Development debate: Control vs free run

MUMBAI, SEPT 11: The recently submitted draft development plan of the Vasai-Virar sub region has come up against two differing views of d...

MUMBAI, SEPT 11: The recently submitted draft development plan of the Vasai-Virar sub region has come up against two differing views of development. If CIDCO, the special planning authority which drew up the plan, has reined in the total urbanisable area to meet what they expect the infrastructural facilities to be in 10 years, architects and town planners of the area complain of impractical regulations, a deliberate inclination towards non-development, and in the absence of clear rules for implementation, a conflict in the letter and intent of the plan.

Of the 38,000 hectares of area comprising four municipal council areas of Vasai, Virar, Nala Sopara and Navghar-Manikpur, the urbanisable area was estimated at 9,353 hectares. Of these, only 5,700 hectares of land have now been marked for development. Around 1,319 hectares of large tracts of low lying areas are low development zones8217;, where FSI is restricted to 0.3. Around 2,335 hectares 8211; of salt pans and paddy fields 8211; are out of bounds, no developmentzones8217;.

CIDCO officials confess that they would rather develop the area as an industrial region than bring in more people to reside here. This is being seen as a practical approach to the sub-region8217;s main problems: rail travel and water shortage. The two tracks between Borivli-Virar today ferry around 5.5 lakh people every day. With the railways non-committal on quadrupling of these, CIDCO officials wonder if it would be justified in attracting population without giving them a decent transport system.

Similarly, it is only now that the Maharashtra Jeevan Pradhikaran has taken up the Surya Canal Scheme to supply around 100 MLD million litres/day to the area. It would be a boon to the people who make do with tankers and borewells for drinking water. Under the Usgaon scheme, 20 MLD water is being ferried to Virar, Nalasopara and Navghar-Manikpur since January 1996. With the masterplan for the Surya scheme laid out, CIDCO officials are optimistic8217; that they would be able to provide at least 75 litres ofwater per day per family by 2001.

8220;We are providing a capacity which will be able to sustain 18 lakh people in the next ten years,8221; said an official. Inclined towards industrial growth, the FSI for industries proposed at 0.75 could be increased upto 1 with utilisation of TDR transfer of development rights. Commercial activities would be allowed in residential areas as well.

However, if there are studies supporting any of CIDCO8217;s conclusions, CIDCO officials have not revealed them. 8220;It is like saying that since we cannot provide the infrastructure, we might as well not allow the place to develop,8221; counters an architect, disgustedly. In fact, the plan with its industrial thrust has come up a couple of years too late. The region today alternates with salt pans, low lying areas and furious patches of concrete growth. The Vasai-Virar region is known for its housing 8211; cheap and unauthorised.

8220;Whatever are the good intentions in the plan may not translate into reality,8221; comments J P Mehta, presidentof the Practising Architects and Engineers Association of Thane district PAEATd. They interpret the plans as an imposition which would not be beneficial to the end user. For one, landholders will have to give up a part of their land for setting up amenities which may or may not figure in the development plan. 8220;Since the officer decides which part of your land will be taken for amenities, and also what will be the amenity, you could end up with a row of toilets in your backyard. The built-in power of the officers in this regard could lead to a harassment of the landowner,8221; said an architect on conditions of anonymity.

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Also, a piece of land that has been thus fragmented would not be able to consume the entire FSI, forcing a part of the FSI to be foregone, or construct multistoreyed structures, which will go against the norm of the present two-storeyed buildings. This in turn will add to the strain on existing infrastructure.

As regards industrial growth, architects point out that the FSI has actuallybeen slashed from the earlier proposed 1 to 0.75. And since 1995 when the plan had been first proposed, industries with an FSI of one have already been constructed.

Scathing in their criticism that CIDCO has not carried out an exhaustive survey of the area, PAEATd members point out that while the NDZs and LDZs have reduced the population of the region, the number of amenities or reservations have not lessened proportionately. 8220;In the end there will be less residential areas but more amenities. So if you live in Mumbai, you could send your child to a school at Vasai or come to use a playground,8221; retorts an architect sarcastically.