A majority of residents have welcomed the BMC move. A section of media reported on Friday that the civic body's guidelines are against the decision of Mumbai Heritage Conservation Committee (MHCC).
Marine Drive residents, who have been living in age-old tenanted properties, are now a relieved lot, with the Brihanmumbai Municipal Corporation (BMC) preparing the draft guidelines for granting special permissions to redevelopment projects.
A majority of residents have welcomed the BMC move. A section of media reported on Friday that the civic body's guidelines are against the decision of Mumbai Heritage Conservation Committee (MHCC).
However, residents point out that the Marine Drive area has yet not been declared a heritage precinct. It is only a proposal and a final decision is yet to be taken.
In fact, they vociferously ask if the heritage committee would take responsibility for any loss to lives and property in the event of any eventuality.
The draft guidelines for granting 'special permission to redevelopment projects in the Marine Drive precinct', which the BMC drafted, has been submitted in an affidavit to the Supreme Court (SC). The SC is set to hear the case soon.
The guidelines would apply to those buildings which are included in the Marine Drive precinct notified by the state government, covering the 'A' 'C' and 'D' wards.
In 2014, the Bombay High Court, while disposing a writ petition, had directed the municipal commissioner to frame guidelines for the redevelopment of the Marine Drive precinct.
Based on the HC directions, the civic chief framed the guidelines, which have now been submitted with an affidavit to the SC. A majority of the residents want to go for redevelopment as they feel that their dilapidated structures are a virtual time bomb.
Mahendra Hemdev, one of the affected residents, said that redevelopment will be a win-win situation as most buildings are tenanted properties. "If redeveloped, landlords will get more FSI, tenants ownership and the state government revenue. This apart, redeveloped buildings will have enough parking space," said Hemdev.
Another resident, Kawal Shahpuri, said that their buildings are more than 70-80 years old and are in grave danger. "All buildings have undergone major renovations. Time and again, some buildings have undergone cosmetic repairs, as the cost of repairing structural damage to old, dilapidated buildings are very high," said Shahpuri.
"We are living on a time bomb. Will the heritage committee members take responsibility when we lose everything, including our lives?" said Shahpuri.
Two years ago, Shahpuri started a campaign in the area for its redevelopment and submitted signatures of more than 400 residents to the chief minister.
Also, these buildings are not earthquake-proof, points out Shahpuri. "These buildings were constructed when car parking was not an issue. In the 1970s and '80s, there were about 30 cars or so in the entire area. Now, each house has two or more cars. Go anywhere in the world, you have multi-level parking and no cars are parked on the road. But here at Churchgate, which is a prime area, roads are always congested. Where is space for parking? If buildings are redeveloped, cars can be parked inside building premises," he said.
Shahpuri added that redeveloped buildings can be made to look like heritage structures. "Each building can be made aesthetically brilliant. Look at the Powai area. It has all elements like pavements, feeling of rock buildings, domes, pillars etc. Same things can be done here as well," he said.
"Also, if there is cluster redevelopment, we will have open space, gardens, greenery and the area will definitely look more beautiful than the concrete jungle it is now," Shahpuri said.
When contacted, BMC commissioner Ajoy Mehta said that the matter is currently before the SC. "So, it would be inappropriate to comment on it at this juncture," he said.
THE BMC RECOMMENDATIONS
The draft guidelines for granting special permission to redevelopment projects divide Marine Drive into three sub-precincts: Backbay sub-precinct, Gymkhana sub-precinct and Chowpatty sub-precinct.
The civic body has recommended that buildings in the first row facing the sea be allowed to rise up to 32 metres, while those behind could be as high as 58 metres.
The average height of existing buildings at Marine Drive waterfront is 21 metres and most of them are ground-plus-five or six floors, which could now go up to 32 metres, which would include levels (basement(s)+ stilt+1 parking podium+ 8 floors).
Buildings in rows behind sea-facing buildings will be entitled for 58 metres. The new structures could go much taller (basement(s) + stilt + 2 parking podiums + 15 floors).
According to the draft guidelines, the height restrictions for the Gymkhana and Chowpatty sub-precincts have been capped at 24 and 32 metres, respectively.
The guidelines also suggest that all three sub-precincts have varying architectural style. However, it should predominantly be in the 'Art Deco' style.
The typical Art Deco style features open balconies, plaster bands/grooves, panelled windows, staircase room and dome etc
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