The urgency to address the condition of its ageing and structurally unsafe buildings has reached a critical point.
In an effort to expedite the redevelopment of such buildings, the Maharashtra Housing and Area Development Authority (MHADA) has issued an awareness circular to housing societies across the city. The circular encourages societies to take advantage of the newly amended Section 79A of the MHADA Act, which aims to simplify and accelerate the redevelopment process. This initiative comes in light of the increasing risks posed by dilapidated buildings, particularly during the rainy season when the structural weaknesses of these buildings become more pronounced. Currently, there are over 13,000 cessed buildings in Mumbai that fall under the jurisdiction of the Mumbai Building Repairs and Reconstruction Board (MBR&RB). Most of these buildings, many of which date back several decades, are considered uninhabitable due to severe deterioration and lack of proper maintenance. The condition of these buildings has long been a cause for concern, as they are home to a large number of residents living in high-density urban areas, particularly in South Mumbai.
The ongoing redevelopment drive is being spearheaded by MHADA, which has taken steps to inform and guide housing societies on how to approach the redevelopment process. The circular, issued by officials, outlines the statutory framework that societies can leverage to move forward with redevelopment plans under the new provisions of Section 79A of the MHADA Act. The initiative has been welcomed by residents and housing societies alike, as it aims to mitigate the risk of accidents and casualties, particularly during the monsoon season when the threat from weakened structures is heightened. MHADA has also taken the proactive step of conducting structural audits for several of the cessed buildings in the city. As part of a larger awareness campaign, MHADA dispatched circulars to various housing societies, emphasizing the need for urgent action to redevelop these unsafe buildings. The authority had earlier issued a directive instructing structural inspections for 500 buildings, and reports for 540 of the 555 buildings targeted so far have been received. The audits are an essential part of the redevelopment process, as they identify the structural vulnerabilities that need to be addressed before redevelopment work can begin.
According to officials at MHADA, the redevelopment of these cessed buildings has been a long-standing issue. The need for action has become more pressing as the city’s population continues to grow, and the structural integrity of many of these old buildings deteriorates further. The redevelopment of these properties is crucial not only for the safety of the residents but also to improve the quality of life in these congested urban areas. Under the new provisions of the MHADA Act, landlords of cessed buildings are required to submit redevelopment proposals within six months, accompanied by an irrevocable agreement from at least 51 per cent of the building’s occupants or tenants. In the event that landlords fail to act within this timeframe, housing societies have the option to take matters into their own hands and submit redevelopment proposals within the following six months. If no action is taken within a 12-month period, MHADA has the authority to take over the property and carry out the redevelopment itself.
This revised timeline for redevelopment is designed to streamline the process and reduce the chances of delays. It also provides a clear path for housing societies to take ownership of the redevelopment process and ensures that there is a mechanism in place for swift action if landlords are uncooperative or unwilling to move forward with redevelopment plans. In addition to providing a clear framework for redevelopment, MHADA has also encouraged housing societies to take advantage of the Floor Space Index (FSI) incentives available under Development Control Regulations 33(7) and 33(9). These incentives, which are aimed at promoting sustainable urban development, offer additional space for redevelopment projects and can help offset the costs of the redevelopment process. MHADA has urged all concerned stakeholders, including landlords, residents, and housing societies, to reach out to the concerned Executive Engineers for guidance on how to avail themselves of these incentives.
The redevelopment of these cessed buildings presents a significant opportunity to improve the urban landscape of Mumbai. By replacing aging, unsafe buildings with new, structurally sound developments, the city can reduce the risks associated with living in these vulnerable structures. In addition, the redevelopment process can contribute to the overall aesthetic and functionality of the city, with modern buildings designed to be more sustainable, energy-efficient, and in line with current urban planning standards. However, the challenge of redevelopment is not without its complexities. Many of the cessed buildings in Mumbai are located in densely populated areas, where space for redevelopment is limited. This presents a challenge in terms of balancing the need for redevelopment with the requirement for adequate space, infrastructure, and amenities for the growing population. Furthermore, ensuring that redevelopment projects are environmentally sustainable and aligned with the city’s goals of achieving net-zero carbon emissions and promoting sustainable urban development is an ongoing challenge.
Despite these challenges, the urgency of addressing the risks posed by these unsafe buildings has been recognised by all stakeholders, including the residents, housing societies, and municipal authorities. With the monsoon season fast approaching, it is crucial that action be taken promptly to ensure that these buildings are either redeveloped or repaired to avoid potential accidents or loss of life. The revised MHADA Act, with its clearer timeline and increased accountability, is a step in the right direction toward ensuring that Mumbai’s ageing housing stock is modernised and made safe for its residents. As the redevelopment drive gains momentum, it will be essential for all parties involved to work together to overcome the obstacles that may arise. This includes addressing issues related to land acquisition, compensation for residents, and ensuring that redevelopment projects adhere to sustainable practices. Only through a concerted effort by all stakeholders can Mumbai ensure that its urban infrastructure is both safe and sustainable for the future.
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