Mumbai: The draft Mumbai Metropolitan Regional Plan 2016-2036, currently under scrutiny by urban planners, environmentalists, and citizens for alleged gross negligence on environmental and civic issues, has provided for construction up to 24 metres in height, or eight floors, in all gaothan s.
Presently, construction is allowed only up to nine metres in gaothan s, or villages, which have largely remained unchanged while the the modern city grows around them. The gaothan s have been given an FSI of 1, equivalent to that under the Station Area Development Scheme (SADS). The Gaothan Expansion Scheme (GES) permits expanding gaothan s up to 200m beyond their existing boundaries. At present, construction can only be nine metres in height in gaothan s.
The Mumbai Metropolitan Region comprises eight municipalities (Mumbai, Thane, Ulhasnagar, KDMC, Mira-Bhayander, Bhiwandi-Nizampur, Navi Mumbai and Vasai-Virar), nine municipal councils (Ambernath, Badlapur, Alibag, Karjat, Khopoli, Matheran, Panvel, Pen and Uran), 35 census towns and 994 villages. Of its 22.8-million population, 87.26% reside in the municipalities, spread across 4,311.75 sq.km.
“We have questioned the necessity for increasing construction height up to 24m in the draft plan,” Pankaj Joshi, executive director, Urban Design Research Institute (UDRI), said.
The Development Control Regulations (DCR) will not be applicable to gaothan s located in areas governed by municipal corporations and councils, nagar panchayats, special planning and new town development authorities. This means new villages will opened to real estate development. Under the GES, the extra 200 metres allowed for each gaothan to expand will be available for development for premium. This premium will be 30% of the land’s cost as prescribed in the Annual Statement of Rates for the year, and should be paid to the concerned branch of the Town Planning Department.
In places where more than 50% of the survey number falls within the expanded 200m area, the rest of the survey number with single ownership shall be considered for development under this regulation against a premium of 30%.
“What is the hurry to urbanise existing villages? Have those villagers asked this of the authorities? Did the authority even bother to ask villagers for their feedback before proposing changes? During our campaign in the MMR, thousands of villagers have said they are against this plan,” Chandrashekhar Prabhu, a well-known urban planner and housing expert, said.
The Mumbai Metropolitan Region Development Authority (MMRDA) is expected to organise a hearing for all suggestions and objections it has received to the regional plan, and changes will be incorporated based on merit.
