorareaofall floorsinabuildingtothetotalareaoftheplot.TheFSIdenotesthetotalconstructedareawhichis possibleonagivenplotofland.Forinstance,iftheareaofaplotoflandis100squaremetresand theprevailingFSIquotientforthatareais1.33,thenthetotalpossibleconstructedareaonthatplot wouldbe1,330squaremetres. TheFSIisthemostimportantcomponentofrealestatedevelopmentasitsignifiestheamountof constructionwhichispossibleonagivenplotofland.UndertheDCR,differentFSIquotientshave been specified for different parts of Mumbai divided into zones such as residential, commercial, industrial, educational etc. The maximum permissible FSI earmarked for some of the areas in Mumbaiaregivenbelow. Number Areaandtypeofoccupancy FSIpermissible 1 ResidentialandCommercialZone a) SouthMumbaitoMahim b) Suburbs 1.33 1.5 2 ServiceIndustrialZone 1.5 3 InstitutionalBuildings a) SouthMumbaitoMahim b) Suburbs 1.33 1.5 Inthefollowingcases,certainadditionalFSIisallowed: Roadwideningandconstructionofnewroads:BMCwouldallowadditionalFSIon100%ofthearea required for the roads if the owner of the land surrenders it free of compensation to the BMC. InstitutionalBuildings:BMCmaypermitadditionalFSIforsuchbuildingssubjecttothetermsand conditionsspecifiedbytheBMCinthisregard. Hotels:FSIcanbeexceededbystarredcategoryofresidentialhotelsinaccordancewiththeterms andconditionsspecifiedbytheBMCinthisregard.
- 3. MHADASchemes:Low‐costhousingschemes,fortheeconomicallyweakersectionsofthesociety, developed by the Maharashtra Housing and Area Development Authority are also eligible for additionalFSIoverandabovethosespecifiedinthetable. Cessed Buildings: For the reconstruction of cessed buildings located in the Island City, the FSI availableisashighas2.5onthegrossplotarea.Acessedbuildingmeansaheritagebuilding,etc. SimilarlyforrepairsofcessedbuildingsandUrbanRenewalSchemesundertakenbyMHADAtheFSI shallextenduptothearearequiredforrehabilitationoftheoccupiers. Slumredevelopmentscheme:Forredevelopmentofslums,pavements,constructionoftransitcamp tenements,etc.additionalFSIisallowedsubjecttothetermsandconditionsspecifiedinthisregard. SoftwareBuildings:BMCmaypermitthemaximumpermissibleFSItobeexceededbybuildingson plots of Information Technology establishments set up by Public Bodies such as MHADA, SEEPZ, SICOM,etc.ortheirjointventures. FutureoflandandGovt’splanning InitsfinaldraftofNewHousingPolicyandActionPlan,2015,theGovernmentofMaharashtrapoints outthatkeyfactoraffectinghousingiscostofland.Thekeytoreducingcostissupplyoflandwith Governmentbeingacatalystintheprocess.TheGovernmentwillintroducelandsupplyperiodically byputtinginplacethenecessaryregulatoryframeworktoencouragesupplyfromtheprivatesector. ItisnecessarythatgovernmentlandaswellasthelandsatthedisposalofStateGovernmententities suchasMIDC,MahasagarDairy,ULBs,CIDCO,MHADAandMMRDAarepooledtogetherandused forhousing,statesthedraft. Thelandowneri.e.StateGovernmentoritsentitieswillbecompensatedattheReadyReckoner Rateforuseoftheirlandtoprovideaffordablehousing.Thegovernmentlandbankwillincludeall landavailablewithMHADA,MCGMandMMRDAinthecityofMumbaiandintheothercitiesofthe State,thesurpluslandswithvariousStateGovernmentdepartments,textilemilllandsintheshare ofMHADA,unusedMIDClands,MIDClandswheretheindustriesaredefunctandwhichcanbeused forhousingetc.Preparationofthegovernmentlandbankplanwillensureefficientlanduse.Allsuch surplus land will be beneficially used for housing, especially affordable housing, the draft further adds. ThedraftmakesitclearthatifthelandsintheGovernmentLandBankarereservedforanypurpose, allsuchreservationsshallstanddeletedandthelandswillbemadeavailableforaffordablehousing unlessthesameisenvironmentallynotfeasible.