BYCULLA MARKET SET FOR A MAKEOVER VIBHA SINGH writes about the makeover Byculla market is about to get, thanks to a BMC-approved redevelopment plan

One of the oldest and biggest vegetable and fruit markets in the island city, is set to get a makeover. The Brihanmumbai Municipal Corporation (BMC) has given a go-ahead for the redevelopment of the over 156-year old Byculla market, also known as Sant Gadge Maharaj Mandai, which was founded in 1858 by the Meher family of Junnar. 

    It was called Meher Market until the 1980s, when the 333 men and women who did business here, took over it under the banner of the Byculla Market Cooperative Premises Society. The market spans an area of 2.5 acres. In 1989, the civic authorities announced the takeover of all vegetable markets in the city but the sellers of Byculla opposed the move, saying they wanted to run Meher market themselves. After 14-years, the market is now up for redevelopment. 
    Most of the licensed shopkeepers conducting business in the premises, have selected Pashmina Developers. Dr Rajendra Singh, director, Pashmina developers, says, "This market, with time, has become one of the largest fruit and vegetable markets in Mumbai and attracts more and more vendors to set up their shops here. That caused the market to become more cluttered and congested for the residents, shopkeepers and customers. The makeover plan, approved by the Improvement Committee of the civic body, is a welcome move." 
    The proposal to hand over municipal markets to private developers for redevelopment, was first tabled in February 2004 but was opposed by the corporators stating that private developers were being benefitted more than the civic body. With revised regulations, it is a win-win situation for both. The ratio of space sharing between the BMC and the developer is 10:6, that is, the BMC's share will be a little above 60 per cent and the developer's a little below 40 per cent. For every one sq m, the developer gives to the civic body, he will get 0.6 sq m as incentive for the saleable portion. A senior BMC official informs, "The NOC has been given to the realtor for redeveloping the BMC market, and it is as per the BMC policy where the developer would get an incentive of 0.6 sq m for every sq m he develops for us." 
    The market is all set to be razed for a modern complex which will house a market, space for the BMC and residential apartments. Currently, this market is in a chaotic state with no provision for sanitation and ventilation. Adding more to the problems of the locals are the narrow passage ways, unavailability of proper booths and shops leading to accumulation of waste and discarded material, not only within the market but the road connecting the market, making this area highly unhygienic for all the end-users. The redevelopment model of the market, is going to take into account all these factors. 
    Singh informs how "The structure has been designed, keeping in mind the necessities and requirements of all the stakeholders residents/buyers, BMC personnel and shopkeepers." The entire new structure of this market comprises of four levels of the restructured market, four levels of area reserved for the BMC and 10 floors of residential towers housing 2-BHK and 3-BHK apartments. 
    Dibyendu Banerjea, CEO-West Zone, Pashmina Developers, says, "The redeveloped market would be divided into three parts - resettlement area for the licensed vendors, built-up area to be handed over to the BMC and built-up area to be used by the developer for sale." The premium will be calculated on the ready reckoner land rate, which is significantly lower than the commercial ready reckoner rate. The existing urban development policy gives redevelopment an FSI of 1.33 to 2.5, depending on the year the market was built. The BMC-builder FSI ratio is 1:0.6 for markets in the island city and 1:1 in the suburbs, irrespective of the market price. 
    Using the original topography of the area, the layout has been designed in such a way that all four levels of the market can be accessed directly from the road, owing to the incline of the land parcel. 
    This has been predominantly done to help vendors for whom the ground level entry is important. Another design aspect of this project is the unique and identified entries provided to the distinctive stakeholders, ensuring privacy and convenience to the residents, BMC officials and vendors. 
    According to the master plan, the loading-unloading facility will be easy due to its unique and identified entries. Better and modern sanitation provisions will enhance the hygiene aspect, with ample ventilation and light avenues. 
    Demarcated booths and shops will be provided for the vendors. Wide passages will allow better inflow and outflow of materials, and provide safety for the customers visiting the market. Proper disposable systems will ensure cleanliness and hygiene in the market. 
    The shopkeepers in the market are looking for a fair deal and are hoping that the mixed development plan will benefit all. A licensed vendor says, "We have given approval to the plan as we also want a clean market and systemised working environment." 
    Ram Barot, chairman of the Improvements Committee of the BMC which had sanctioned the plan for redevelopment of the market says, "The market is in a dilapidated condition and needs urgent redevelopment. The new policy is market-friendly. Thus, the developers would come out with plans which would be profitable for both the parties." 
    Banerjea further adds that "The idea is to formulate an efficient and well-equipped modern complex that will house not only a structured market but also create space for the BMC and a luxurious residential complex with an individual entrance for each. More such innovative and pathbreaking projects are the need of the hour, whereby, it creates a winwin scenario for all the stakeholders." 
QUICK 
BYTES 
THIS MARKET, WITH TIME, HAS BECOME ONE OF THE LARGEST FRUIT AND VEGETABLE MARKETS IN MUMBAI AND ATTRACTS MORE AND MORE VENDORS TO SET UP THEIR SHOPS HERE. 
THE REDEVELOPED MARKET WOULD BE DIVIDED INTO THREE PARTS - RESETTLEMENT AREA FOR THE LICENSED VENDORS, BUILTUP AREA TO BE HANDED OVER TO THE BMC AND BUILT-UP AREA TO BE USED BY THE DEVELOPER FOR SALE.