The Mumbai Metropolitan Region Development Authority’s (MMRDA) ambitious scheme to regularise unauthorised constructions in the Bhiwandi Surrounding Notified Area (BSNA) faces significant headwinds, with a mere fraction of proposals receiving approval. Launched in March 2022, this policy was designed to curtail mounting litigation and generate crucial revenue for the region’s extensive infrastructure projects. However, the low approval rate highlights a complex interplay of regulatory stringency and compliance challenges, underscoring the critical need for disciplined urban growth to foster sustainable, eco-friendly, and equitable cities.
The MMRDA’s regularisation policy was conceived as a pragmatic framework to integrate illicit structures into the legal fold, ensuring that property owners contribute fairly to the city’s infrastructure development. The scheme mandates substantial penalties, ranging from 20% to 100% of the base premium rates, meticulously calculated based on the government’s ready reckoner for stamp duty applicable in the year of approval. The severity of violations dictates the quantum, with minor deviations incurring a 20% penalty, while more egregious breaches, such as unapproved construction within permissible plot potential or regularisation via Transfer of Development Rights (TDR), attracting up to a 100% penalty. This tiered structure reflects an earnest attempt to rationalise past irregularities while deterring future non-compliance.
Despite the clear incentives, the initial uptake and approval rates reveal a challenging landscape. Out of 331 regularisation proposals submitted under the scheme, a mere 33 have received the requisite approval, while a considerable 113 applications faced outright rejection. A staggering 185 proposals remain pending, often due to issued deficiencies. Furthermore, under the separate “Compounding of Unauthorised Structures” category, not a single one of the 194 proposals submitted has been approved to date, with 174 rejected and 20 still pending. This stark disparity between applications and approvals points to significant hurdles in achieving the policy’s intended widespread impact.
The primary impediments to approval stem from non-conformity with the BSNA’s sanctioned development plan and the persistent failure of applicants to furnish essential documentation. This indicates a deeper issue of awareness and adherence to established urban planning norms. Unauthorised constructions, often built without proper environmental clearances or safety considerations, pose significant risks. They strain existing public utilities such as water supply, sanitation, and electricity, contribute to unplanned urban sprawl, encroach upon green spaces, and can exacerbate environmental degradation, directly conflicting with the vision of zero net carbon and eco-friendly urban development. Moreover, such unplanned growth can disproportionately affect vulnerable communities, hindering efforts to create truly equitable and gender-neutral cities.
For Bhiwandi, a rapidly evolving logistics and warehousing hub, disciplined urban growth is paramount. The proliferation of illegal structures not only undermines the aesthetic and functional integrity of the urban fabric but also creates a precarious environment for its inhabitants. The MMRDA’s stringent stance, while seemingly slow in yielding approvals, reflects a critical shift towards fostering planned development, essential for the city’s long-term sustainability and safety. It signals a need for enhanced public awareness campaigns and perhaps even workshops to educate property owners and developers about the intricacies of the development plan, the implications of non-compliance, and the long-term benefits of adhering to regulations that prioritise environmental health and social equity.
While the low approval rate in Bhiwandi’s regularisation scheme presents a formidable challenge, it also underscores the authorities’ unwavering commitment to structured urban development. This rigorous enforcement, though demanding for applicants, is a necessary step towards transforming Bhiwandi into a model of sustainable industrialisation and urbanisation. By upholding planning regulations and ensuring accountability, the MMRDA is laying the groundwork for a future where growth is not only robust but also responsible, contributing to a truly livable and resilient metropolitan region for all.
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