CONTENTS Acknowledgement ..i Table of Contents .ii- v List of Abbrevations ..vi Executive Summary ..vii CHAPTER 1 Introduction 1-7 1.1 Need for the study ..- 1 1.1.1 Indian urban scenario- .. 1 1.1.2 Lack of land available for public purposes- Hurdle in Development of Cities . 1 1.2 Background of the study..- 2 1.2.1 Greater Mumbai at a glance..- . 2 1.2.2 Greater Mumbai Development trend of the City 4 1.3 Core research questions- .. 4 1.4 Aim & Objectives- 5 1.5 Scope of the study and limitations . 5 1.6 Methodology- 6 1.7 Study framework. ..- 7 CHAPTER 2 - Literature Review 8- 24 2.1 Land A Scarce Resource in Cities 8 2.2 Land Acquisition Techniques 9 2.2.1Town Planning Schemes Plot Reconstitution Schemes: .. 9 2.2.2 Land Pooling Techniques:- 9 2.2.3 Guided Urban Development- 10 2.2.4 Purchase of land through negotiation sample:.. 10 2.2.5 Private Participation in land development:.. 11 2.2.6 Accommodation Reservation 11 2.2.7 Transfer of Development Rights (TDR) .. 12 2.3 Land Management Tools..- .. 12 2.3.1 Land Acquisition Act, 1894- 13 2.3.2 Alternatives to Public Acquisition of Land. .. 14 2.3.3 Town Planning Act: Maharashtra Town Planning Act. 14 2.3.4 The Urban Land (Ceiling and Regulation) Act 1976 .. 15 2.3.5 The Municipal Acts (The Bombay Provincial Municipal Corporation Act) 15 2.3.6 Improvement Trust Act- 16 2.3.7 Development Authorities Acts. .. 16 2.3.8 Development Control Regulations (Local D.C.R). . 16 2.4 Evolution and Concept of TDR .. 16 2.4.1 Evolution of TDR ..- 16 2.4.1.1 American Precedents- 17 2.4.1.2 The British Precedents- ..17 2.4.1.3 Applications of TDR programmeme17 2.4.1.4 TDR programmeme at various Urban Centres..19 2.4.1.5 Conclusion ..- ..19 2.4.2 Concept of TDR ..- . 19 2.4.2.1 Components of TDR ..- .20 2.4.2.2 Pre-conditions & Essentials of a TDR programmeme 22 CHAPTER 3 Steps adopted for land development in Mumbai 24- 34 3.1 Detailed Methodology ..- .. 24 3.2 Development process of the City 24 3.2.1 Introduction- .. 24 3.2.2 Process of Land Acquisition ..- 25 3.2.2.1 Lacunas in the process ..- 25 3.3 Development Plan for Greater Bombay (1961-1981). 26 3.4 Revised Development Plan for Greater Bombay (1981-2001). 27 3.4.1 Salient features of revised Development Plan (1981-2001): 27 3.4.2 Alternative Techniques used for acquiring reserved land as per D.P. 28 3.4.2.1 Transfer of Development Rights (TDR)..28 3.4.2.2 Accommodation Reservation ..- 29 3.4.3 Performance of different mechanisms used for acquiring land 30 3.4.4 Summary ..- 32 3.4.5 Revised Planning Standards ..- 32 3.4.5.1 Norms adopted for preparation of Development Plan(1981-2001) ..33 CHAPTER 4 - TDR programme in Greater Mumbai 34-47 4.1 Innovative Techniques used for implementation of D.P 34 4.1.1 Sub-division of industrial plots 34 4.2 Basic steps in a TDR programme .35 4.3 Framework of TDR programme in Mumbai .35 4.4 Types of TDR in Greater Mumbai ..38 4.4.1 Reservation TDR ..38 4.4.2 Road TDR .39 4.4.3 Amenity TDR 39 4.4.4 Slum TDR ..39 4.4.5 Heritage TDR .39 4.4.6 Cess TDR(old buidngs) 40 4.4.7 TDR of textile mills available for development .40 4.5 Different combinations in which TDR can be used .41 4.6 Operation Procedure of issuing TDR ..42 4.7 Operation Procedure of Utilisation of TDR .42 4.8 Concept of FAR/FSI ..43 4.8.1 Introduction of FSI in Greater Mumbai ..43 4.8.2 Allowable FSI and use of TDR 43 CHAPTER 5 - Performance of TDR Implementation programme 48- 58 5.1 Analysing the present situation in Greater Mumbai 48 5.1.1 Land Acquired ..49 5.1.2 Amenities Acquired .50 5.1.3 Comparative study of R/R TDR and Slum TDR generated 52 5.2 Area-wise Situational Analysis .. 53 5.3 Ward-wise Situational Analysis . 55 5.3.1 Comparison between R/R TDR utilised and of amenities generated 56 5.3.2 Concentration of population density in certain wards .58 5.3.3 Built-up and open space generated at ward level through TDR ..59 CHAPTER 6 Conclusions and Recommendations 61- 80 6.1 Conclusions .61 6.1.1 Imperative challenge faced by MCGM. .61 6.1.2 Conclusions drawn from Situational Analysis ..61 6.2 Recommendations .62 6.2.1 Recommendations for wards in Island City ..62 6.2.2 Recommendations for wards in Western and Eastern Suburbs 62 6.2.3 Per capita open space of wards compared with planning standards .. 66 6.2.3.1 Increase in built-up supported by adequate open space .67 6.2.3.1.1 Planning solutions adopted by other Metro Cities .67 6.2.3.1.2 Recommending incentives for utilising TDR on the same plot .70 6.2.4 Examples of Open space and Amenities generated in Greater Mumbai .73 6.2.5 Recommendations at City level ..77 6.2.5.1 Indexing of TDR for balanced development .77 6.2.5.2 Regulatory changes required ..80 6.3 Discussion on the recommendations with policy makers and developers .81 R e f e r e n c e s .82 - 83 APPENDIX ..I - XXXIV