Liberalized Micro-Level Plan Parel-Sewri Mumbai

Master of Urban Planning Faculty of Planning Urban Expansion And Regeneration Planning Studio Monsoon-2022 CEPT University

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

PREFACE The portfolio is to understand how to develop an area that has a lot of demand and has high market forces that are driving the development of a city. The idea is to guide the development with spatial planning solutions and create a robust micro-level plan with site-specific solutions that are embedded with statutory & legal backing.

ABOUT THE STUDIO Most of the cities in India are growing rapidly due to rapid urbanization. Though many of them prepare macro-level plans (Development Plans and Master Plans) to manage future growth, these plans provide only focus on overall zoning, trunk network, and broad framework for development.

These plans, however, remain unimplemented without careful micro-level planning in both greenfield and brownfield areas. This Studio focused on developing core competencies in preparing microlevel plans for both, greenfield (TPS) and brownfield (LAP) areas, which go beyond conventional approaches and integrate multi-disciplinary aspects resulting in a high-quality environment.

Parth Makwana PUP21245 Masters in Urban Planning Faculty of planning CEPT University

In this studio, the students are engaged in preparing Local Area Plans and Town Planning Schemes in different cities such as Bangalore, Pune, Mumbai, Kolkata, Delhi, Ahmedabad, Gandhinagar, Rajkot, and Surat. After reviewing the statutory framework and existing situation analysis, the students derive the vision and develop proposals for a robust road network.

INDIVIDUAL CONTRIBUTION Statutory Framework, implementation mechanism existing and proposed DCR and zoning along with Past planning efforts, land consumption, conceptualization with vision & objectives, Redevelopment Of Naigon Station & Land impact assessment with Phasing.

Individual Contribution

Group Contribution

Page 01

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

TABLE OF CONTENTS INTRODUCTION TO AREA DEVELOPMENT MODELS

03

LOCAL AREA PLAN, PAREL- SEWRI, MUMBAI

04

Introduction History, Past Planning Efforts With Future Projects

05

Existing Situation Analysis

07

Key Takeaways

09

Conceptualization, Vision & Objectives

10

Proposed Road Network

11

Proposed Zoning

12

Proposed Regulations

13

Master Plan With All Identified Projects

15

Proposal 1: Redevelopment Of Mill Land With Station Area Planning

16

Proposal 2: Multi-modal Integration At Sewri Station

17

Proposal 3: Redevelopment Of Naigon Station

18

DEVELOPMENT FEASIBILITY STUDY: PLANNING & MARKET FEASIBILITY

19

Compensation Mechanism With Land Impact Assessment

21

Land Audit & Scenario-wise Population Projection

22

Infrastructure Requirement & Phasing Of Local Area Plan

23

Revenue Generation & Key Learnings

24

Page 02

FUNDING

NELAPADU LAND POOLING SCHEME, AMARAVATI, ANDHRA PRADESH

The initial estimation of capital was 51,000 Cr. For Amaravati’s new capital region.

The exercise introduced key aspects of the project such as the level of plans, institutional and statutory framework, implementation timeline, and costing-revenue models.

Revenue

BUILT-FORM REGULATION & GUIDELINES Selected LPS is predominantly Medium to High-density zone (R3).

Max. FSI is given based on the type of building from 1.75 to 2.4

Grants from the govt. with a total of 1500 Cr. By the ministry of finance.

There are 4 levels of hierarchy in Amaravati.

There is no Financial mechanism available for the LPS stages within the master plan

LEARNINGS • The LPS is not under any state-level urban planning or urban development act, but in a special act of APCRDA, 2014 enacted for the new capital formation.

The plan is prepared and sanctioned by Andhra Pradesh Capital Region Development Authority

• There is no system mentioned in the LPS or The master plan to analyze the original cum final land valuation & the cost to be borne for infra.

The plan is Implemented & Maintained by Amaravati Development Corporation

• The Financial mechanism is missing from the statutory plans and reports.

• The durations of the stages in the implementation process are missing.

• The sources of income are missing.

Page 03

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

LOCAL AREA PLAN, PAREL- SEWRI MUMBAI Area development model case study Western

INTRODUCTION

Western Expressway

Mumbai is the densely populated financial capital of the country & a prime example of urban transformation. Mumbai’s urban extents go up to all MMRDA. The limited land to expand and high demand for development have led to an intense growth of the city. Mumbai also boasts of some of the major infrastructure projects in the country.

Looking at the site, All the suburban lines Western Central and harbor through the site with a metro proposed and monorail already functioning. A trans harbour link is set to connect the area to Navi Mumbai.

Transit Stops of suburban railways, i.e., Prabhadevi Station, Parel Station, and Sewri Station are present with 3 monorail stations Naigaon, Ambedkar Nagar, and Mint Colony.

Central

Eastern Expressway

Harbor

Total Area MMRDA 6000 𝐤𝐦𝟐 Eastern Freeway

Parel- Sewri Trans- Harbor Mumbai Coastal Road

Total Area MCGM 415 𝐤𝐦𝟐

Page 04

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

HISTORY & PAST PLANNING EFFORTS WITH ONGOING & FUTURE PROJECTS Looking at the history of Parel Sewri in a larger context of the city’s evolution, it has been always an important area that has been influenced by Cotton mills established in West Parel but the DP did not include mill lands which led to their lack of transformation which happened to the construction of massive infrastructure projects.

Page 05

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

6. Parel Terminus

2. Worli Sea-Link Connector

4. Proposed Metro Line

1. Mumbai Port Trust

3. Trans-Harbor Link

Page 06

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

EXISTING SITUATION ANALYSIS

ROAD NETWORK There are missing links, dead ends & lack of east-west connectivity.

Road Hierarchy one of the issues identified was the jumps from local roads to arterials and highways which leads to congestion.

WALKABILITY There’s an uneven distribution of the road network as per the block area. The Parel station and workshop, defunct textile mills add larger blocks in the study area.

LNR: 0.7

CNR: 0.75

LAND-USE Residential Use is the predominant land use of the area followed by transport and Industrial.

BUILT VS OPEN Analyzing the relationship between built and open. 55% of the area is privately open out of which 30% is under setbacks. The area under transport is high due to highways and land under railways.

Page 07

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

BUILT USE & TYPOLOGY The built form consists primarily residential use.

In the residences, the major typology is apartments followed by chawls and slums BUILT AGE VS TYPOLOGY In building morphology, 90% of the structures were built before 2005 the ages of these buildings vary from 17 to 60 years old.

After that, defunct mills were demolished. Mill land redevelopments started happening.

Apartment buildings started coming up.

FLOOR AREA RATIO Mean/ Max. FAR : 1.93 / 14 The average FAR in the area is 1.93 which is going as high as 13 in some cases on major arterial roads. The land consumption in transit buffers indicates suboptimal use of land.

MARKET RATES The market rates are as high as 2.8 times the Jantri Rates.

Even though the market price is just 2.8 times the Jantri Rates is itself high.

Current PIR of income groups at Mean FSI 30 30

22 21 18 4

Page 08

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

Page 09

Lack Of Infrastructure

Congestion on Streets & Junctions

Unaffordable Housing Scenario

Informal Activities on Streets

High demand for redevelopment

Poor Interface

Existing Transport Infrastructure

High demand for development

Lack of Road Connectivity & Walkability

KEY TAKEAWAYS

Centrality of the Site

Private Open Spaces due to high Setbacks

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

CONCEPTUALISATION

Owing to the influence of Lower Parel, Parel turns into a commercial hub catering to Lower Parel’s spillover.

Parel morphs into a mix of Dadar Wadala and Lower Parel with a mix of residential and commercial use.

Accessibility

The link b/w NorthSouth Connections

SCENARIO BUILDING

Intercity/ Intracity link b/w East-West.

With MbPT, Uran in proximity the area develops as residential mix use with three regional-level roads.

VISION & OBJECTIVES Transforming Parel-Sewri into a Transit-oriented mix-use neighborhood that is inclusive & affordable in nature, accessible and intense in form, complimented by an integrated network while being responsive to the market demand.

Walkability

Intensity

Land/ floor space

Infrastructure & Open spaces

Integration

Activities/ Land use

Hierarchy

•

Integrate Road Network with complimentary activities & Multi-Modal connections.

•

Encouraging & Guiding intensity towards transit stops

•

To achieve a built form that enhances walkability and street experience

•

Improving affordability & equity in the housing market.

• •

Present a model of urban transformation through the LAP mechanism in Mumbai.

Page 10

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

PROPOSED ROAD NETWORK Objectives 1: Integrate Road Network with complimentary activities & Multi-Modal connections.

Retained Road Network

Proposed Road Network

0.5 𝒌𝒎𝟐

0.7 𝒌𝒎𝟐

AREA UNDER EXISTING ROADS

AREA UNDER PROPOSED ROADS

To improve the walkability along the roads which are close to public transport stations, urban green infrastructure is proposed to integrate all public green spaces.

RIGHT OF WAY (% change) E

14

P

8

47 51

28

11

29

11

ROAD HIERARCHY (% change) E 4 17

25

P 4 20 4

54 28

44

WALKABILITY (% change) E P Using Road network to increase green % per person and connecting these Public open greens.

Page 11

E P

22

45

27

33

49

BLOCK SIZES (% change) 14 20 38 38

34

24

28 22

6

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

PROPOSED ZONING Objective 2: Guiding intensity & complimentary activities towards transit stops

Catchment area of transit stops, of 500 m & 200 m for 5 min buffers.

Catchment area of transit stops, of 400 m & 1000m for 10 min buffers.

The existing regulations for FSI are based on the abutting road widths for a plot. With higher RoW’s, higher levels of FSI can be consumed with a minimum of 1.33 base FSI, which is free.

Comparing the existing and proposed regulations, highintensity development can be achieved through zoning.

Key difference in zones?

Maximum height of Right of Way availed on plots over 18 m RoW when 10 % affordable housing is provided in MU 1 zone & 20% in MU 2 Zone.

Page 12

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

PROPOSED REGULATIONS EXCLUSIVE PLOTS

PROPOSED HEIGHT Maximum height is RoW times six on roads above 18m .

Permissible Height in current regulations is 3 times the Right of Way Conditional Height in Proposed regulations is 6 times the Right of Way when inclusive housing is provided.

PROPOSED STEPBACK •

•

•

Page 13

Activities on the Ground Floor Public open spaces, retail shops, etc Certain built-form regulations have been incentivized and mandated on exclusive plots, plots lying on major arterial and sub-arterial roads.

To overcome the issues created with taller structures step backs have been mandated, with a minimum stepback of 6m to be provided when a height of half times ROW is achieved.

Height of Building Step back Achieved RoW * 1/2 Height > RoW* 1/2

Built to Line 6m

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

PROPOSED REGULATIONS COMMON OPEN SPACES Private Open Space

PROPOSED SETBACKS Percent

Area smaller than 1000 sq.m

10% (no ratio maintained)

Area from 1001sq.m to 2500

15%

Area from 2501sq.m to 10000 sq.m

20%

Area from 10000 sq.m

25%

Public Open spaces have been aligned towards roads abutting the plot with Length to Width Ratios specified.

PROPOSED PARKING REGULATION • •

•

Parking above maximum Parking to be monetized @ 100% RRR. The existing parking mandated minimum parking while the proposed parking allows a maximum parking limitation varying according to the size of the tenement. Parking above allowed parking is purchasable at Ready Reckoner Rate.

The intent is to disincentivize parking in areas with access to public transit.

•

Front setbacks vary proportionally with the RoW and built to line is mandated on all roads.

•

Side setbacks depend on the height achieved by the building and the size of the plot.

Side and Rear Setbacks Plot smaller than Plots larger than 1000 Height of building 1000 sq. m sq. m 3.6-4.5 3.6-4.5 Up to 32m h/5 or 12m h/4 or 12m 32- 70 m h/4 or 13m 70- 120 m h/4 or 14m 120m and more

Page 14

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

MASTER PLAN WITH ALL IDENTIFIED PROJECTS

9 Redevelopment of TataMills through station area planning

Flood resilience

Junction Improvement

3

1

8

Dev. of Ambedkar station

4

7

6 Dev. of Mint colony station

5

Page 15

Multi-Modal Integration at Sewri Station

2

Junction Redesign

Development of Parel Terminus

Redevelopment around Naigon Station

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

PROPOSAL 1: REDEVELOPMENT OF MILL-LAND WITH STATION AREA PLANNING The Station Area of Prabhadevi with defunct mill lands adjacent to it, faces issues like narrow approach roads, poor entry-exit points, stations lacking space for NMT and pedestrians, etc.

Station Road

Proposed Feeder Road

Proposed Public Plaza

To increase the accessibility of the station, reentry-exit points and foot-over bridges have been introduced and improved. To increase the walkability and ease of access to the station.

With the redevelopment of the adjacent Tata Mills, the mandated open green space under mill land redevelopment regulations has been aligned with the transit stop.

Page 16

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

PROPOSAL 2: MULTI-MODAL INTEGRATION AT SEWRI STATION Sewri Local Station with a nearby proposed metro station & an existing bus stand. The major road, Acharya Donde Marg is abruptly stopping at a dead end due to level differences, thus hindering the connectivity of the site. Also, the foot-over bridge is not taking people up to the station area.

The Road network is completed by continuing Acharya Donde marg with an optimum slope of 1 by 12.

`

public open spaces have been identified near the stations and the bus stand for people to relax amidst traveling.

Page 17

the foot-over bridge has been extended to the station area.

the proposed metro station will also be connected to the local station through a subway.

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

PROPOSAL 3: REDEVELOPMENT OF NAIGON STATION The road has been widened and block sizes are reduced through the feeder road.

Wider ROWs The public open space, adjacent to the station, has been integrated with the entry of the station with Foot Over Bridges.

Road Widening, Improved Connectivity & Reduced Block Sizes Integration with Adjacent Land Uses

Public Open Space

Page 18

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

DEVELOPMENT FEASIBILITY STUDY: PLANNING FEASIBILITY EXISTING LAND-USE

Land development as per Existing regulations • • • • • •

Built typology: Chawls No of plots: 2 No of Floors G+3 Plot area 1: 1,677 sq.m Plot Area 2: 1,345 sq. m Consumed FSI: 3.22

Permissible uses that are possible plot

ZONING AS PER DP 2034

All type of residential Commercial Retail Commercial Non retail Mix use Development Small scale Institution AREA STATEMENT SR.N AREA STATEMENT REGULATION DETAILS SQ.M O 1 Gross Area under Plot 3022 2 Deduction in road widening Section 16 205 Balance area of plot available 3 2817 for development 10% minimum of 4 deduction after LOS Section 27 2535.3 plot area i.e. 281.7 Current FSI = 3.22 FSI 3 or 60 % of FSI Part V of 4 Base FSI required for rehab.

DCR 13057 To existing Occupier (3.22 + 1.93) 5 admissible TDR FSI= 0.34 957.78 6 baSE FSI + admissible TDR 14015 BUA due to additional FSI on Part V of 7 FSI= 0.33 836.649 payment of premium DCR 8 Total permissible BUA 14851.2

Page 19

• • •

•

Both the plots in the existing situation cover 80% of the ground coverage.

Road widening on both the roads adjoining.

Consideration is to identify Cessed building & the second consideration is to identify those cessed building that is in dilapidated condition.

It is assumed that whenever these plots redevelop, they will develop together and owners are willing to amalgamate the two identified plots.

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

DEVELOPMENT FEASIBILITY STUDY: MARKET FEASIBILITY •

DWELLING UNITS' OCCUPANCY

•

AGE OF CONSTRUCTION IN PAREL

•

After analyzing the local market, it is observed that 30% of people live in 1 BHK but those buildings were constructed 20 years back.

The recent development trend represents more 2BHK and 3 BHK apartment buildings coming up.

COST OF DEVELOPMENT

•

Consideration of this Scenario • Need to give residential use to rehabilitate the same number of tenements at least according to regulations 33.

• Providing existing commercial at least. according to regulations 33.

Scenario: Mix-use (residential (80%) + Commercial (20%)) Non-Sale Able Component

•

Rate (in sq.m) Amount Residential BUA

11881.0

Commercial BUA

2970.24

34983

10.39 Cr.

parking

2554.70

18514.08

4,72 Cr.

Total BUA

17405.9

Amount (in cr.)

Sale-Able Component

TDR calculation: Permissible BUA + Available TDR (FSI to be purchased @ 60% of ready reckoner rate) (TDR to be purchased @ 5000 per sqft) =

102.4 cr.

33637.5 39.96 Cr.

Potential Profit: Total Area + Parking + cost of Construction + cost of TDR + dev. Charge = 181 cr.

55.1 Cr.

• •

55.08 Cr.

The predominant plot use in the area is residential.

The prevalent re-development trends indicate a greater demand for high-rise high-density luxury residential development.

In The Business-as-usual case the developer will have a profit of 181.2 Cr. If the developer builds more commercial, then it is more profitable

Page 20

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

COMPENSATION MECHANISM WITH LAND IMPACT ASSESSMENT The compensation mechanism considers two components one for Land Lost and the development potential compensation.

The first case of a plot remaining developable after deduction the total compensation for on this plot will be 1.5 times of the total development potential lost. In case of plot 792

CASE I: THE PLOT IS DEVELOPABLE AFTER DEDUCTION

CASE II : THE PLOT IS UNDEVELOPABLE AFTER THE DEDUCTION

CASE III: THE PLOT IS DIVIDED INTO TWO SUBPLOTS

Page 21

In the second case of a plot being undevelopable after deduction the total compensation for this plot will be 2.5 times the total development potential lost. In the case of plot 873

In the third case where plots are divided into subplots, the compensation calculated is the same as discussed in the previous cases depending on whether the subdivided plots are developable or undevelopable.

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

LAND AUDIT Land Consumption

Existing

Proposed % of total

% Change

TDR Generated as compensation

Roads

0.4

0.7

40%

45,201,23 sq. m

Amenities & Reservations

0.4

1.2

55%

5,90,212 sq. m

Railways

0.4

0.4

0%

Land in Private

5.1

4.4

8.3%

Total Area under LAP

6.02

6.02

51,103,35 sq.m

Total No. of Existing Plots - 1046

Accounting for all the land taken from the private realm to the public and the compensation TDR generated.

No. of Affected Plot - 827

With all the proposals implemented DCRs worth 51 Lakh sq. m of Built Up will be issued. The area under roads has increased by 40% and 55% under amenities and reservations.

Total No. of Revised Plots - 1079

SCENARIO-WISE POPULATION PROJECTION

Built Out Scenario

Existing 100% Built out Scenario 1 75% built out 100% Built out Scenario 2 75% built out 100% Built out Scenario 3 75% built out 100% Built out

To estimate the population, increase after the LAP is implemented three scenarios with different built uses have been considered. The highest infrastructure demand is planned for given the intense development encouraged through the zoning and regulations.

Estimated Population (Lakhs)

Built-up area (𝑘𝑚2 )

Commercial 10.5 14.0

Residential 6.3 8.4

76,12,132

1.7

4.2 5.6

4.6 6.1

10.5 14.0

7.3 9.8

3.1 4.2

4.2 5.2

10.5 14.0

5.7 7.7

4.7 6.3

4.8 5.6

Page 22

URBAN EXPANSION AND REGENERATION PLANNING STUDIO

INFRASTRUCTURE REQUIREMENT Existing Demand/Generation

~36 MLD Water Demand

100% Scenarios Scenario 1

Scenario 2

Scenario 3

92 MLD

78 MLD

84 MLD

(In Million Litres/Day)

~29 MLD

73 MLD

62 MLD

67 MLD

366 MTD

312 MTD

336 MTD

Waste Water Generated (In Million Litres/Day)

~215 MTD Solid Waste Generated (In Metric Tonne/Day)

PHASING OF LOCAL AREA PLAN

Build-up Percent

Page 23

LOCAL AREA PLAN FOR PAREL- SEWRI, MUMBAI

REVENUE GENERATION

KEY LEARNINGS

✓ Identifying Market demand through development feasibility along with planning feasibility of a plot. ✓ Understanding the value through Land Impact Assessment of every single plot and repercussions of proposed DCR and zoning. ✓ To understand Market demand in Mumbai through the TDR mechanism and how some zoning and regulations don’t work in other Indian cities but are very much applicable in Mumbai like the TDR market.

✓ Understanding different development models like Land pooling, and land readjustment along with its statutory framework, implementation mechanism, and spatial planning parameters with financial& revenue models.

Total Cost: 2570 Crores •

•

Total Revenue Generated: 8699 Crores

The total cost of the project is around 2500 crores out of which 1300 crores will be borne by MCGM. The laying of new roads and increasing the water supply infrastructure are the most-heavy components of the LAP. The LAP self-financing as the infra fee is covered by MCGMs internal funds by TDR and Premium FSI Sale.

✓ Importance of micro-level plans to develop certain areas in a specific urban form and guiding development & spatial planning on higher-order plans.

✓ Focused on developing core competencies in preparing micro-level plans for brownfield (LAP) areas that go beyond conventional approaches and integrate multi-disciplinary aspects resulting in a high-quality environment.

Page 24

Master of Urban Planning Urban Expansion And Regeneration Planning Studio Monsoon-2022 CEPT University