Remaking of Mumbai

Remaking of Mumbai Federation
www.romf.orgremakingofmumbai@gmail.comMayank Gandhi

Critical issues
Housing
Infrastructure
Governance

Shortage
50,000 families
Pavement dwellers & migrants
Nil – Housing buffer stock

Proposed Rental housing projects in MMR
Rental housing
Self-contained - 160 sq.ft. (15 sqm) carpet
Plans all over the region to meet the demand

Slums
1.5 mn. families
7.5 mn. people
Low rise – High density housing
No civic services
Sub standard living

Slum Redevelopment Authority - SRA
Slums
Around 450 slum projects - 250,000 homes.
Aiming for a slum-free Mumbai by 2015.

Infrastructure…present condition
10-15 km average speed
Poor services
Crumbling infrastructure

Major INFRASTRUCTURE projects proposed
Metro
Free ways/Sea links

Major INFRASTRUCTURE projects proposed
Suburban
Monorail

Inner city chaos
5,00,000 families
2.5 mn. people
Over 30,000 buildings
Old & dilapidated
Dangerous living conditions
Poor infrastructure

Need for redevelopment…Mumbai over the years
1976
MHADA act
1969 Building repairs & reconstruction act
1949
Bombay Rent control act
Pre -1940
1986
Amendments in MHADA
act
Tenant
co-operative
70% consent for redevelopment.
Post 1950
Over 20,000 buildings built on chawl style for clerks and workers in island city
Removed the incentive for landlords to repair and maintain their buildings
Incentive F.S.I to developers
High Demand for housing and increase in population and trade in island city
1999
Reconstruction policy
Human & property loss
July 2005
Record rainfall
- Major disaster
October 2005
Concept plan submitted to Chief Minister by
Lalit Gandhi
PPP, JV
Sector redev
2007
State Housing Policy
March 2009
Cluster Development policy

Inner city infrastructure…
Close to collapse

Building Conditions…
Dilapidated
Dangerous

Average living space

nd.html
40 years - 2,750 minor & major instances of collapses.
750 died
1,600 injured
Loss of Properties and Livelihood
On the July 26th, 2005 heavy rains resulted in collapse of 4 buildings and around 100 deaths
This has triggered the formation of a citizen centric NGO called the Remaking of Mumbai Federation

Managing Committee - RoMF
Founder chairman
Jt. Coordinator
President
Secretary
Chairman
KrishanKhanna
Founder, iwatch
Justice P N Bhagwati,
Ex Chief Justice of India
Mayank Gandhi,
Activist
Darshan Gandhi
B.Tech, Civil, IIT - Bombay
Late Shri. LalitGandhi,
Past President, MCHI
Vice Presidents
Master Visionary
GirshGokhale
Ex Mun. Comm, Mumbai
Y P Trivedi
Hon. RajyaSabha Member
Padmashree Nana Chudasama
World Chairman of GIANTS
Anand Gupta
Ex Chairman, BAI
Adolf Tragler
Dir, SRS
H.H Sri Sri Ravi Shankarji

Coordinator
Advisory Council
Jt. Secretary
GurunathDalvi
( President- Institute of Architects)
Vijay Kalantri
(Pres- All Indai Assn. of Industries)
MahableshwarMorje
( Gen. Sec- Flat Owners Assn)
Shankar Desai
( Past Pres- Builders Assn. of India)
VikasNarayan
(Vice Presi-Tenants Assn. of India)
Zoeb A Bootwala
(Pres. Sir JJ Marg Citizens Wel Assn)/
Ashok Gulati
(Realty expert)
Treasurers
VimalPunmiya
( Chairman-All India Biss. Council)
Muhammadli Patel
(Gen Sec- Fedn.of Assn of Maha)
ShashankNinawe
( Prof- Raheja College of Archi)
S Dharmadhikari
( Pres- Ind. Soc. Structural Eng)
YashwantDalal
(President- Estate Agent’s Assn.)
VinodSampat
( Presi- Co-Op-Soc ResiUsers & Welfare Assn.)
Permanent invitees
Members
A Jockin
(Presi- Nat’l Slum Dwellers Fed.)
SharadMahajan
(Architect)
V.K.J. Rane
(Ex. Md.-IndRly.Construction)
Dr. P S Rana
Ex Chairman, HUDCO
KaizerRangwala
RangwalaAsso, Los Angeles
Anil Hatkar
Lambda Alpha Intl , US
Dr. David Fisher
Dynamic Intl Ltd., Rome and London
Sunil Shastri
Ex. Cabinet Min.
MahenderVasandani
M square, Illinois
Dr. Vijay Khole
Ex- VC Mum. Univ
Dr. SnehalathaDeshmukh
Ex- VC Mum Univ
ShashiPrabhu
Architect
Narayana Murthy
Chief Mentor - Infosys
GirishBhagat
The EuroIndia Center

Over 17,000 local members and
Associations
NGOs
Old Building Landlord Welfare Association
Citizen Forum for C Ward Development
Federation of Assn. Of Maharashtra
Indian Soc of Structural Engineers.
The Inst. of Engineers (I)
All India Business Council
Indian Council of Foreign Trade
All India Assn. Of Industries
Maharashtra Soc. Welfare Assn.
Indian Merchants' Chamber
Indian Concrete Institute
Mumbai District Co-op Housing Fedn Ltd
Estate Agents Assn.
Builders Assn. Of India
Giants International
Flat Owner's Assn.
Slum Rehabilitation Soc.
Tenants Assn. of India
Academic Institutions
Mumbai University
The Indian Institute of Architects
Sir J. J. College of Architecture
Rizvi College of Architecture

International tie-ups…
COUNCIL ON TALL BUILDINGS AND URBAN HABITAT (CTBUH)
To support RoMF in Remaking Mumbai with Sector-by-Sector redevelopment.
The agreement will help to bring together all of the disciplines involved in creating the urban environment on a global basis.
RoMF has been appointed as the country leader and will be in a position to bring the best planners, architects, developers & consultants for rejuvenating Mumbai into a world class city.

CTBUH Members

RoMF
Mission: Save Mumbai – Make Mumbai
Objectives:
Cluster development
Deliberate planning process for the entire city of Mumbai
Increase and augmentation of infrastructure
Creation of housing stock for the poor.
Transform Mumbai into a WORLD CLASS CITY.
Replicate this process in all major cities of India and outside

Hong Kong, Singapore, Shanghai and many other cities were in much worse shape than the present Mumbai.
It is high time to muster strong political and administrative will and by applying innovative ideas, latest technology and the use of the public- private partnership - remake Mumbai to
“A WORLD CLASS CITY”

24
Early Shanghai
Poor infrastructure
Abysmal quality of life
Crammed population

25
Shanghai 2006
Block-by-block development
Strong political and administrative will

26
Hong Kong in 1965
Low Shanties
No open spaces
Unplanned growth
Few green areas

27
Hong Kong in 1980s

Hong Kong today

Singapore in 1972
Crammed layout
Horizontal structure
No open space

Singapore today
World class city
Sector by sector massive development
FSI of 5-25

Housing policy for inner city redevelopment
2 redevelopment model
Individual buildings – DCR 33(7)
Clusters – DCR 33(9)

Process of redevelopment
Purchase / development rights of existing buildings
Agreements with tenants
Removal of existing buildings to transit accommodation
Clearing of space
Constructing Rehab buildings
Shifting tenants back
Parallellyconstructing free sale apartments along with all infrastructure and sustainable measures
Selling extra incentive area

DCR 33 (7)
FSI of 2.5 or Rehab + Incentive, whichever is more
1 Property – 50% incentive
2-5 Properties – 60% incentive
6 or more Properties – 70% incentive

Individual building redevelopment
Further load on existing POOR INFRASTRUCTURE
Decrease in per capita OPEN SPACE, PARKING & AMENITIES
Shortage of WATER
Average travel speed – 6-8 kmph & bottle necks
Damage to CULTURAL HERITAGE
Only feasible buildings get redeveloped
UNSUSTAINABLEmodel of development

Maharashtra State Housing Policy 2007
some excerpts of redevelopment
Incentivizing redevelopment through cluster approach.
Facilitate market oriented redevelopment strategy.
Promote higher FSI to large cluster redevelopment.
To transform the fractured development in to cohesive urban unit as laid down in Development Plan
Promote better living environment & living standards
To facilitate development and proper maintenance of infrastructure
To generate surplus tenements for rehabilitation of the occupiers who are on the master list of MHADA
MHADA will play the nodal role in the cluster approach
MHADA shall be a signatory to all the agreements to provide greater acceptability and credibility amongst the tenants and landlords.
In order to accelerate the redevelopment of old and dilapidated buildings, it is proposed to encourage redevelopment projects through joint ventures in which MHADA along with the tenants, landlords and private developers will come together for undertaking redevelopment of cluster

DCR 33 (9) – cluster redevelopment
FSI of 4 or Rehab + Incentive, whichever is more
Area between 1 and 2 acres – 55% incentive
2 and 3 acres – 65% incentive
above 5 acres – 80% incentive

Principles of Cluster redevelopment
PPP basis
Cluster approach
Self- financing scheme
Inclusive process with win-win solutions
Sustainability measures
In-situ rehabilitation
Transparent and accountable process
Global best practices with local involvement

Advantages
Upgradation & augmentation of INFRASTRUCTURE
LIFE TIME MAINTENANCE of buildings - free of cost
INCLUSIVE APPROACH
Restoration of HERITAGE & RELIGIOUS buildings
FINANCIAL INCENTIVES to the building landlords
HOLISTIC PLANNING
SUSTAINABLE DEVELOPMENT
Fast process of city REMAKING
SELF FINANCING model
WIN – WIN solution for all

as per new DCR 33(9)

Sustainable Development & the City
Clean Air
Recycling
Bio-Diversity
Bio-Capacity
Outside
The Premises
Power
ECOLOGICAL
Infrastructure
Water
Inside
The Premises
SOCIAL
Growth
SUSTAINABLE
DEVELOPMENT
ECONOMIC
Cultural Identity
Value
Amenity
Employment
Public safety
Productivity
Public service

Sustainable Development & the City

Water management
(Usage Augmentation)
Marine release
Harvesting
Absorbed into ground
Storm water
Evaporated into Air
Rain
Bioswale
Waste water to Municipal treatment
SOLID Waste
Filters 2. Chemical
Treatments
3. UV sterilizer
Bath
Sink
Municipal water supply
Toilet & Urinal
Laundry
Dish water
Commercial

Black water management
Carbon
Dioxide
H
H
C
H
H
Energy
( Back To Grid)
Methane
Reactor
Solid Waste
Clean Pathogen
Free water
UV Radiation/ Ozone
Black water
Landscape /
Irrigation
Micro pore
Filter
Result - 37 % savings

Energy network
Loss 20%
Heat 50%
District
Hot water
Centralized
MechanicalRoom
Waste 70%
Energy Source
100%
Traditional
Supply to
Individual Users
Centralized
Electricity Room
Electricity Supply Grid
Electricity
Electricity
30%
Utility Company
Power Generation
Alternative energy
Utility
Cogeneration
Facility
On-Site Ultra-Efficient & Clean
Power Generation
Fuel Cells
Wind
Turbines
On-Site Renewable Power
Generation
Photovoltaic
Arrays
End User
Result - 39 % savings

Solid Waste Management
Individual Discharge
Without separation
waste collection
Landfill
Garbage containers
Local collection and carriage without separation
Traditional
Proposed
Production stream
New Product to users
Manufacturer
Central trash yards
Dry waste
Non Recycled waste
Rotating separator Compactor & Container
Wet waste
Pneumatic waste Collection system
Back to Grid
Recyclable waste
Incinerator center
Landfill
Diverter

Area Advantage
Vertical growth
Existing cluster
Public amenities –
Temples, jainderasars, masjids, agiaries
Augmented infrastructure Parking, sewage treatment, water recycling, waste management
Existing new buildings, schools, heritage structures, health centers etc will be maintained and augmented.
Wide roads
Public spaces

Outcomes – Infrastructure matrix
* Values of Present & individual from diff sources & Cluster outcomes on RoMF’s pilot project master plan

Tenant’s Advantage
Single room tenement to 300 sq.ft house
In-situ redevelopment
Nearby transit
Financial guarantees will be given along with penalty clause
Two level Grievance Council consisting of ex-judges, ex-bureaucrats and eminent
citizens
Corpus fund to ensure life time free maintenance.
Revenue from extra parking areas, hosting of hoardings and hiring of community
halls for rehab buildings
Convertible debenture to each tenant which will convert into equity
Landlord’s advantage
Fair compensation

Traders and Shopkeepers advantage
In-situ redevelopment
No malls and super bazaars in the free sale component
Shops in the ground floors with road frontage will be rehabilitated in the same way
Rehabilitation in the last stage to minimise the loss of income
Advantages for the hawkers and laborers
Increased work opportunities for laborers
Dormitories with clean beds, kitchen and toilet blocks
Separate hawking zones
Back lanes in markets and shopping areas for loading and unloading.
Increased public toilets and rest rooms.

OUTCOMES - Housing & Infrastructure
50,000 croresINFRASTRUCTURE DEVELOPMENT FUND
AFFORDABLE HOUSING for Lower & middle income groups
>25,000 units Housing stock EWS & LIG
GOOD QUALITY housing for rehabilitated people
WORLD STANDARD LIFE QUALITY

Cluster in C Ward…
A1 Patel Road
Mumba Devi Temple
S Podar Marg
B Jaykar Marg
Zaveri Bazar
Abdul Rehman Street
Mosque
Sheikh Menon Street
Dadisheth Agiary Street
ROMF
S K Patil Udyan
MJ Market
Swadeshi Market
MaharshiKarve Road
Mangaldas Market
J Shanker Sheth Road
Kalbadevi Road
Princess Street
Kalbadevi Road
Total Area 233 acres
Number of Buildings 2, 202
Cessed Buildings 1, 777
Population 96, 673
Residential units 22,222
Avg size 140 sq ft
Commercial units 20,000
Avg. size 150 sq ft
Night time: Day time
population ratio 1 : 5
Lokmanya Tilak Marg
Marine Lines
Station
Shamaldas Gandhi Marg
MaharshiKarve Road
Lokmanya Tilak Marg

Data mapping…

Various Clusters

Summary of clusters

Building details of every cluster

Details of every building

Communities
Hindu
Christian
Muslim
Parsi

6-7%Single person that share a place with other people
Age 22-58 male
7% Servants
32-35 % Kids
2.5 / house
49% Residential
50-52% Couples
Age around male 24-55
female 23-50
3% Widow
Age 45-58
3-4% Elderly
Age around 58-70
Source: Various HH surveys by RoMF

30-32 % Paper-Printing
10-15 % Office
1,2 %Agent
25-30% Shop
1-2 % Doctor
1 % Pan Shop
51% Commercial
2-3 % Gold
1-2 % Tea Shop
25-30 % Textile
1 % Electronics
2-3 % Restaurant
10 % Miscellaneous
Source: Various HH surveys by RoMF

Public Participation…
Building Representative Forum (BRF)
3 to 5 representatives from each building for discussions, opinions & changes in the master planning and individual building design
Citizens Forum for C Ward Development (CFCD)
A large group of eminent citizens of C ward who have come together to work constructively for the redevelopment of its ward and is represented by a managing committee and a mohalla committee consisting of representatives of each of the 129 mohallas
Federation of Associations of Maharashtra (FAM)
An apex body representing more than 750 associations/chambers of Trade, Transport and Small Scale Industries from all over Maharashtra. FAM has been able to gain the confidence and respect of the Trading community, since it has been trying to solve problems and genuine grievances of business community when they are in difficulties
Old Building Landlords Welfare Association (OLWA)
Association formed for the cause of the landlords of dilapidated buildings in Mumbai, who are suffering from various laws imposed under the Bombay Rent Control Act.

Public outreach
Sharing the concept – 3 public mtgs of over 15000

Public outreach
Mohalla and street meetings for Sharing the concept

Public outreach
Public meetings to unveil plan and policies

Public outreach
Building wise meetings

Public outreach
Street and locality opinion forming

Public outreach
Business and commerce

Public outreach
Door to door suggestions

Public outreach
24 hrs free ambulance inaugurated by Dy Mayor and Ex- MP

Public outreach
Disaster Relief Cell

Public outreach
Involving global technical experts

Public outreach
Public seminars on various issues

Public outreach
Understanding the issues

Public outreach
Design studio with Indian and Int’l architecture students

Public outreach
Public exhibition on some works

monthly newsletter in 4 languages – over 22,000 copies

3 Round table discussions on
Inner city redevelopment of India
Remaking Sustainable Cities in the Vertical Age
Remaking Sustainable Cities: Infrastructure & Finance

CTBUH 2010 Conference, 3rd – 5th Feb, Mumbai
“Remaking Sustainable Cities in the Vertical Age"
77 global speakers & 1100 delegates,
spanning 29countries

Pilot project - 30 acres
Pilot project - 30 acres

Proposed 30 acres project in Chirabazar area

Project details…
Cluster area
Total buildings (including new, temples etc)
Buildings under proposal
Residential tenements
Commercial tenements
Total tenements
Locked units
Net open premises
Consent received - 13th May 09
% of consents received
Consent % of open premises
30 acres
373
362
3,840
4,484
8,324
962
7,281
6,092
73.9%
83.7 %

CPMC - City Planning and Monitoring Committee
Chief Minister
Mayor & Dy. Mayor,
Leader of opposition
Members of various associations
Chambers of federation,
National & int’l developers, Consultants & collaborators,Planners, designers,
FI’s, FII’s etc
Development authorities/ Municipal corporations,
Public Works Dept.
Traffic & Transport authorities
Water supply and sewage treatment agencies,
Telecom, electricity
Other Para-statal agencies
CUDC
Government
Undertaking
State
Local
Stakeholders
Advisory Committee Accountability, Transparency
Survey &
Planning
City Planning and
Monitoring Committee
( CPMC )
Creation of sectors
Finance, Environment & Ecology
Project Mgnt & Monitoring
Sector by Sector development Scheme (SSDS)

Concept
CPMC – City Planning and Monitoring Committee
Public Private People Partnership for Regulating, Planning and Monitoring
Objectives
Functions
Survey and Study
Sectorial planning pertaining to old& dilapidated buildings
Pro-active facilitating
Prequalification of Sector Developers
Execution of social infrastructure
Enabling laws / rules
Rehousing of tenants, landlords etc
Monitoring quality, time and aesthetics by
international project management firms
Formation of a City planning and monitoring
corporate through a SPV on a PPP basis
Create mode of implementation by Sector – by – Sector Development scheme
Address all other categories of development
Involve global and top quality professionals
Create Financial Tools
Create Accountability and transparency
structure through Corporate Governance

Do not doubt that a small group of thoughtful people could change the world. Indeed, it's the only thing that ever has.
- Margaret Mead

Remaking of Mumbai

by romf on Oct 28, 2010

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Remaking of Mumbai — Presentation Transcript