7.1] Criteria for site selection

7.1 Criteria for Site selection

This chapter will cover the development of site criteria that will determine the selection of a site within Mumbai. Based on the inferences from the research findings and case studies, an existing mixed-use cluster will be selected which should be redeveloped or need an urban revival to provide quality life to the residents of the locality. This process will be explored and explained further in the chapter with all the regulations and the stakeholders involved in the redevelopment procedure of the particular plot. The site criteria have been created based on the studies conducted in the previous chapters. The criteria will help focus on an appropriate locality within the city and begin working on the development of that area. The following conditions have been prepared to begin site selection.

7.1.1 High density areas

Over the years, the population has increased at a very fast pace, especially in the city centres. Areas which have chawl like structure and during the olden times these were mostly inhabited by the mill workers or the working class individuals who had migrated to Mumbai for work and earn additional money for their families. But over the years, because of the increase in the family sizes and increased migration, the tenement sizes are not sufficient for living. The density in such areas has increased very much and therefore redevelopment of such structure is necessary to provide better living conditions.

7.1.2 Infrastructure quality

Localities in the city centres where the buildings were constructed almost a century ago and were mostly of 4-5 storey could be a suitable site for the project. Settlements constructed in those times were mostly of smaller sizes to accommodate only the working individuals. As years passed, these buildings have been exposed to the forces of nature and the structural stability of these structures have degraded and also many buildings have collapsed during heavy rains. Thus such structures need to be redeveloped before they cause any harm to the residents. The buildings which are under continuous repair or cannot be repaired would be suitable for the redevelopment project. Buildings having retails shops and offices at the lower levels and residential typology on the above floors are existing mixed use buildings and would be suitable for the site.

7.1.3 Individual plot sizes

As seen in the development plan as well the existing built structures, the sizes of individual plots are very small because in the olden times the requirements were very less since the population in the cities was sparse. But after the increase in population the demand for more amenities, parking etc. have increased. These are low rise buildings and the open spaces between such structures is very less. Therefore, these type of buildings whose individual redevelopment will not be possible are amalgamated and the entire land is considered as a single plot for redevelopment under the cluster redevelopment scheme.

Figure 75)– ‘D’ ward from DP 2034

Source: - http://www.udri.org/wp-content/uploads/2018/10/SM%20Sheets/Island%20City/IC13.PDF

7.1.4 Poor habitable conditions

Since the buildings constructed in the olden times were small and the individual tenement for accommodation was also short. These buildings have common bathrooms and washrooms for the residents, generally at every floor or common for the entire 2-3 storey building. But now, since the number of people living in these areas have increased, the sanitation facilities provided are not favourable. Every house should have its own toilet and bathing areas. Also these closely spaced old buildings, do not allow natural light and ventilation for every residential unit. Thus such buildings with poor habitable conditions should undergo redevelopment.

7.1.5 High Demand for Land

Land prices in South Mumbai are very high because of high demand. Therefore the right redevelopment model can a better sale value of the incentive FSI as well as provide good rehabilitation schemes for the old tenants. Based on the ready reckoner rates provided by the government, the rates of offices as well as residential plots are very high which can fetch the developers a good amount for their sale component and help in recovering the costs of construction of the entire cluster development scheme (CDS). Also the FSI provided for CDS is 4 which is more than any normal redevelopment, thus allowing the developer to have a good amount of sale flats and offices for the recovery of costs.

7.1.6 Sustainability aspect

Looking at the current individual redevelopment models happening in South Mumbai, the buildings are not able to accommodate all the green building feature like waste water treatment, energy conservation etc. Therefore, a CDS in such area could help in including all the sustainable design features and reduce the pressure on the land in these high density areas in the centre of the metro cities like Mumbai.

7.1.7 Minimum size requirements as per DCPR 2034

Cluster Development Scheme (CDS) means any scheme for redevelopment of a cluster of buildings and structures over a minimum area of 4000 sq. m in the Island City of Mumbai and 6000 sq. m in the Mumbai Suburbs &Extended Suburbs, bounded by existing distinguishing physical boundaries such as roads, nallas and railway lines etc. and accessible by an existing or proposed D.P. road which is at least 18 m wide whether existing or proposed in the D.P. or URP or a road for which Sanctioned Regular line of street has been prescribed by the MCGM under MMC Act, 1888. Such cluster of buildings (hereinafter referred to as Cluster Development (CD) shall be a cluster or a group of clusters identified for urban renewal.