DNA EXCLUSIVE: Mumbai has to maintain position as commercial engine, says Ajoy Mehta

Brihanmumbai Municipal Corporation ( BMC) hopes the Development Plan 2034 & Development Control Rules will help Mumbai maintain its pre-eminence as a commercial engine. In an exclusive interview, city civic chief Ajoy Mehta clears ambiguities and misconceptions about the city's new Development Plan (DP).

Will opening of No Development Zone (NDZ) come at the cost of the environment and benefit only builders?

That is a misnomer -- NDZ was never a no-development zone. In the 1967 and 1991 DPs, Floor Space Index (FSI) of 0.5 was allowed on NDZ. Of the 13,000 hectares of NDZ in Greater Mumbai, 10,000 hectare is marked as Natural Area (NA). What is left is 3,000 hectare, of which 700 to 800 hectare has slums. Hence we are left with about 2,200 hectare, which we are taking up for development.

If the NDZ land, which we call Social Development Zone (SDZ), has to be developed, the owner will have to divide and allot one-third for housing, one-third for open space and one-third for sale. We have marked a huge portion as NA and locked it from future development with zero FSI. We have thereby saved mangroves, hill slopes and ecologically sensitive areas.

What is the rationale behind using salt pans for developing affordable homes?

We have 2,177 hectares of salt pans in Greater Mumbai, of which 1,700 hectare is in the Coastal Regulation Zone (CRZ), which we have not touched. So a major portion shall remain as buffer and environmentally sensitive zone.
We are left with 477 hectares, of which 130 hectare – that does not come under CRZ and has not been encroached -- will be opened up for building affordable homes.

Here too, two-thirds of the land will be carved out for open spaces and housing, while one third will be up for sale.

The proposals will be cleared by BMC, which is the planning authority

How do you explain the proposed revision in FSI?

We have allowed 5 FSI for commercial development. Unless I build five times the current rate, there is no way that 8 million jobs can be provided by 2034 in Greater Mumbai. As far as housing is concerned, one million affordable homes will have to be developed. Each and every FSI is provided through a thought process and nothing is done in a haphazard manner.
Besides, there is provision for higher FSI for redevelopment of buildings in suburbs, which is currently permissible only on the island city.

How will indexation of TDR (Transfer of Developmental Rights) help boost inclusive growth?

Earlier, TDR was available only in the north, but certain areas there were less valuable than those in the south. So people moved FSI from non-lucrative to lucrative areas, which did not help. FSI was moving only in one direction. Therefore, the decision was taken to implement index FSI uniformly across the city, so that one can move from Ghatkopar to Bandra. This will bring in huge fluidity and liquidity in the Development Control Rules (DCR) as well as transparency. FSI will now move uniformly, instead of in one direction.

What special initiatives have you taken for time-bound implementation of DP and DCR?

We have started making annual plans for DP implementation as Mumbai needs to maintain its pre-eminent position as commercial engine and also become an inclusive city. This year, we have allotted Rs 3,000 crore for implementation, as against the Rs 2,500 crore given last year. It is our conscious decision to keep aside portion of budget to ensure DP implementation. This will ensure structured development and provide maximum benefits to Mumbaikars.

Civic Chief Says

• TDR was available only in the north, but certain areas there were less valuable than those in the south.
• So people moved FSI from non-lucrative to lucrative areas, which did not help. 
• So decision was taken to implement index FSI uniformly across city.