The redevelopment of 11 chawls in nine defunct National Textiles Corporation (NTC) mills is set to create 18 lakh sq ft of new construction in central Mumbai. Of this, approximately 6 lakh sq ft will be used to rehouse free of cost the 2,062 tenants currently residing in NTC chawls. The remaining 12 lakh sq ft will be given to the successful bidder of the chawls' redevelopment, with the free sale portion expected to be worth more than Rs 5,000 crore.
The redevelopment of 11 chawls in nine defunct National Textiles Corporation (NTC) mills is set to create 18 lakh sq ft of new construction in central Mumbai. Of this, approximately 6 lakh sq ft will be used to rehouse free of cost the 2,062 tenants currently residing in NTC chawls. The remaining 12 lakh sq ft will be given to the successful bidder of the chawls' redevelopment, with the free sale portion expected to be worth more than Rs 5,000 crore.
Last month, Union textiles minister Piyush Goyal requested the state government to help redevelop chawls in the nine NTC mill lands spread across 14 acres in the city. NTC does not have the expertise to carry out the redevelopment of the old and dilapidated chawls. A global property firm, Cushman and Wakefield, has been appointed as consultants for the redevelopment project, and the project report is expected by March.
The redevelopment of the NTC mills provides an opportunity to rectify what Charles Correa had referred to as the "Tragedy of Tulsi Pipe Road." The chaotic and ad hoc redevelopment of hundreds of acres of mill land in Lower Parel has resulted in luxury housing and corporate offices without additional civic infrastructure or social amenities.
Urban experts say that the influx of new construction in the area could put more pressure on the already overloaded public infrastructure and leave residents gasping for open spaces. The redevelopment of the NTC mills offers a chance for the government to prepare a local area plan that accounts for the increase in roads, pedestrian facilities, and open spaces needed to accommodate the influx of more people and vehicles.
The deficit of 31 hectares of land for education and 69 hectares of land for open space requirements in the area needs to be addressed, and authorities now have an opportunity to alleviate the chaos in central Mumbai. A larger-level study is needed to understand local area needs, and the process should be transparent and democratic. The area has seen a deficit of land for cemeteries and markets, and there is a need for proper pavements for commuters who swarm down from the stations, as well as limited east-west links.
The redevelopment of the NTC mills provides an opportunity for policymakers to look at this land not just in terms of housing numbers and FSI calculations but as opportunities for other types of uses and amenities. Authorities can create a local area plan that provides for road networks, open spaces, and amenities, as well as building design guidelines, and they can use the same provision for an amendment to create a local area development plan. The area should be well planned, not just for the sake of the people but also for business reasons. Any surge of development in the area is likely to add luxury housing supply and keep prices in check.
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