Fresh policy set to boost cluster redevpt, extend it across Mumbai Govt Plans Incentives, May Help Acquire Land

Cluster redevelopment is set to get a boost with a new policy offering more benefits to both developers and residents and making projects more attractive than standalone redevelopment.      For instance, the bigger a cluster undergoing redevelopment, the larger will be the flats of individual owners. Moreover, it will be easier for housing societies to band together and negotiate with a developer. Now, a developer buys out properties piecemeal and then takes up cluster redevelopment.      "While the minimum area will remain one acre, the larger the area taken up, the bigger will be the flats that residents can look forward to. The minimum size of a flat will be 300 sq feet," said a source.      The proposed policy that will replace the existing cluster redevelopment policy under Development Control Rules 33(9) is likely to apply across Mumbai and not just south Mumbai that has a large number of old and dilapidated buildings, added sources.      The BMC will mark the one acre areas that can form a cluster. Several suchclusters can then come together for a mega-cluster redevelopment. "Unlike the old policy, the focus this time is on land-pooling. The government plans incentives to ensure more societies come together for redevelopment. If there is some hurdle, it will help with land acquisition," said the source.      Along with basic size, the government may also define the incentives to be provided to mega clusters to avoid disputes and litigation.      A committee including the civic and MMRDA commissioners and the Slum Rehabilitation Authority chief and led by urban development principal secretary Manu Kumar Srivastava is reworking the policy. It has held consultations with the Property Owners Association and the Maharashtra Chamber of Housing Industry.      The sources said the urban renewal scheme is likely to comprise three levels of planning: macro (broad zoning of land and arterial roads), meso (the BMC's development plan that identifies land use) and micro (for every cluster). The three will fit in, allowing the authorities control over how the city develops.      Developers who have started cluster redevelopment will have the option to migrate to the new policy.      The move comes as the 2009 cluster redevelopment policy failed to deliver. The ambitious Rs 5,000-crore Bhendi Bazaar project of the Saifee Burhani Upliftment Trust spread over 14.5 acres is going very slowly. So far, only five proposals have been approved and one at Parel implemented.  BIGGER FLATS, BETTER CITY PLANNING  OLD POLICY NEW POLICY  Minimum area one acre Minimum area one acre  Developer obtains consent from residents, purchases properties and seeks BMC permission for cluster redevelopment BMC may get to draw boundaries ofclusters. Resident groups can come together to negotiate with builder for redevelopment Residents of various clusters can group together to form a megacluster  Minimum flat size 300 sq feet. Larger flats at discretion of developer Minimum flat size 300 sq feet, but for mega clusters govt plans to offer larger flats Acquisition to be done by developer Govt to lay out options, including acquisition by the state to push redevelopment  No urban renewal scheme master plan. BMC has no control on city's overall development Three-tier urban renewal scheme — a master plan, a development plan and a plan for every cluster. All redevelopment to be in sync with master plan. BMC to have control on overall development of city      Does not ensure enough public amenities. Skewed development      Proposes planned development of the city