Seven Points for a New Koliwada 1. Institutional setup- Dharavi Koliwada Self Development Corporation 2. Participation, not ownership/ Built property, not Land 3. Demat Land- Koli Jamaat Bank 4. The Developer’s share- 100% TDR 5. Ground Plane for amenities 6. The DKSP Corpus- Commercial spaces for lease 7. Koliwada gives to the city (dharavi.organic)
1. Institutional Setup “ Dharavi Koliwada Swayamoddhar Pradhikaran” (DKSP) (Dharavi Koliwada Self Development Corporation) This shall include all the residents of Koliwada, the tenants as well as the Koli Jamaat Trust in a consolidated whole. The DKSP shall be run by representatives elected from the residents and tenants in a democratic process, assisted by financial, legal, planning and social experts.
2. Participation, not ownership The ownership (those possessing property cards, as well as common-law ownership) shall all be subsumed into the DKSP. This amounts to around 7.5 acres of land, including the Jamaat owned 10,000 sqm. Effectively each resident shall now be a part owner of all the 7.5 acres. Built property, not Land Individual Ownership shall now be defined as the built property owned (house, shop, industrial space, warehouse, etc.), not the land on which the property is built, which belongs to the DKSP and its shareholders collectively.
3. Demat Land- Koli Jamaat Bank The erstwhile value of land shall be preserved in the form of dematerialized ‘shares’ amounting to a number of ‘shares’ per unit land, incorporating into its value dividend payouts from the corpus of income generated by the DKSP. Financial experts shall determine the Net Asset Values of these ‘shares’ adjusted from time to time for changing land values. Erstwhile tenants as identified shall be eligible for ‘shares’ amounting to 25% of the worth of a ‘share’ owned by erstwhile landowners.
3. Demat Land- Koli Jamaat Bank These shares can be freely bought and sold only within the members of the DKSP. Tenants may have to merge their shares with landlords for viability of households. Shares may be encashed for their NAV, effectively giving up all claims for their future value. Each ‘shareholder’ shall get a built up area equivalent to the shares held, so the earlier land holdings continue . Each shareholder would have the right to have tenants, based on rules framed by the DKSP. A bank (Koli Jamaat Bank) shall have to be set up for the Demat accounts and transactions under the DKSP.
4. The Developer’s share- 100% TDR It is understood that the massive restructuring of infrastructure and rebuilding the physical spaces of Koliwada cannot be funded by the current residents alone, and will require developers to financially support the reconstruction. Each developer who builds for the DKSP shall now avail 100% Transfer of Development Rights (TDR) as FSI anywhere in the city, for proposals of buildings with unit areas not less than 1000sft. This implies that the developer can build more housing for the upper middle class and above, adding to building supply in the city. No building other than owned by the DKSP shall be built on Koliwada land. The DKSP may negotiate cash incentives with private developers in addition to the reconstruction to add to its corpus.
5. Ground Plane for Amenities The Ground Plane of Koliwada shall be excluded from individual ownership completely. Amenities as decided by the DKSP for the benefit of all the residents shall be created there. This will include schools, health centers, welfare centers, community spaces, religious spaces, open to sky spaces and recreational spaces, and, of course shopping. All of these shall be accessed by pedestrian movement alone. The areas under the buildings can be used as they are used now-for social interaction, household activity, rituals, even production with mutual understanding between neighbors. Open to sky spaces should be sought within the tight conditions of building, and may be associated with places of worship or community places. Vehicular access into Koliwada shall be extremely controlled, restricted only to shall internal roads perpendicular to the access roads and ending in cul-de-sacs, where community parking may be provided.
6. The DKSP Corpus- Commercial Spaces for Lease A corpus as well as recurring income shall need to be generated for the maintenance of the redeveloped Koliwada as well as for the welfare of its residents. Two stretches of land one to the north, and one to the south can be identified for commercial development.
6. The DKSP Corpus The northern stretch parallel roughly to the road leading to the T junction can be developed as commercial warehousing, leased out to the leading stores of the city for keeping goods. These ware houses can be constructed by the stores themselves on a Build-use-transfer basis for a fixed frame of around 10 years.
6. The DKSP Corpus The southern stretch parallel to the internal road touching the rest of Dharavi (along the Holi Maidan) shall be developed as smaller commercial establishments of around 300sft each, leased out mainly to the residents of Koliwada as well as the larger Dharavi for service providers. Koliwada cannot separate itself out from the larger fortunes of Dharavi and this stretch shall be the place for interaction and collaboration. The monies gained form all these leases shall be added to the larger corpus of the DKSP.
7. Koliwada gives to the city (dharavi.organic) Dharavi has copious expertise in recycling, self-help housing and setting up of small entrepreneurships. This expertise should be available to the city at large. The DKSP should create academic and knowledge sharing bases to benefit the rest of Mumbai. Mentoring is the keyword here. The city should realize the value of the alternate processes prevent in this neglected (and damned) area of the city, for it has much to learn from it.