2010 DEC 06
The Assistant Commissioners
MUNICIPAL CORPORATION OF GREATER MUMBAI
Copies to
The Additional Commissioners
MUNICIPAL CORPORATION OF GREATER MUMBAI
The Municipal Commissioner
MUNICIPAL CORPORATION OF GREATER MUMBAI
The Mayor
MUNICIPAL CORPORATION OF GREATER MUMBAI
Joint Commissioner Police
MUMBAI TRAFFIC POLICE
Transport Commissioner
STATE OF MAHARASHTRA
Secretary Transport
STATE OF MAHARASHTRA
Chief Minister
STATE OF MAHARASHTRA
In reference to the parking situation and problems in Mumbai and Brihan Mumbai.
Your kind attention is drawn to these reports and related
But then, in a populist statement last year, the then Chief Minister said no parking under flyovers
However, the present situation is that parking is not only done without charge, but also, MSRDC and MMRDA have pay and park areas, apart from many flyovers with vast spaces filled with left over construction and equipment, debris, encroachments, gardens gone awry, garbage and assorted filth, and so on.
Actually, such spaces under flyovers have to be levelled, made good, and made for compulsory paid parking all MCV and HCV, including dumpers, tankers, contract buses, which otherwise clog our roads in the suburbs.
In fact, there is an urgent need to immediately mark out clear, unambiguous parking areas and slots of specified sizes, on main roads, on side roads, complete with distinct, prominent boxes, for two, three, four wheelers, goods vehicles, loading, unloading areas, pick up points for autos and taxis, pick up areas for interstate buses, and all appropriate features to make for smooth, uninterrupted traffic movement on the free lanes of all our roads.
At present, the parking and no parking areas are very vague, and indisciplined drivers make it easy for the tow vans to pick up offenders, even if they are borderline and disputable.
Some hard thinking is required, not random, contradictory, decisions, which are almost all based on monetary considerations by investing huge amounts for useless multi storey parking systems.
Even at present, BEST, along with MTP, offers parking for public vehicles at a nominal cost of Rs. 50 per day, in designated and specified areas of various BEST depots across the City
Why is it that people and authorities don't take advantage of this.
Example, the Santa Cruz Khira Nagar BEST depot has a huge lot on the West side, accessible by the new link road.
The link road is totally congested due to the usual triple, haphazard parking of goods and private vehicles any time of day.
Why can't they be urged, albeit very strongly, to park inside, leaving the carriage way free for movement.
Similarly, Backbay depot, can accommodate many vehicles, relieving Cuffe Parade, and maybe even Nariman Point to an extent, etc.
Besides, the MTSU and MCGM, had a very detailed session a couple of years ago with many traffic and transportation consultants and advisors, and come up with these
Why nothing is being implemented, even though so many low cost, high value, options are available, like those suggested by Ashok DATAR of MESN.
Jagdeep DESAI
Architect
Secretary
Founder Trustee
Forum for Improving Quality of Life in Mumbai Suburbs
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'UD cleared parking FSI plans in a hurry'
Nauzer K Bharucha, TNN, Dec 3, 2010, 03.06am IST MUMBAI: The role of the urban development department (UDD) has come into question after it "hurriedly" approved proposals for parking FSI in central Mumbai, just days before the election code of conduct came into force in September 2009.
Last week, the Maharashtra Pollution Control Board (MPCB) issued showcause notices to 13 residential and commercial projects in the Parel-Worli belt for starting work without the mandatory environmental clearances.
In some of these projects, work started on environment clearances taken earlier for lesser FSI. However, no clearance was taken for the expansion component.
Activists have blamed the UDD for sanctioning these projects blindly without taking into consideration the impact such large-scale construction will have on infrastructure and the environment. The parking FSI gives builders additional construction rights to set up skyscrapers as high as 60-70 storeys high. They get this incentive in exchange for utilizing a portion of their plots to build public parking towers free of cost for BMC.
"It was under highly suspicious circumstances that the urban development department called for such sensitive papers, first telephonically and then in writing, from the BMC, six days before the code of conduct came into force in September 2009," said advocate Y P Singh, whose complaint forcedMPCB to issue the notices .
"The building projects that were cleared had financial implications to the tune of more than Rs 10,000 crore. The implications on the environment were also serious as parameters such as the width of Senapati Bapat Marg, schools, hospitals etc remained unaltered, thus upsetting the entire development plan," he added.
Singh said it was impossible for the government to apply its mind to such matters in such a short period. "This act was also in contravention of the Election Commission's instruction issued in 1989 and which forms part of the model code of conduct that the government should not use discretionary powers to accord state largesse three months before polls," added Singh.
However, a senior UDD official said there was no mala fide intention in clearing the proposals. "The proposals were put up before the then CM for final clearance. They had been looked into by a high-powered BMC committee and the UDD had nothing to do with them," he added.
The official said the UDD has asked Prithviraj Chavan to halt the sanctioning of any more parking FSI in the island city as it has reached saturation point. More than 23,000 public parking lots have already been cleared in the island city and there is a perception in certain sections that it has been done only to benefit a clutch of developers to take advantage of the incentive FSI. "A master plan has now been prepared to ensure that these parking lots are in close proximity to railway and metro stations. Also, a distance of 500 m from these parking towers will be declared as a no-parking zone so that people are forced to use this facility," he said.
Real estate sources said some big construction companies had paid astronomical prices to buy prime plots in the island city. "They shelled out huge money only because they were confident that the government would sanction parking FSI on their plots. Now, with the UDD recommending that it be stopped in the island city, the land valuation of these developers will go for a toss," said one of them.
Last week, the Maharashtra Pollution Control Board (MPCB) issued showcause notices to 13 residential and commercial projects in the Parel-Worli belt for starting work without the mandatory environmental clearances.
In some of these projects, work started on environment clearances taken earlier for lesser FSI. However, no clearance was taken for the expansion component.
Activists have blamed the UDD for sanctioning these projects blindly without taking into consideration the impact such large-scale construction will have on infrastructure and the environment. The parking FSI gives builders additional construction rights to set up skyscrapers as high as 60-70 storeys high. They get this incentive in exchange for utilizing a portion of their plots to build public parking towers free of cost for BMC.
"It was under highly suspicious circumstances that the urban development department called for such sensitive papers, first telephonically and then in writing, from the BMC, six days before the code of conduct came into force in September 2009," said advocate Y P Singh, whose complaint forcedMPCB to issue the notices .
"The building projects that were cleared had financial implications to the tune of more than Rs 10,000 crore. The implications on the environment were also serious as parameters such as the width of Senapati Bapat Marg, schools, hospitals etc remained unaltered, thus upsetting the entire development plan," he added.
Singh said it was impossible for the government to apply its mind to such matters in such a short period. "This act was also in contravention of the Election Commission's instruction issued in 1989 and which forms part of the model code of conduct that the government should not use discretionary powers to accord state largesse three months before polls," added Singh.
However, a senior UDD official said there was no mala fide intention in clearing the proposals. "The proposals were put up before the then CM for final clearance. They had been looked into by a high-powered BMC committee and the UDD had nothing to do with them," he added.
The official said the UDD has asked Prithviraj Chavan to halt the sanctioning of any more parking FSI in the island city as it has reached saturation point. More than 23,000 public parking lots have already been cleared in the island city and there is a perception in certain sections that it has been done only to benefit a clutch of developers to take advantage of the incentive FSI. "A master plan has now been prepared to ensure that these parking lots are in close proximity to railway and metro stations. Also, a distance of 500 m from these parking towers will be declared as a no-parking zone so that people are forced to use this facility," he said.
Real estate sources said some big construction companies had paid astronomical prices to buy prime plots in the island city. "They shelled out huge money only because they were confident that the government would sanction parking FSI on their plots. Now, with the UDD recommending that it be stopped in the island city, the land valuation of these developers will go for a toss," said one of them.
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Govt seeks rethink on FSI for public parking
Rajshri Mehta, TNN, Nov 25, 2010, 05.58am ISTMUMBAI: The state government is gearing up to bring the FSI bonzana for public parking to a screeching halt. More than a year after the scheme was implemented in April 2009, the state urban development department has said it has outlived its purpose. The department has now send a note to chief minister Prithviraj Chavan seeking to end the scheme in South Mumbai. A meeting on the controversial issue is expected soon.
In the past few months, over 23,000 car parking slots were approved in the Sewri – Worli – Lower Parel belt alone. "Considering that there is no change in road width, the area has reached a saturation point to the number of car parks it could take. This kind of excess will only create problems on infrastructure with more traffic jams. There is definitely a need to take a rational look to whether there is any requirement for more car parks in the area," said a UD official.
UD secretary T C Benjamin refused to comment. The government has already expressed its concern to the BMC commissioner and asked him to have a relook.
Urban planners are not surprised by the turn of events. Ashutosh Limaye, associate director (strategic planning), Jones Lang LaSalle said the proposal could impact development in the island city. "However, on the flip side, a rethinking of the policy is an advantage for infrastructure in the area. Take the case of Lower Parel. In the next two years, we expect to see over 1,200 apartments of a minimum 1,500 sq ft each. Even if there are a minimum of two cars per flat, we are talking of 2,400 cars crowding the limited road space. It is already a nightmare today, imagine the state after two years if the 2,400 cars flood the road in an area with just residential development . The government should make an effort to redistribute the density in a wider area instead of focusing it one area," said Limaye.
In 2009, the government offered builders up to 4 FSI if they constructed multi-storeyed parking lot on a portion of their land and handed it over to the civic administration free of cost. FSI is generally restricted to 1.33 in the island city and 1 in the suburbs. FSI is the ratio of the permissible built-up area vis-a-vis the plot size. An FSI of 4 means if a plot is 1,000 sq m, the built-up area —either vertical or horizontal — can be up to 4,000 sq m.
The state policy of offering FSI sops to create public parking lots on private land yielded a major bonanza for builders. Since the scheme came into effect , the BMC received over 38 proposals for the island city. Several await clearance, for instance Atithi Builders wants to construct a groundplus 10-storey tower for 151 parking slots at King Circle; at Mumbai Textile mill at Parel, DLF has proposed a 10-storey plus tower for about 600 cars.
BONANZA FOR SOBO INTENSIVELY
Implemented in April 2009, the policy envisaged granting extra Floor Space Index (FSI) to builders who construct multi-storeyed parking lots on their land and handed them over free to the BMC Minimum area of a plot was 1,000 sq m in the island city and 2,000 sq m in the suburbs and extended suburbs of Mumbai. Minimum of 50 vehicles have to be accommodated in a parking lot, with a minimum parking space of 700 sq m Important places that do not have adequate public parking facilities can be given 50% additional FSI, subject to a maximum FSI of 4 for the island city, 3 for suburbs and extended suburbs
RUSH OF PROPOSALS
Since the scheme came into force, the BMC has received approximately over 65 proposals for multi-storeyed parking lots, and over 24 cleared by the state government For the island city, the BMC received over 38 proposals for 27,000 spaces, over 45% of these concentrated in Lower Parel Approximately 13 projects for over 5,000 cars have been cleared in South Mumbai alone
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In the past few months, over 23,000 car parking slots were approved in the Sewri – Worli – Lower Parel belt alone. "Considering that there is no change in road width, the area has reached a saturation point to the number of car parks it could take. This kind of excess will only create problems on infrastructure with more traffic jams. There is definitely a need to take a rational look to whether there is any requirement for more car parks in the area," said a UD official.
UD secretary T C Benjamin refused to comment. The government has already expressed its concern to the BMC commissioner and asked him to have a relook.
Urban planners are not surprised by the turn of events. Ashutosh Limaye, associate director (strategic planning), Jones Lang LaSalle said the proposal could impact development in the island city. "However, on the flip side, a rethinking of the policy is an advantage for infrastructure in the area. Take the case of Lower Parel. In the next two years, we expect to see over 1,200 apartments of a minimum 1,500 sq ft each. Even if there are a minimum of two cars per flat, we are talking of 2,400 cars crowding the limited road space. It is already a nightmare today, imagine the state after two years if the 2,400 cars flood the road in an area with just residential development . The government should make an effort to redistribute the density in a wider area instead of focusing it one area," said Limaye.
In 2009, the government offered builders up to 4 FSI if they constructed multi-storeyed parking lot on a portion of their land and handed it over to the civic administration free of cost. FSI is generally restricted to 1.33 in the island city and 1 in the suburbs. FSI is the ratio of the permissible built-up area vis-a-vis the plot size. An FSI of 4 means if a plot is 1,000 sq m, the built-up area —either vertical or horizontal — can be up to 4,000 sq m.
The state policy of offering FSI sops to create public parking lots on private land yielded a major bonanza for builders. Since the scheme came into effect , the BMC received over 38 proposals for the island city. Several await clearance, for instance Atithi Builders wants to construct a groundplus 10-storey tower for 151 parking slots at King Circle; at Mumbai Textile mill at Parel, DLF has proposed a 10-storey plus tower for about 600 cars.
BONANZA FOR SOBO INTENSIVELY
Implemented in April 2009, the policy envisaged granting extra Floor Space Index (FSI) to builders who construct multi-storeyed parking lots on their land and handed them over free to the BMC Minimum area of a plot was 1,000 sq m in the island city and 2,000 sq m in the suburbs and extended suburbs of Mumbai. Minimum of 50 vehicles have to be accommodated in a parking lot, with a minimum parking space of 700 sq m Important places that do not have adequate public parking facilities can be given 50% additional FSI, subject to a maximum FSI of 4 for the island city, 3 for suburbs and extended suburbs
RUSH OF PROPOSALS
Since the scheme came into force, the BMC has received approximately over 65 proposals for multi-storeyed parking lots, and over 24 cleared by the state government For the island city, the BMC received over 38 proposals for 27,000 spaces, over 45% of these concentrated in Lower Parel Approximately 13 projects for over 5,000 cars have been cleared in South Mumbai alone
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Mumbai gets 25,000 parking slots bonanza
Clara Lewis, TNN, Sep 19, 2010, 05.31am IST
MUMBAI: The parking space hunt for vehicle owners in the city is set to ease a bit. Mumbai is poised to get more than 25,000 additional parking slots in the form of multi-storey lots, with most of the proposals concentrated in the island city's mill land area of Lower Parel. In the eastern suburbs, the projects are mostly on the arterial Lal Bahadur Shastri (L B S) Marg running from Kurla to Mulund.
The Brihanmumbai Municipal Corporation's scheme of providing extra Floor Space Index (FSI) in return for constructing and handing over public parking lots has received a tremendous response, particularly from developers in these areas. In the past 18 months, since the scheme came into force, theBMC has received 65 proposals for multi-storey parking lots, of which 20 have been cleared by the state government. Only one has been rejected and the remaining proposals are pending at various stages of approval. If one has to talk numbers, 39,579 parking spaces have been recommended, of which 63% or 25,000 have already been approved.
For the island city, the BMC received 39 proposals covering 28,538 parking spaces, 85% of which have already been approved. Over 50% of these are concentrated in Lower Parel (see box).
It's worth noting that its the eastern and not the western suburbs that are witnessing a 'parking boom'. Already, the civic body has received 13 proposals, of which nine are on LBS Marg between Ghatkopar and Mulund. The proposals cover 7,377 parking spaces and are nearly all under consideration. The 13 proposals received in the western suburbs cover 3,664 parking spaces, nearly a third of which are from Goregaon East.
The area between Byculla and Dadar, including Lower Parel, and the LBS Marg, running from Kurla to Mulund, were once home to mill workers. In the last five years, though, these areas have undergone a transformation to become one of the most sought after residential addresses in the city. Many are lauding the BMC's scheme offering FSI in exchange for parking lots, saying it could not have come at a more opportune time.
But there are an equal number of sceptics who are wondering whether this concentration of parking lots will benefit the whole city. "The scheme has become an FSI 'outlet'. Does the city need such a concentration of parking hubs in a single area?," asked senior civic officials who are concerned that many of the lots may be misused. The scepticism is not unfounded given the high stakes.
For instance, in the mill areas, the allowed FSI is 4. The BMC also allows other concessions such as open space, flower beds, toilet ducts, et al. These, along with the parking lot incentive, can take the FSI to as high as 9 or 10. "The high price the mill land commands is because developers are assured of a huge FSI that ensures profiteering," said a civic official on condition of anonymity.
In the suburbs, the allowed FSI is 1, and with Transfer of Development Rights (TDR) it can go up to a maximum of 2. But once gain, with the various concessions and a parking lot, the actual FSI can be as high as 5 or 6, said sources.
Assem Gupta, additional municipal commissioner in charge of roads, said the proposals are first vetted by the joint commissioner (traffic) and then put up before the high-power committee for approval. The committee is headed by Gupta; other members include the traffic commissioner, transport head, Mumbai Metropolitan Region Development Authority (MMRDA) member, etc. "Whenever a proposal is submitted, a traffic study is carried out," said Gupta, adding that the traffic police have also offered to undertake an independent study on the requirements of parking lots in various parts of the city.
There are still a few wrinkles to be ironed out, and it may take a while before Mumbaikars can actually benefit from the scheme. "The scheme was started around a year-and-a-half ago. Maybe the first parking lot will be handed over to the BMC in the next six months," Gupta said. The BMC will then appoint a contractor to run the parking lot, while the developer is expected to pay for its maintenance for a decade.
The civic body, however, has a very poor track record of maintaining various public amenities. Ashok Datar, transport expert, said the parking hubs are being created in already congested areas and may add to the problem rather than diminishing it. The added flats are for the high income group and each flat will have not less than two cars. They will consume a bulk of the public parking. "It is a losing proposition for the city," he said.
The Brihanmumbai Municipal Corporation's scheme of providing extra Floor Space Index (FSI) in return for constructing and handing over public parking lots has received a tremendous response, particularly from developers in these areas. In the past 18 months, since the scheme came into force, theBMC has received 65 proposals for multi-storey parking lots, of which 20 have been cleared by the state government. Only one has been rejected and the remaining proposals are pending at various stages of approval. If one has to talk numbers, 39,579 parking spaces have been recommended, of which 63% or 25,000 have already been approved.
For the island city, the BMC received 39 proposals covering 28,538 parking spaces, 85% of which have already been approved. Over 50% of these are concentrated in Lower Parel (see box).
It's worth noting that its the eastern and not the western suburbs that are witnessing a 'parking boom'. Already, the civic body has received 13 proposals, of which nine are on LBS Marg between Ghatkopar and Mulund. The proposals cover 7,377 parking spaces and are nearly all under consideration. The 13 proposals received in the western suburbs cover 3,664 parking spaces, nearly a third of which are from Goregaon East.
The area between Byculla and Dadar, including Lower Parel, and the LBS Marg, running from Kurla to Mulund, were once home to mill workers. In the last five years, though, these areas have undergone a transformation to become one of the most sought after residential addresses in the city. Many are lauding the BMC's scheme offering FSI in exchange for parking lots, saying it could not have come at a more opportune time.
But there are an equal number of sceptics who are wondering whether this concentration of parking lots will benefit the whole city. "The scheme has become an FSI 'outlet'. Does the city need such a concentration of parking hubs in a single area?," asked senior civic officials who are concerned that many of the lots may be misused. The scepticism is not unfounded given the high stakes.
For instance, in the mill areas, the allowed FSI is 4. The BMC also allows other concessions such as open space, flower beds, toilet ducts, et al. These, along with the parking lot incentive, can take the FSI to as high as 9 or 10. "The high price the mill land commands is because developers are assured of a huge FSI that ensures profiteering," said a civic official on condition of anonymity.
In the suburbs, the allowed FSI is 1, and with Transfer of Development Rights (TDR) it can go up to a maximum of 2. But once gain, with the various concessions and a parking lot, the actual FSI can be as high as 5 or 6, said sources.
Assem Gupta, additional municipal commissioner in charge of roads, said the proposals are first vetted by the joint commissioner (traffic) and then put up before the high-power committee for approval. The committee is headed by Gupta; other members include the traffic commissioner, transport head, Mumbai Metropolitan Region Development Authority (MMRDA) member, etc. "Whenever a proposal is submitted, a traffic study is carried out," said Gupta, adding that the traffic police have also offered to undertake an independent study on the requirements of parking lots in various parts of the city.
There are still a few wrinkles to be ironed out, and it may take a while before Mumbaikars can actually benefit from the scheme. "The scheme was started around a year-and-a-half ago. Maybe the first parking lot will be handed over to the BMC in the next six months," Gupta said. The BMC will then appoint a contractor to run the parking lot, while the developer is expected to pay for its maintenance for a decade.
The civic body, however, has a very poor track record of maintaining various public amenities. Ashok Datar, transport expert, said the parking hubs are being created in already congested areas and may add to the problem rather than diminishing it. The added flats are for the high income group and each flat will have not less than two cars. They will consume a bulk of the public parking. "It is a losing proposition for the city," he said.
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...but builders set to reap bonanza from it
Nauzer Bharucha, TNN, Dec 21, 2009, 02.13am IST
MUMBAI: A state government policy on creating public parking lots on private land is turning into a major bonanza for builders. Around a dozen high-end residential towers-of around 30 to 70 storeys each-are set to come up, mostly in the Worli-Parel area, after the government began offering extra Floor Space Index (FSI) as an incentive to builders who construct such parking lots.
Last year, the government offered builders up to 4 FSI if they constructed multi-storey parking lots on a portion of their land and handed over the facilities to the civic administration free of cost. FSI is generally restricted to 1.33 in the island city and 1 in the suburbs. FSI is the ratio of the permissible built-up area vis-a-vis the plot size. A 4 FSI means that if a plot is 1,000 sq m, the built-up area-either vertical or horizontal-can be up to 4,000 sq m.
This bonanza that increases the FSI three times over saw two dozen developers rush to the BMC with multi-storey parking lot proposals. So far, 13 plans have been approved by the urban development department.
IndiaBulls Realty had two of its proposals approved. Using the parking FSI, the realty firm, it is learnt, is constructing a 65-storey ultra-luxury residential tower called IndiaBulls Sky and another 70-storey building, IndiaBulls Forest, at Jupiter Mills, Lower Parel. At Elphinstone Mills, Lower Parel, IndiaBulls has planned a third tower called Suites, which will be about 65 storeys high.
D B Realty got proposals for three multi-level parking lots approved-one at E Moses Road, another at Crown Mills in Dadar and the third at Jacob Circle. The company has announced a 45-storey residential tower called Orchid Crown at Crown Mills and two 50-storey skyscrapers, Orchid Heights, at Jacob Circle. A third tower at E Moses Road is on the drawing board, according to sources in D B Realty.
The Chandru Raheja-led K Raheja Corp got two proposals cleared-one at Worli (Metal Box land) and another in the Hindustan Mills compound at Jacob Circle. Company sources said two residential towers at each of these locations have been planned. "One tower will be 45 floors and another will go up to 50 floors. There will be a small commercial component too in both these projects,'' said a Raheja official.
Just days before the election code of conduct came into force on August 31, the state government had given the 13 parking-lot proposals the go-ahead. Almost all are located in the Worli-Parel belt of central Mumbai, which is raising eyebrows. These proposals will involve the construction of a mind-boggling 21,000 parking slots in a radius of barely 2 to 3 km in central Mumbai. Even earlier, transport experts had questioned the government's logic in allowing so many parking slots in just one belt, especially since the city's two existing multi-storey parking lots-at Bhulabhai Desai Road and Nariman Point-have pathetic occupancy levels of less than 30% on most days (see `Not many takers...').
Urban planners warned of further congestion. Former MMRDA chief town planner Vidyadhar Phatak said the entire mill district has no proper plan to tackle growth. "With this kind of construction activity, there will be problems. Suddenly, there will be a peak demand on infrastructure. One will see traffic bottlenecks and pressure on water supply,'' he said.
Pankaj Joshi, executive director of Urban Design Research Institute, a public charitable trust, said, "Parking FSI is just one more instance of increasing the development potential of a private plot. Creating parking towers will not help the traffic situation, but encourage more commercial space.''
Some other multi-level lots approved include two proposals by the Lodha Group-at Apollo Mills at Jacob Circle and Sreeniwas Mills at Lower Parel. "We plan to use the parking FSI to construct another 40-storey residential building at Apollo Mills,'' said Lodha Group director Abhisheck Lodha. The group is already setting up a 48-storey residential tower called Bellissimo at Apollo Mills.
The Kalpataru Group has proposed a 30-storey residential tower in lieu of constructing a parking lot on its land near the ITC hotel at Parel. The Dosti Group has planned a similar skyscraper at Sewri, while DLF is learnt to have initiated plans for a residential tower at its Mumbai Mills property in Parel with the help of parking FSI.
According to the government policy, the minimum area of the parking plot should be 1,000 sq m in the island city and 2,000 sq m in the suburbs. The location of parking spaces can be in the basement, ground floor or upper floors, with access available through ramps or lifts subject to clearances from the chief fire officer.
"The incentive FSI given on this account will be over and above the FSI permissible under any other provisions of the Development Control regulations. This incentive FSI shall be allowed to be used on the same plot in conformity with the rules...,'' said the government notification.
Last year, the government offered builders up to 4 FSI if they constructed multi-storey parking lots on a portion of their land and handed over the facilities to the civic administration free of cost. FSI is generally restricted to 1.33 in the island city and 1 in the suburbs. FSI is the ratio of the permissible built-up area vis-a-vis the plot size. A 4 FSI means that if a plot is 1,000 sq m, the built-up area-either vertical or horizontal-can be up to 4,000 sq m.
This bonanza that increases the FSI three times over saw two dozen developers rush to the BMC with multi-storey parking lot proposals. So far, 13 plans have been approved by the urban development department.
IndiaBulls Realty had two of its proposals approved. Using the parking FSI, the realty firm, it is learnt, is constructing a 65-storey ultra-luxury residential tower called IndiaBulls Sky and another 70-storey building, IndiaBulls Forest, at Jupiter Mills, Lower Parel. At Elphinstone Mills, Lower Parel, IndiaBulls has planned a third tower called Suites, which will be about 65 storeys high.
D B Realty got proposals for three multi-level parking lots approved-one at E Moses Road, another at Crown Mills in Dadar and the third at Jacob Circle. The company has announced a 45-storey residential tower called Orchid Crown at Crown Mills and two 50-storey skyscrapers, Orchid Heights, at Jacob Circle. A third tower at E Moses Road is on the drawing board, according to sources in D B Realty.
The Chandru Raheja-led K Raheja Corp got two proposals cleared-one at Worli (Metal Box land) and another in the Hindustan Mills compound at Jacob Circle. Company sources said two residential towers at each of these locations have been planned. "One tower will be 45 floors and another will go up to 50 floors. There will be a small commercial component too in both these projects,'' said a Raheja official.
Just days before the election code of conduct came into force on August 31, the state government had given the 13 parking-lot proposals the go-ahead. Almost all are located in the Worli-Parel belt of central Mumbai, which is raising eyebrows. These proposals will involve the construction of a mind-boggling 21,000 parking slots in a radius of barely 2 to 3 km in central Mumbai. Even earlier, transport experts had questioned the government's logic in allowing so many parking slots in just one belt, especially since the city's two existing multi-storey parking lots-at Bhulabhai Desai Road and Nariman Point-have pathetic occupancy levels of less than 30% on most days (see `Not many takers...').
Urban planners warned of further congestion. Former MMRDA chief town planner Vidyadhar Phatak said the entire mill district has no proper plan to tackle growth. "With this kind of construction activity, there will be problems. Suddenly, there will be a peak demand on infrastructure. One will see traffic bottlenecks and pressure on water supply,'' he said.
Pankaj Joshi, executive director of Urban Design Research Institute, a public charitable trust, said, "Parking FSI is just one more instance of increasing the development potential of a private plot. Creating parking towers will not help the traffic situation, but encourage more commercial space.''
Some other multi-level lots approved include two proposals by the Lodha Group-at Apollo Mills at Jacob Circle and Sreeniwas Mills at Lower Parel. "We plan to use the parking FSI to construct another 40-storey residential building at Apollo Mills,'' said Lodha Group director Abhisheck Lodha. The group is already setting up a 48-storey residential tower called Bellissimo at Apollo Mills.
The Kalpataru Group has proposed a 30-storey residential tower in lieu of constructing a parking lot on its land near the ITC hotel at Parel. The Dosti Group has planned a similar skyscraper at Sewri, while DLF is learnt to have initiated plans for a residential tower at its Mumbai Mills property in Parel with the help of parking FSI.
According to the government policy, the minimum area of the parking plot should be 1,000 sq m in the island city and 2,000 sq m in the suburbs. The location of parking spaces can be in the basement, ground floor or upper floors, with access available through ramps or lifts subject to clearances from the chief fire officer.
"The incentive FSI given on this account will be over and above the FSI permissible under any other provisions of the Development Control regulations. This incentive FSI shall be allowed to be used on the same plot in conformity with the rules...,'' said the government notification.
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Ban parking under flyovers: state to planning authorities
Shalini Nair
Motorists who line up their vehicles below flyovers can no longer do so. The state urban development department on Thursday issued orders to all planning authorities in the state to ban parking below flyovers with immediate effect. The government orders stated that one of the main reasons for banning parking underneath flyovers is to prevent any potential security risk.
"Parking of vehicles should not be allowed under flyovers and bridges, where public parking space is available within 200 metres," the order stated. It went on to say that where such public parking is available, on-street parking also should not be allowed.
The order also stated that parking below flyovers may also lead to accidents or fires. "Besides the security aspect, ban on parking underneath flyovers is important for the safety of road users as also for general aesthetics. Once vehicles are cleared from the space, it could be fenced and developed into gardens that can be maintained by the municipal corporation or private agencies," said TC Benjamin, principal secretary, state urban development department. He said it was also important to issue the orders at this point of time as several new parking lots will be developed by private builders under the newly amended DCR 33/24.
Under the new provision, developers can avail of extra Floor Space Index (FSI) equal to 50% of what the developer constructs and hands over to BMC for the purpose of public parking on a portion of their plot. "If people resort to parking below flyovers and on street for free, these new parking lot will not be utilised to its optimum capacity. It would make it unfeasible for the municipal corporation to maintain these lots as the maintenance cost is recuperated from parking charges," Benjamin said.
The new orders have been issued under section 154 of the Maharashtra Regional and Town Planning Act. A majority of the flyovers in Mumbai— as many as 37 existing and another 14 proposed— come under the Maharashtra State Road Development Corporation (MSRDC). To ensure compliance, the state government has issued directives to 12 agencies, including MSRDC, all municipal corporations and councils, Mumbai Metropolitan Region Development Authority(MMRDA), City and Industrial Development Corporation (CIDCO), Maharashtra Housing Area Development Authority (MHADA) and Maharashtra Industrial Development Corporation(MIDC).
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