Mixed response to Centre’s nod for CRZ redevelopment

Dilapidated bldgs must get help, say some. Others fear coast will suffer

Ref:TOI  Dt: 08/07/2010

Mumbai: Planning experts and environmentalists have mixed reactions to the Centre’s verbal nod to relax Coastal Regulation Zone (CRZ) norms in the city so that old, dilapidated buildings and slums in CRZ areas can be redeveloped. 
    Conservation Action Trust convenor Debi Goenka described Union environment minister Jairam Ramesh’s agreement as a knee-jerk reaction. “It has not been thought through properly. The rationale behind the CRZ was to regulate development activities detrimental to the environment,’’ he said. 
    On Tuesday, at a meeting in Delhi, Ramesh agreed to allow private players to take part in the redevelopment. An estimated 2,500 buildings and 60 large slum pockets exist in CRZ-II areas (within 500 metres of the high-tide line) from Cuffe Parade to Versova. No new development is allowed there and since most of these areas have already consumed their available FSI, redevelopment is not economically viable. 
    The Centre has now agreed to the redevelopment if the government makes an investment of 51% while private participation is limited to 49%. 
    Town planner Prakash Apte described the move as builder-driven. “Redevelopment is good, but diluting the CRZ is bad. The CRZ ensures that construction does not take place very close to the sea. The government has really gone overboard,’’ he said. 
    The city is being plundered with every decision that the government takes, said architect and civic activist P K Das. “Any attempt to dilute the CRZ would be completely counter-productive. Instead of improving the quality of life by providing more open spaces, better roads and other public amenities, development is now seen only in terms of increasing concrete,’’ said Das. 
    However, Mayank Gandhi, secretary, Remaking of Mumbai Federation, said allowing redevelopment would benefit a large number of buildings in the municipal C (Marine Lines) and D (Malabar Hill) wards. He said there are buildings there that are separated from the sea by two roads, open spaces and a railway line. “If the norms are not relaxed these buildings will finally collapse,’’ he said. 
    Gandhi, however, said that the government should be a facilitator and not an investor. “Mhada has been unable to redevelop these buildings for lack of funds. The government must only make the policy and then ensure it gets the maximum in return in terms of funds for infrastructure and free housing,’’ he said. 
    Environmentalist Rishi Agarwal also termed Ramesh’s nod a good move. “These areas have been urbanised for more than 125 years. There is a need to rationalise the CRZ so that it is applicable to areas with ecological wealth,’’ he said. 
The Next Step: Hike The FSI? 
Floor Space Index (FSI) indicates how much built-up area there can be based on the size of the plot If FSI is 1.33 then a 1 sq m plot can have 1.33 sq m built-up area There are around 2,500 old and dilapidated buildings in the CRZ-II from Cuffe Parade to Versova, including 133 BIT chawls There are also 60 large ‘slum pockets’ in this area, including fishing villages like Worli gaon, Khar-Danda, Versova etc 
    In the island city, the CRZ-II FSI is 1.33; in the suburbs it is 1 
    Most areas have already consumed their available FSI, so redevelopment is not profitable. New development is not allowed 
    Now that the Centre has agreed to let private players help the funding aspect, experts expect the FSI to be hiked so that redevelopment is profitable