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.
Property81 land in mumbai what is the future
- 1. Land in Mumbai: What is the future? A recent news regarding opening of 5,300 acres of salt pan land for development in Mumbai attracted attention of a large number of people. As land is at the centre stage in this financial capital of the country, any decision in this regard affects not only the populace but also the very basis of city’s ecosystem. Hence, this article focuses on educating readers on landscape of this keenly watched global metropolis. The city of Mumbai is situated on a landmass originally composed of seven islets which have been joined through drainage and reclamation projects to form the landmass called Mumbai Island. It mostly consists of a low‐lying plain and ridges. As compared to other cities in the Konkan region off western coast of India, the natural beauty of Mumbai is unparalleled. The Mumbai Metropolitan Region (MMR) is located in the tropical zome and covers an area of 600.71 square kilometres. The area is about 10 to 15 meters above the region’s mean sea level. What the landmass consists of? Mumbai, which was called Bombay during the British colonial period, is located on a peninsula of Salsette Island. The metro area, which was originally seven islands, is joined as one island by fill removed from hilltops. The landmass of the MMR mostly consists of the following: 1. Agricultural land 2. Non‐agricultural land 3. Forest land 4. Wastelands (Salt affected land; Gullied/Eroded land, Water logged areas, Undulating upland, with/without scrubs, Sandy area, Rocky outcrops.) 5. Coastal wetland (Tidal/Mudflats, Saltpans, Vegetated, Non‐Vegetated.) 6. Hills Land is a natural resource that cannot be created. God is accepted as the sole owner of the land and 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, dense forest, sparce land, scrub land, rucky outcrop, coast wetland, water bodies etc. Out of this, 247.31 sq km is developable area while 220.5 sq km area is non‐ developable.
- 2. Where from required land parcel come? Day after day, the population of Mumbai is swelling alarmingly. All those shifting to this mega city require a place to reside and the city has already exploited beyond its available land space. Then, where this space will come from? How is it possible? Conversion of land use is seen as the answer to above questions. Here, we are stating the procedure for conversion of use of land from one purpose to another. If an occupant of land (a) which is held for the purpose of agriculture, wishes to use it for a non‐ agricultural purpose, or (b) if land is held for a particular non‐agricultural purpose, wishes to use it for another non‐agricultural purpose, or (c) desires to use it for the same non‐agricultural purpose for which it is assessed but in relaxation of any of the conditions imposed at the time of grant of land or permission for such non‐agricultural purpose, such occupant shall apply to the Collector for permission in accordance with the form prescribed. New Development Control Rules (DCR) A person regularly deals with real estate sector directly or directly. He often comes across concepts such as Floor Space Index (FSI) and Transferable Development Rights (TDR). These concepts are explained in the Development Control Regulations for Greater Bombay, 1991. These Regulations are applicable only for the City and suburbs of Mumbai. The FSI has been defined to mean the quotient of the ratio of the combined gross floor area of all floors in a building to the total area of the plot. The FSI denotes the total constructed area which is possible on a given plot of land. For instance, if the area of a plot of land is 100 square metres and the prevailing FSI quotient for that area is 1.33, then the total possible constructed area on that plot would be 1,330 square metres. The FSI is the most important component of real estate development as it signifies the amount of construction which is possible on a given plot of land. Under the DCR, different FSI quotients have 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 Mumbai are given below. Number Area and type of occupancy FSI permissible 1 Residential and Commercial Zone a) South Mumbai to Mahim b) Suburbs 1.33 1.5 2 Service Industrial Zone 1.5 3 Institutional Buildings a) South Mumbai to Mahim b) Suburbs 1.33 1.5 In the following cases, certain additional FSI is allowed: Road widening and construction of new roads: BMC would allow additional FSI on 100% of the area required for the roads if the owner of the land surrenders it free of compensation to the BMC. Institutional Buildings: BMC may permit additional FSI for such buildings subject to the terms and conditions specified by the BMC in this regard. Hotels: FSI can be exceeded by starred category of residential hotels in accordance with the terms and conditions specified by the BMC in this regard.
- 3. MHADA Schemes: Low‐cost housing schemes, for the economically weaker sections of the society, developed by the Maharashtra Housing and Area Development Authority are also eligible for additional FSI over and above those specified in the table. Cessed Buildings: For the reconstruction of cessed buildings located in the Island City, the FSI available is as high as 2.5 on the gross plot area. A cessed building means a heritage building, etc. Similarly for repairs of cessed buildings and Urban Renewal Schemes undertaken by MHADA the FSI shall extend upto the area required for rehabilitation of the occupiers. Slum redevelopment scheme: For redevelopment of slums, pavements, construction of transit camp tenements, etc. additional FSI is allowed subject to the terms and conditions specified in this regard. Software Buildings: BMC may permit the maximum permissible FSI to be exceeded by buildings on plots of Information Technology establishments set up by Public Bodies such as MHADA, SEEPZ, SICOM, etc. or their joint ventures. Future of land and Govt’s planning In its final draft of New Housing Policy and Action Plan, 2015, the Government of Maharashtra points out that key factor affecting housing is cost of land. The key to reducing cost is supply of land with Government being a catalyst in the process. The Government will introduce land supply periodically by putting in place the necessary regulatory framework to encourage supply from the private sector. It is necessary that government land as well as the lands at the disposal of State Government entities such as MIDC, Mahasagar Dairy, ULBs, CIDCO, MHADA and MMRDA are pooled together and used for housing, states the draft. The land owner i.e. State Government or its entities will be compensated at the Ready Reckoner Rate for use of their land to provide affordable housing. The government land bank will include all land available with MHADA, MCGM and MMRDA in the city of Mumbai and in the other cities of the State, the surplus lands with various State Government departments, textile mill lands in the share of MHADA, unused MIDC lands, MIDC lands where the industries are defunct and which can be used for housing etc. Preparation of the government land bank plan will ensure efficient land use. All such surplus land will be beneficially used for housing, especially affordable housing, the draft further adds. The draft makes it clear that if the lands in the Government Land Bank are reserved for any purpose, all such reservations shall stand deleted and the lands will be made available for affordable housing unless the same is environmentally not feasible.