Mumbai’s BDD chawls redevelopment gets fresh impetus

After a series of flip-flops, the redevelopment of the Bombay Development Department (BDD) chawls, may finally see the light of day. The plan has been held for several years over disagreement within the state government on whether to involve private developers. The redevelopment of BDD chawls is finally set to get a definite policy framework.

The state housing department has now proposed an Engineering Procurement Construction model wherein the MHADA will be the sole implementing agency that will execute the work by appointing contractors. The model, if approved by the political decision-makers, is expected to generate a sizable share of affordable housing component for MHADA on all such lands instead of giving away the sale component under the developer-led model.

What are BDD chawls?

The BDD chawls are 207 British-era buildings occupying valuable real estate in Central Mumbai. The British developed these chawls in the 1920s as a low-cost housing solution in Mumbai. The three-storey buildings were constructed by the Bombay Development Department (BDD) under the British government at a meagre cost of Rs 3.5 crore. These chawls are spread across 93 acres in Worli, Naigaon, Sewri and NM Joshi Marg.

The houses in the three-storey buildings, home to nearly 16,500 families, are 160-square-feet cramped tenements with insufficient ventilation, common bathrooms and toilets. At present, there are 16,000 tenements in the BDD chawls. The total rent paid by them to the PWD amounts to Rs 60 lakh every year. However, the PWD shells out 20 times that sum for annual maintenance of the chawls.

MHADA proposes cluster development for BDD chawls

MHADA had first sent a Rs 2000 crore proposal to redevelop BDD chawls in 2010. The state government had also considered giving the project to private developers with MHADA as the nodal agency, but the plan did not take off. According to MHADA officials, there is hardly any vacant land stock left with MHADA in Mumbai. Except for redevelopment of its existing colonies that will generate extra social housing stock, there is any no space for construction of affordable houses. If the housing board can take up reconstruction of BDD chawls, it will be able to build additional houses on the land. These can then be released through its annual draw of lots.

Ravindra Waikar, Minister of State for Housing has confirmed that the file had been placed before him and a decision would soon be taken on the matter. “We could opt for the cluster redevelopment model under which, if residents opt for reconstruction through MHADA , they will get the benefit of larger homes. However a decision will be taken only after considering the interest of existing tenants and other factors such as MHADA’s capability and the need for affordable housing. We will consult various stakeholders,” said Waikar.

The government wants the BDD chawls to be developed under the cluster redevelopment scheme, which comes under 33 (9) of the Development Control Rules (DCR). Under this scheme, the government will able to use the highest FSI of 4 and also 35 per cent of fungible FSI. The government is also exploring the possibility of providing the existing tenants with a larger 525 sq ft area as against the previously decided limit of 300 sq ft.

Ministry officials said the departments concerned, such as Finance and Planning, have conveyed to Waikar that the MHADA-led redevelopment would be a viable model which would not put any strain on the government coffers. In the meantime, MHADA has been asked to prepare a water-tight plan for the execution of the model which, once it receives ministry approval, would be placed before Maharashtra Chief Minister Devendra Fadnavis.

Residents place demands

Currently, BDD chawls have one-room-and-kitchen apartments. Residents are demanding that after redevelopment, they should be given a space of 500 square feet. Under the cluster redevelopment scheme, the government will be able to use the highest FSI of 4 and 35 per cent of the fungible FSI. Some residents are not in favour of MHADA redeveloping their homes.

A 2009 report, by the World Bank-funded state government think tank Mumbai Transformation Support Unit, said at least 12,000 additional housing units can be constructed through the cluster redevelopment model. However, owing to differences within the previous Congress-NCP government, the project was stalled.

Work on the redevelopment BDD chawls received a serious setback as the files on how the project would be undertaken were lost in the 2012 Mantralaya fire. State minister for housing, Ravindra Waikar, realised this earlier this year when he asked his secretary to get him the papers of the redevelopment. However with fresh planning on track, the redevelopment of BDD chawls is set to get new lease of life.