Dream Project of Bhendi Bazar

[ghulam muhammed]

The trust’s logo – an image of the Raudat Tahera surrounded by skyscrapers – leaves no one in any doubt of the trust’s priorities. A large plaza encompassing both the Raudat Tahera and the Saifee Masjid, is planned at the southern end of the rectangular plot, which has clearly not gone down well with spiritual leaders from other sects. “Why should everyone else pay the price for showcasing the Raudat Tahera?”

But even for them, fundamental questions remain unanswered. “They haven’t told us which plot, which building, how many floors or which floor we will be rehabilitated to,” said 70-year-old Fizza Dohadwala, who recently moved to the Ghodapdeo transit camp with her family.

The above issues were the primary concern of most of the forum members and the same has now come out in the open !!

The MAIN purpose is to showcase Raudat Tahera, as in future it will even house the grave of the 52nd dai who has managed to reduce this sect to a cult, he will be worshipped with much more fervour then his father and Mansoos doesnt want to calm down the momentum which he intends to take it further with much more vigour.

The entire project is an eyewash which is taken up for the above mentioned reasons and also to park the loads of black money extorted by the dai and his zaadas since many decades in a legitimate and legal project.

[S. Insaf]

For whom the wrecking ball tolls
Three buildings may not reap the benefits of the redevelopment plan
TIME OUT - By Karanjeet Kaur on 1st February 2013

Every floor of the Burhani Heights apartment building, which overlooks the Mohammed Shaukat Ali Road, has a different appearance. Part of the fifth floor is painted pink; the entrance to the sixth-floor homes has beige vitrified tiles on the walls, while the flooring on the third level is marble. The empty lift shaft however, is an abyss and the concrete steps have no banisters. It’s the grownup version of a Lego model that a whimsical child may have dreamt up. Except, for the residents of the 18-storey tower, the nightmare doesn’t seem to end.
The 24 residents of the redeveloped building located on Bapty Road, have had to complete their own houses: they are embroiled in a Sisyphean battle with the developer. In 2001, say the residents, two double-storey structures, Ahmed Manzil and Sugra Manzil, were torn down to make way for the tower, in accordance with clause 33(7) of the development control regulations of the Maharashtra Regional and Town Planning Act. Two years later, the original developer Faizan Mullick, sold the partially completed building to Unique Enterprises with the consent of the tenants, several of whom are Shias and Sunnis.
The second developer in turn sold the yet-unfinished tower to the SBUT – this time without seeking consent. The irate residents, who had spent nine years between 2001 and 2010 shuttling between chawls around the area, barely surviving on the mingy Rs 2,500 rent that the builder released only occasionally, swept into the incomplete building. Homemaker Shaheen Qureshi recalls the chand raat during the month of Ramzan in August 2010, and her family’s subsequent struggle to make do, not just without power or water supply, but even without doors and windows. “[In the intervening years] I had to pull my daughter out of school,” said Qureshi from her poky 225sq ft flat. “I had to choose between paying tuition fee and the rent.”
Even now, the families are being forced to take arms against their sea of troubles. The residents allege that the SBUT is harassing them into signing a consent form that will empower the trust to demolish and then reconstruct the tower under the 33(9) cluster redevelopment clause. The tenants, unsurprisingly, are railing against the idea of leaving their homes. “We will not be rehabilitated to this building again,” stuttered Sohail Shaikh, the characteristic of a man so besieged with problems that he has no idea where to begin. “They have told us that this building will only be sold to NRI Bohras.” At the time of going to press, Time Out had been unable to reach Unique Enterprises, or the SBUT for a comment; but according to a recent report in the Hindustan Times, Abbas Master, the plan’s CEO had stated: “We want all residents to live with their neighbours as before. This project is for the community at large, and not exclusively for Bohras.”
Tenants at the Burhani Heights’ Lilliputian neighbour, Harun Manzil, have taken a cue from their beleaguered counterparts. Everything from the termite-riven skirting to the rotting wooden floorboards in the 100-yearold building is coming apart. A homemaker who did not wish to be named, alleged that the Mumbai Building Repair and Reconstruction Board (MBRRB), the MHADA arm responsible for the upkeep of dilapidated buildings, had refused to release funds because their building also came under the cluster redevelopment plan. This, even when the Memon landlord trust has not sold the structure to the SBUT. “And we will not allow the sale either,” she said. “Dekh ke makkhi kaun niglega? [How can we walk into this with our eyes and ears open?]”
The residents of Bagban Mahal on Mohammed Ali Road are up against the same hindrance – but are desperate for the SBUT’s deliverance. The decrepit chawl’s mixed community of Bohra and Sunni residents, who’ve kept a suitcase ready in case they have to bolt, are in limbo because their landlord Moiz Mansoor Hami has refused to sell the building to the SBUT. The MBRRB has washed their hands off the building in a letter dated April 27, 2012, going so far as to abjure responsibility in the event of any resident’s death were the building to crumble. Hami declined to comment when Time Out attempted to reach him over the phone. But the residents, none of whom wanted to be identified for fear of repercussions, were vocal in their criticism.
An ageing couple we spoke to couldn’t contain their enthusiasm for moving to a highrise: “Poori duniya dikhegi upar se. Upar jayenge toh aasman se baatein karenge. [When we move to a high-rise, we’ll be able to see the whole world. We’ll touch the sky.]” For in-between people like them, that may prove to be a halfway house.

[Al Zulfiqar]

this whole damn SBUT project is a royal scam.

instead of the promised murgi fry, all the residents are going to get is a dried up rotten bhendi!

[Maqbool]

As local politicians like Abu Azmi, state president of Maharashtra Samajwadi Party,

This whole project will become a big scam by bribing the politician and moulvies by SBUT. I think this has come handy to this kothar people or must be a plan between these guyes.

[think]

There most definitely is a devious plan. "mumineen ko kick maro upna jaib bharo"
Not long ago one of these zadas gave filthy orders to demolish the saddar masjid in Karachi.. The masjid was demolished and remained so for almost 12 years. At one time this pile of demolition had become a pissing center for the bazaar crowd. Big money was made by Ali Baba and 40 thieves. The goondas of the zadas had fun, fun, fun, asking for funds ,funds and more funds for the new masjid. While all along requests from philantrophists like Valika was refused who did not want to give money but would build the entire masjid as per the jamaats specs, where the cement ,iron and steel would come from his own factories. Ho0w can they agree to such philantrophy when cash money was to be made in crores.

[Bori85]

There most definitely is a devious plan. "mumineen ko kick maro upna jaib bharo"
Not long ago one of these zadas gave filthy orders to demolish the saddar masjid in Karachi.. The masjid was demolished and remained so for almost 12 years. At one time this pile of demolition had become a pissing center for the bazaar crowd. Big money was made by Ali Baba and 40 thieves. The goondas of the zadas had fun, fun, fun, asking for funds ,funds and more funds for the new masjid. While all along requests from philantrophists like Valika was refused who did not want to give money but would build the entire masjid as per the jamaats specs, where the cement ,iron and steel would come from his own factories. Ho0w can they agree to such philantrophy when cash money was to be made in crores.

Yes, agreed, the same situation is here in Mississauga, I am not 100% sure but have got this info. from someone that Mr.Rakla was ready to build the entire masjid, but the jamaat committee is not agreeing to that and are collecting funds from people by forcing them to give units of $11000/- and more per family. If Rakla makes the masjid then what will they make ( I mean how will they fill their pockets)

[think]

atlanta is no different. goonda committee wants to collect $52000.00 per family for masjid and even wants mumineen's children to do jobs part time so masjid can be built. avery highly inflated residential lot was purchased with a broken down house by the goondas of atlanta at a very inflated price. and now money is being demanded at every gathering for the mosque.

[S. Insaf]

Bhendi Bazaar makeover update
Twenty22 India – 27, January 2013

After several delays and stiff opposition from residents, the ambitious 16.5-acre Bhendi Bazaar cluster redevelopment scheme seems to be back on track, with developers Saifee Burhani Upliftment Trust (SBUT) set to start work on three out of the 9 clusters.

Addressing a press conference, Abbas Master, chief executive officer, SBUT clarified the various apprehensions regarding the project and said construction would begin shortly. “Final permissions are awaited and work on the three clusters, covering five acres, will begin soon,” he said.
The trust also cleared the air on apprehensions that the redevelopment would give rise to a gated community — where the Bohra community would be segregated from others and their redevelopment prioritised. “We want all residents to live with their neighbours as before. This project is for the community at large and not exclusively for Bohras,” he said.
Refuting claims that residents had not been kept in the loop about the revamp plan, Master said: “We have explained the project in detail to every resident and we even have a help desk in place to clear doubts.”
He also trashed rumours that the existing places of worship would be shifted and assured that residents would be rehabilitated in the vicinity of their original accommodation itself. “Not a single religious place will be touched.”
Congress legislator Amin Patel, who was present at the media briefing, said he would ensure residents’ concerns are addressed. “I will convene a joint meeting of all disgruntled residents along with the trust members and government officials,” said Patel.
The largest cluster project in the city — the redevelopment of 16.5-acre Bhendi Bazaar in south Mumbai — had run into trouble over the last few months, with residents raising several apprehensions that they would be given a raw deal. Residents apart from those belonging to the Dawoodi Bohra community fear that the SBUT will create an exclusive enclave for the Bohras. In addition, they had alleged that the SBUT was planning to create an exclusive Bohra enclave.
“We are not shown any concrete plans and just fancy models. How can we just give our consent?,” asked Juber Khan, a resident.

[JC]

Bori85,
And in the end masjid will be built by Rakla using hi own funds ......... the money collected in the name of masjid fund will be used to built parallel Saifee (or Burhani or Mufadali) Mahal in Mumbai.

[JC]

Bro AZ,
Mouh-May-Neen will be fried like Murgee and you know how and where they will use dry bhindi..!!! so your wish has come true, Murgee bhi hay, bhindee bhi hay ....... bazar may barkat milti bhee hay .........

[S. Insaf]

'Slash for-sale flats in Bhendi Bazaar revamp'
TIMES OF INDIAN Clara Lewis, TNN | Feb 17, 2013, 02.13
MUMBAI: The Rs 1,500 crore cluster redevelopment plan drawn up for Bhendi Bazaar by the Saifee Burhani Upliftment Trust (SBUT) may result in even greater congestion in the over-14-acre south Mumbai area if the ambitious project is not scaled down, a state government authority has stated.

The envisaged construction in the SBUT proposal is 11 times the plot area. The State Environment Impact Assessment Authority (SEIAA) now wants the trust to "reduce the quantum of sale tenements and the construction area significantly" for the sake of better public amenities such as wider roads and footpaths in the busy area.

The authority, before which the proposal was placed for the final environment clearance, observed that "after the proposed redevelopment, the tenement density on the plot will become extremely high, very adversely affecting the quality of life".

SBUT secretary Sheikh Abdeali Bhanpurawala said they were studying the feasibility of the SEIAA report. "We shall do everything that is in the interest of the trust, the city and the environment," he said.

In its report on the proposal, the SEIAA said that on a plot area of 6.6 lakh sq feet, the number of redevelopment tenements would be 3,514 and sale tenements 1,759 according to the current plan. In addition, there would be 88 rooms, 1,379 redeveloped shops and five new shops.

"The tenement density on account of redevelopment of existing tenements would be 530.38 per hectare. Including the sale flats, the tenement density would be 795.7 hectare. Including the shops, the density becomes 1,004.6 per hectare," the report reads. The authority recommended wider roads between clusters 5 and 8, besides more parking places in the vicinity of religious structures. The area is also a popular shopping destination during festivals, and the authority said the redevelopment plan must provide for proper pedestrian movement.

The cluster redevelopment policy was mooted by the government to stop haphazard redevelopment. "If the cluster policy is packaged with the evils of individual building redevelopment it will only result in congestion trauma," P K Das, architect and expert on cluster redevelopment, said.

[S. Insaf]

Cost and Benefits
Not everyone is excited about the project. “This is a scary vision for the future,” says urban planner and conservationist Rahul Srivastava. “The idea that going vertical will solve the density problem is not correct. Highrises are expensive. The higher the building, the fewer the number of people who will occupy the top floors. So, this redevelopment will not necessarily absorb more people.” Srivastava also expresses concerns about a single body, the SBUT, being able to push through a project of this magnitude. “We have seen other groups try this, though on a smaller scale, and it has always been about taking advantage of the (higher) floor-space index (FSI).”
Conservation architect Vikas Dilawari, who undertook a study of the project last year purely as an academic exercise, sees other problems. One of them: the redevelopment will disrupt the existing cultural mosaic of south Mumbai. “From Crawford Market to Byculla, there is a natural fabric of the city that has already been laid out. Bhendi Bazaar is right in the middle of it,” says Dilawari. “The project will disrupt the long, linear stretches that make up the city, break up arterial roads and, in doing so, change everything.” A city planner, on the condition of anonymity, says: “In the US, when a new township comes up, the builder has to first lay the infrastructure. In Bhendi Bazaar, the existing infrastructure is from a century ago. It will not be able to support the new system. The roads here are not meant for cars and two-way traffic.”
Dilawari says a better alternative would have been repair and reconstruction. Instead of pulling down all of Bhendi Bazaar, the Trust could have bolstered and strengthened many of the existing buildings and only demolish those that are completely uninhabitable. “If repaired with like-to-like materials, many of these buildings can last another two or three decades,” says Dilawari. “That would still be cheaper than re-doing the entire area.” Dilawari also finds it hard to believe the residents’ cost of living won’t increase. “These tenanted properties will later become cooperative housing societies. And since high-rise living is expensive, there is a good chance a lot of people will get dis-housed because they can’t afford it,” he says. The free sale component, coupled with Bhendi Bazaar’s prime location, may also encourage residents to sell their newly-furbished apartments—the going rate is 40,000 per sq ft—and defeat the purpose the SBUT has set out to fulfil: of providing for its own. Moreover, while a majority of the residents are Bohris, a third of the local population comprises people from other communities, including other Muslims. With less of a bond to the Syedna, they might be the first to leave. “We can’t stop anyone from trying to sell their apartment,” says Master. “As future owners, the residents are free to do so. But many of them have been living here for generations. I know they wouldn’t want to leave.”

[Al Zulfiqar]

the urban planners and town redevelopment specialists can analyse all they want and pass intelligent comments. what none of them seem to get is the simple fact that the saifee mahal mafia have only one major priority, viz. making the raudat tahera a showpiece, surrounded by international standard skyscrapers, so that it can be seen from all surrounding major roads and buildings.

initially it seemed like a great idea locating the old man's tomb in a pre-dominantly bohra area, even if it was full of open gutters, sewage and filth. the whole idea was to make his grave a cash-cow, with thousands of local bohras, their relatives, foreign tourists and shoppers coming for worship and depositing money in the galla. but as decades have gone by and congestion has increased, cars and taxis can no longer access the area and money collection is suffering, besides, its becoming a sore point with the newer generation of 'royal' pilla's who hate to see their ancestor's grave in the midst of such monumental squalor and filth.

thus was born this brainwave. clean up the area around the kabr, showcase it, build high-rises, launder massive amounts of black money and simultaneously fill their pockets with more moolah. wah bhai wah! genius indeed! lets wait and watch and observe this evil tamasha unfold.

as far as i am concerned, it was a fitting tribute having sts' grave in such rotten surroundings. may it continue.

[Bohra spring]

Anyone knows how the crores required for this monumental project is being sourced ? who is providing the security of finance ?
Banks must be involved ? Big non Bohri suppliers would not start work without making sure the they will be paid ?
Are the new flats already sold on plan ?
There are many example world wide in UAE and China that cranes stop and incomplete towers get stuck....unless it is not a big project as it has been played out to be.
I really hope these zadas have not taken on a task just to show off ...this is not holding muharram event , There are safety issues..buildings collapsing, payments, so international standards could end up Mumbai standards
SMB has gone around claiming tomb restoration in Yemen, buiilding mohallas, gold zaris so building skscrapers is a natural progression to show their arrogant prowess...Sounds nice, fancy , good luck
Zadas must be already counting their profits !

[asad]

Br GM,

What is the current status. How many building have been demolished and what is the pace of work.

[aliabbas_aa]

The Bhendi Bazaar redevelopment project, spread across 16.5 acres in south Mumbai as hit a hurdle with the state's environment panel asking developers to reduce the density

[ghulam muhammed]

Br GM,

What is the current status. How many building have been demolished and what is the pace of work.

Bro asad,

As per current reports, demolition of the 3 buildings viz. phoolwala bldg, ibrahim nurudin chawl and the shops below Mohamedi/Tayabi Manzil have been stalled as some tenants have managed to get a stay order from Court. Hence there is absolutely no activity in Bhendi Bazar redevelopment scheme. Also there are reports that a restaurent which is diagonally opposite Chhatan chawl, Mutton st belonging to a Chilia has been purchased by SBUT.

[aliakbar]

SBUT is killing many birds with one stone,
1) They will transfer their black money in white,
2)Become the landlords of all the 280 buildings in projected area,
3) Make their new BURHANI MAHAL new capital in BHENDI BAZAR FREE OF COST,(88-rooms)
4) kick muslims, & poor dbs' out of the locality (garibo ko hata o yojna) & Bring there foolish fanatic NRIs' in mohalla,
5)widen the Raudat Tahera & spread its umbrella to entire area, more tourist more business & bigger GOLAK (GALLA), 6) Become undefended GOONdas' of the AREA, so nobody raises their head in front of them any time on any occasion, 7) Prepare a burial ground for the 52nd DAI, set up a new GOLAK, new income,
Mint 20000 crores out of this project in the name of upliftment, extorting money from the elite dbs' & by free sale area & TDR Transfer of Development Rights.
9) making this project welcoming WALMART, Reliance & other international co. & get favors from govt of india & others.
10) These are few points how a DAI becomes a builder / developer & says' maru ek sapnu che WRONG ghana sapna che. mei ne mari family public jaai bhaad ma.

[aliakbar]

abdeali kothari one of the biggest burglar in SBUT , enjoys his chair with the help of chota shakeel, & D company people as they surround phoolwala bldg ( Idris sharbat ) to stop Tenants intervening in the demolition, as he watches from 20th floor pleasantly, this AXIS OF EVIL NIMROOD qaid johar & PHARAOH kothari is putting all the residential Tenants as well as commercial Tenants in Trouble & insisting that the Dream should be build hook or by crook with the help of india most wanted criminals.

DAWAT GOONDA O NA AASRE CHALSE IN THE TIME OF 53RD DAI U SEE,

maru ek sapnu che , old man putted us all in trouble by his one dream turning our life in night mare,

[think]

about time the brain washed bhindi bazar bohri's got dried out starched and ironed.

[Bori85]

The Bhendi Bazaar redevelopment project, spread across 16.5 acres in south Mumbai as hit a hurdle with the state's environment panel asking developers to reduce the density

this SEIAA committee (whatever ) is a govt. office. They are putting this hurdle in the SBUT project is nothing but a way of getting money under the table from the SBUT. This is India, they know very well that in this project the Zaada's + their chamchaas are going to make millions, the D company people are also making money then why not the 'babu's" of SEIAA . They also know how much money this ruling class of DB has, so why not make hay while the sun shines.

[ghulam muhammed]

"DREAM" Project Of Bhendi Bazar should now be known as "NIGHTMARE" Project Of Bhendi Bazar as residents are already losing sleep !!

[S. Insaf]

To push cluster projects, state govt may relax consent norms
One of the main hurdles in the scheme is getting all stakeholders on
board. SENIOR GOVT OFFICIAL
26 Feb 2013 Hindustan Times (Mumbai)Ketaki Ghoge ketaki.ghoge@hindustantimes.com


MUMBAI: In a move that could give a push to the cluster redevelopment policy, the state government is considering to do away with the mandatory 100% consent of property owners/landlords before the project takes off.
The state is looking at bringing down consent of landlords to 70% with a provision that remaining 30% property can be acquired.
The cluster redevelopment scheme approved in 2008 is aimed at urban renewal of the city, especially of its congested localities.
Under this scheme, developers are given Floor Space Index (FSI) of 4 as incentive to take up redevelopment of a larger area (cluster of buildings, slums), at least of 1 acre.
FSI refers to ratio between the total built-up area and plot area available. It indicates how high a developer can build and can be loosely translated into vertical development rights.
“One of the main hurdles in this scheme is getting all stakeholders on board. By bringing down consent of landlords from 100 to 70%, we hope to make the project more viable. The final decision will be taken by the chief minister soon,” said a senior official, on condition of anonymity, as he is not authorised to speak to the media.
Chief minister Prithviraj Chavan has set up a committee under urban development secretary Manu Kumar Srivastav to review the entire development control rule 33 that mandates all kinds of redevelopment in the city from that of old buildings to slums.
The first report of this committee on DCR 33 (9) pertaining to cluster redevelopment and 33 (7) on redevelopment of old buildings is likely to get discussed this week.
Chavan had asked the committee to look at ways to make cluster redevelopment more attractive and viable.
The norm to get 70% consent of tenants will continue said officials. “Landlords can’t be allowed to hold redevelopment to ransom so this relaxation will help. But, unless the government works out a master plan of clusters, this kind of scheme where anyone can pick some area for redevelopment, will not work,” said Mayank Gandhi, who was formerly associated with Remaking of Mumbai Federation for redeveloping C ward. This project did not take off as a section of tenants and property owners opposed it.

[askz]

. This is India, they know very well that in this project the Zaada's + their chamchaas are going to make millions, the D company people are also making money then why not the 'babu's" of SEIAA . They also know how much money this ruling class of DB has, so why not make hay while the sun shines.[/quote]
yes true iqbal (dawoods brother), and hanifs 2 children imran and nabeel are also involved as henchmen to compel non agreeing tenants. "bhai jis ki laathi uski bhais" this is what is going on there.

[ghulam muhammed]

Under this scheme, developers are given Floor Space Index (FSI) of 4 as incentive to take up redevelopment of a larger area (cluster of buildings, slums), at least of 1 acre.

This is exactly what I and other members have been stressing from day one, its not about improving the living conditions of bohras but about making a fortune and parking the illgotten black money at the right place and multiply the same many folds and that too legally and officially.

[ghulam muhammed]

Our newly redeveloped building (without OC) mentioned in the address below has been illegally occupied by vested interests under the name of SBUT(Saifee Burhani Upliftment Trust) Trust who are using it for commercial purposes and creating a nuisance for the flat owners. The builder Salim Chauhan has a close nexus with the commercial entity (SBUT) and the builder has extended full support to the illegal occupation. Flat owners are appalled by the stress and nuisance created by the commercial workers of SBUT on a daily basis as they have occupied the top four floors and fire Refuge area of the building as well as converted the open terrace for private commercial use.

A case has been registered against SBUT by the Husaini tower flat owners against SBUT and the builder Salim Chauhan who is not allowing us to form a society using bureaucratic roadblocks. Complaints to various authorities have failed miserably due to the strong influence and money power of SBUT who has recently embarked on a 3000 Cr project which should give you an idea on how large and powerful our adversary is . All our efforts have become insignificant against the mammoth power feigned by the commercial entity.

Summary of illegal encroachments by SBUT and builder:
1. Commercial Illegal Occupation of the top four floors of the building
2. Illegal occupation of open Terrace for private use
3. Illegal occupation of “Fire Refuge area” on fifteenth floor for catering related purposes and dining room.
4. It is in process of acquiring the fire Refuge area of 8th floor and construction of dining room
5. Fire Hazard risk and security threat due to occupation of fire safety Refuge area on 15th floor . The fire refuge area contains explosives like gas cylinder and stoves used for cooking.
6. Daily nuisance from workers of SBUT who overload the Lift by excessive usage.
7. Illegal and inappropriate encroachment of Parking Space by builder and SBUT
Kindly take necessary actions and stop the illegal occupation by sealing the top four floors of the building which are illegally running a commercial business on residential premises.
Sincerely:
Huseni Tower Flat Owners

43-45 Huseni Tower
Raudat Tahera St
Mumbai -3

http://www.legalserviceindia.com/lawfor ... t;start=10

[S. Insaf]

Bhendi Bazaar redevelopment project given green clearance
Times of India Mumbai Mirror Yogesh Sadhwani
Thursday, March 14, 2013

The State Environmental Impact Assessment Authority has given the nod for the Bhendi Bazaar cluster redevelopment project after the Saifee Burhani Upliftment Trust agreed to scale down the number of tenements in the Rs 3,000-crore project that aims to rehabilitate 3,500 families and 1,400 shopkeepers.
The density of construction was a major reason that delayed the environmental clearance for the eightcluster project. The environmental body was concerned that “the tenement density in the plot would become extremely high, adversely affecting the quality of life.”
The SEIAA, which gave its nod on March 8, has also asked the trust to make the roads wider than it had initially proposed in the layout. According to minutes of the meeting, the trust had planned 3,514 redeveloped tenements and 1,759 sale tenements in an area of 66,264.74 square metres. The trust had also planned 88 rooms, 1,379 redeveloped shops and five new shops for sale.
“The redeveloped tenement density would have been 530.4 per hectare; including the sale flats, the tenements density would have been 795.7 per hectare,” said the minutes.
“Including the shops, the density becomes 1004.6 per hectare. It was noted that it was necessary to reduce the density significantly. It was recognised that the only way to reduce this would be to significantly reduce the sale component – both the number of flats and the total construction area, which is at present about twice the area of the plot.”

Wider roads

The SEIAA committee also agreed that the trust has “used most efficient designs to reduce construction areas to the minimum.” However, the authorities suggested that some roads be further widened keeping in mind growing traffic and also the presence of schools, shops and religious structures. They also asked the trust to increase parking space near religious places.
The trust submitted that the redevelopment project would certainly enhance the quality of life of the occupants as 70 per cent of existing residents were staying in tenements smaller than 300 sq feet.
It added that out of the 1,759 sale tenements, 215 tenements were to be handed free to government agencies. It also reasoned that the “sale towers are essential to execute the redevelopment of one of the oldest and degenerated areas of Mumbai”.
Finally, the trust agreed to reduce the number of sale tenements by 120 (by reducing three floors each in the four sale buildings) and do away with the proposed five new shops.
This will reduce the construction area by 17,33I square meter, said the authority members. While this will reduce the density and construction only marginally, the difficulties pointed out by the trust also have to be taken into account, the minutes said.

[zinger]

Insaaf Saab,

Sorry to interupt in this topic, but could you please come and give us your views on the topic "Only on board Passengers can save this Sinking Ship " that was started by you?

we not only wrote to you on that thread but sent you a PM too requesting you to contribute and participate in the discussion

We respect you for your age, integrity and experience. please do not dissapoint us by starting a topic and then leaving it like that. it does not paint a good picture of you. this btw, is the reason for writing to you personally, on the thread and now this one too.

request you to come there and debate it

[Humsafar]

zinger,
All your questions have been answered. Let me know what other questions you have, and please go back to the original thread.

[S. Insaf]

Bhendi Bazaar redevelopment still has bumps
Times of India Mar 15, 2013 ByRajshri MehtaRajshri Mehta

.MUMBAI: The state-level environment impact assessment authority (SEIAA) may have given the green nod but that is unlikely to signal smooth sailing for the Bhendi Bazaar redevelopment project.
Abdeali Bhanpurawala, secretary, Saifee Burhani Upliftment Trust, which has undertaken the project, said a few concerns are yet to be resolved at the state government and grassroot levels, which may slow down the 17-acre project.
"Our main concern pertains to a clause making it mandatory for developers to get 100% of property owners/landlords. We have written to chief minister (Prithviraj Chavan) requesting reduction as it is not possible to get everyone's nod. Every owner has reasons for refusing permission but this results in the project getting unnecessarily delayed,'' said Bhanpurawala.
The Bohra community's ambitious Rs 1,500-crore redevelopment project involves moving 2,500 people in over 250 old buildings to new towers. This is the second cluster scheme undertaken under development control rules 33 (9).
While the trust has shifted most tenants to 1,650 transit tenements it got from the Maharashtra Housing and Area Development Authority (Mhada), it faces objections from shop-owners. They want new premises only on the ground floor.
"We will resolve the shop-owners objections. Plans are being drawn up to offer incentives by way of additional space of 30% than they currently occupy if they takes up premises on a higher level,'' Bhanpurawala added.
Developers said other cluster redevelopment projects have also slowed down due to lack of clarity of rules. Kailash Agrawal, chairperson of the Avighna Group, which started the first cluster scheme at Ismail Mill Compound, Lower Parel, said, "DCR 33 (9) is basically an extension of the existing DCR 33 (7), which pertains to redevelopment of cessed buildings. A common misunderstanding is that proposals under DCR 33 (9) are given increased FSI of 4 and therefore the benefits offered to DCR 33 (7) should not be offered to DCR 33 (9). However, it is critical to understand and realize that of the FSI of 4, a percentage of that is given to the developer and most of it is consumed in free-of-cost development for rehabilitation and free-of-cost development for Mhada and the BMC.''

"The primary benefit given to redevelopment proposals under DCR 33 (7) is that of reservation dilution, wherein encumbered lands that are reserved for 'housing the dishoused' and 'municipal staff quarters', in the sanctioned revised development plan of Greater Mumbai are automatically diluted. They are diluted on account of the rehabilitation of the existing structures on the land,'' Agrawal added.
Even as it granted environment clearance, the SEIAA said it was not possible to fully agree with some points raised by the project proponent such as maximum permissible tenement density. "If one works out a maximum tenement density on a theoretical basis, the fact that quality of life will be very adversely affected if the tenement density is over 500 or 600, let alone 1,500 or 2,000 cannot be overlooked,'' said the authority. -with inputs from Clara Lewis
The authority observed that while the contention of the project proponent that taking up redevelopment will contribute to improving the quality of life of the inhabitants is correct, it has also to be seen that this improvement is not in any way adversely affected by allowing a very high density.
"The contention of the project proponent that tenement density is to be calculated without taking into account shops is correct, the existence of an extremely large number of shops, most of which are frequented by many people, should be borne in mind while assessing the effect of the large population on the quality of life.''

Why the scheme is not taking off?

No concession/dilution of reservation, as sought by developers

No mechanism to resolve dispute between multiple government agencies and developers, including tenants

Lack of clarity: BMC and deputy collector (encroachments) disclaim responsibility of certifying legal slums and evicting illegal shanties

Mhada disclaims responsibility in taking action against balance 30% tenants, who refuse to give consent after scheme is approved

Tenants revoking consent on competitive builders offering additional benefits and even after scheme gets nod from high-power committee

Tenant woes: Tenants owning two flats in a building refuse to give consent, as under policy, tenant legally entitled to only one rehab flat of 300 sqft

Developers want additional FSI for developing public amenities like school and dispensary, as given in DCR 33 (7).

Suggestions likely to be proposed by state committee under urban development secretary Manu Kumar Shrivastava

Reduce consent of property owners/landlords for redevelopment from 100% to 70%, as sought for tenants

State will acquire balance 30% property of landlords

Mhada to suggest corpus amount to be given to tenants post-redevelopment