The century-old BDD chawls enjoy a historical prominence in Mumbai’s glorious housing past. The redevelopment of the decrepit chawls had been on the government’s cards for nearly a decade. However, policy flip-flops between roping in private builders versus revamping the chawls on an engineering procurement contract through the government and residents‟ demands for large houses led to inordinate delays. After many discussions and delays since 1999, the Maharashtra Government finally decided to redevelop Bombay Development Directorate Chawls in Mumbai in 2016. This happens to be one of the most significant redevelopment projects in the city as the 207-century-old British-era chawls are finally being redeveloped by Maharashtra Housing and Area Development Authority (MHADA), which will act as a Nodal agency of the State Government and Planning Authority for the prestigious redevelopment project.

History
The British constructed the BDD chawls at Worli, Naigaon, N. M. Joshi Marg, and Sewri in Central Mumbai between 1920 and 22 under the banner of the Bombay Development Department (BDD). It has also been said that these chawls were prison buildings during British rule for the Satyagrahis of the Indian Freedom struggle. Later, these buildings were converted to residential use as an acute housing shortage was felt due to migrants searching for jobs and settling in in a city.

All the BDD chawls constructed at the four locations in Mumbai have identical building designs. All are ground plus three-floor structures housing 80 rooms each. The building contains one-room apartments of 160 square feet. Typically, a building has ten rooms on either side of the corridor, and each room has a ‘nahani’ and a kitchen area with a loft above. Two toilet blocks, one for women and one for men, with three WCs, are provided at the end of the corridor. The entrance of the building is at the end of the ground floor, while the stairs are in the middle of the length of the building. History says these chawls were so strong that it was challenging to nail the walls.

Background of BDD Chawl

The Bombay Development Department (BDD) was set up in 1920 by the then-governor of the province, Sir George Lloyd, who the British Government of India appointed. Lloyd believed that the housing problem contributed to the political unrest in the city. He designed a massive scheme for housing and development. He decided to undertake the same on behalf of the government rather than entrusting it to the Bombay Improvement Trust (BIT) or the Corporation. The department was financed through a development loan, and a one-rupee town duty was levied on each bale of cotton entering the city. The plot of land at Worli is 22.14 hectares, at Naigaon is 6.45 Hectares, at N.M.Joshi Marg is 5.46 Hectares, and at Sewri is 2.52 Hectares. The construction of 207 chawls, each with 80 rooms, was completed between 1921 and 1925. The table below shows BDD Chawls’ land area, tenement details, and ownership.

‘Redevelopment’ is the only Solution

All the BDD chawl structures are located in the heart of the Mumbai island city and are over 100 years old. These chawls have completed their life cycle. The external infrastructure provided to the buildings, such as water supply, sewage, and stormwater drainage, has deteriorated and urgently needs replacement. The overall condition of BDD chawl buildings is worsening, and they may be sustained only a short time under the present condition. The maintenance of the buildings needs to be improved and is getting more expensive each year. The maintenance and safeguarding of the chawls have been looked at.

After by the Public Works Department ( PWD) of Maharashtra State. The rent charged is extremely low, so major repairs through PWD could not be done. The locality’s land value has appreciated phenomenally in the last 80 years. Consequently, the current use of land cannot be termed efficient and optimum. Hence, the Redevelopment of these chawls is the only solution.

Present scenario of BDD Chawls

Presently, the Redevelopment project of BDD chawls at Worli, Naigaon and N.M. Joshi Marg envisages redeveloping the 195 chawls and rehabilitating 15593 tenants with 500 sq. Ft. Carpet area ownership tenement along with rehabilitation of eligible hutments/dwellers/stalls, etc., with advanced facilities, thereby improving the tenants’ living standard. The redevelopment project of BDD Chawls at Sewri will be undertaken after Bombay Port Trust / Central Govt possesses the land.

Initiatives of Government to redevelop BDD Chawl

• The Government of Maharashtra has decided to redevelop the BDD chawls. The Government of Maharashtra, vide GR dated 30/03/2016, has appointed Maharashtra Housing and Area Development Authority (from now on referred to as “MHADA” or “Authority” or “Employer”) as a Nodal agency. I also constituted the “Empowered Committee” under the chairmanship of the Hon. Chief Secretary, which will make all major decisions, make policy decisions, and monitor the implementation of the Redevelopment project of BDD Chawls.
• The MHADA has been declared as Planning Authority vide Urban Dev. Dept./GOMs notification dated 19/10/16 for BDD chawl projects at Worli, Naigaon, N. M. Joshi Marg and Sewree, Mumbai for the redevelopment of these chawls under Development Control Regulation (DCR) (33) (9)B sanctioned under notification No. TPB 4316/400/CR104/2016/UD-11 dated 27th December 2016.
• Lands under BDD Chawls at Naigaon, N. M. Joshi Marg and Worli vested with MHADA vide GR dt. 29/08/16.
• The DCPR (33)(9)(B) has been newly introduced by the government for the redevelopment project of BDD chawls. Gazzette dated 27/12/2016.
• The Govt. has appointed the Director of BDD Chawls as a Competent Authority to decide the eligibility of tenants/ occupants of BDD Chawls.
• The respective Deputy collector is the Competent Authority to decide the eligibility of structures (hutments/ stalls/other strictures) in the premises of BDD Chawls Gazette no.311, dated 14/10/2021.

Also Read | MHADA’s Multi-Pronged Approach to Modernize Mumbai’s Housing Infrastructure

Chronology of Redevelopment programme so far

• MHADA conceptualised the project by holding an open design competition with reputed architectural consultants and selecting the best design.
• Empowered Committee approved the proposal for the appointment of Architect- consultant M/s. Sandeep Shikre & Associates and M/s. Laxman Thite Architects for Naigaon and N. M. Joshi Marg, respectively, in the 1st meeting held on 13/05/2016 and further approved the Master Plan for Naigaon and N. M. Joshi Marg project in principle in the 4th meeting held on 16/09/2016.
• Empowered Committee approved the proposal for the appointment of Architect- consultant M/s. Vivek Bhole Architects Private Limited for Worli BDD project in the 6th meeting held on 15/03/2017 and further approved the Master Plan in the 7th meeting held on 23/03/2017.
• The proposal for Environmental permission for projects at Worli, Naigaon and N.M. Joshi Marg has been sanctioned by the State level SEIAA, and various NOCs from MCGM have been obtained.
• Global Tenders for the construction work of Naigaon and N. M. Joshi Marg BDD projects were invited on 28/12/2016. Tenders were approved and accepted by the Empowered Committee on 23/03/2017, and work orders were issued to agencies M/s. L&T Ltd., M/s. SPNMJ Project Pvt. Ltd. for the redevelopment of BDD Chawl Naigaon and N. M. Joshi Marg, respectively, on 21/04/2017. The duration for the completion of the project is seven years.
• Global Tenders for construction work on the Worli BDD project were invited on 03/04/2017. The Empowered Committee approved and accepted the Tenders in its 11th meeting held on 02/06/2018, and work orders were issued to the agency M/s. TCC Construction Pvt. Ltd. for the redevelopment of BDD Chawl Worli on 04/01/2019. The completion of the project will take eight years.
• The work at three sites could not start at the scheduled time due to various demands of the tenants, thereby causing resistance and delay in vacating the chawls. After fulfilling the genuine demands (agreement of rehab tenements, no biometric for eligibility, police quarters on an ownership basis, a transit camp in the vicinity of chawl premises, etc.), tenants vacated their chawls and physically, the work of redevelopment started in August 2021, at all three sites.
• The construction of phase-I at all three sites is in progress as per schedule.

Salient Features of the Project

• The tenants will get a 2 BHK tenement of 500 Sqft (carpet area) on an ownership basis. BDD chawls are home to former mill workers and other low-income families living in 160 sqft tenements.
• One of the significant features of the redevelopment project is that 12 years of free maintenance by MHADA is a corpus fund.
• Under the BDD Redevelopment project, the projectaffected residential tenants/ occupants of chawls and slum dwellers are shifted to temporary transit camps. Also, a rental option is provided for Residential and nonresidential tenants by providing rent amounting to Rs.25000/- per month—stall holders from BDD chawl premises by providing rent concerning the approved area by the competent authority.
• MHADA will construct Rehab./Sale buildings, execute onsite/offsite infrastructural works such as water supply, sewerage system, Landscaping, and provide a solar system, rainwater harvesting system, etc., within BDD layouts.
• The redevelopment of BDD Chawl envisages using land as a resource to recover the project cost through MHADA’s sale component.
• The plan envisages recovering the cost of Rehab tenements for the LowIncome Group (LIG) from the free sale components for the High-Income Group (HIG) and Middle-Income Group (MIG).
• Tentatively, 8204 MIG/HG tenements will be generated from the sale component of the BDD projects at Worli, Naigaon and N. M. Joshi Marg. The sale component will be created through incentive F.S.I. offered w.r.t. Rehab. component, as stipulated in DCPR (33)(9)(B) for BDD projects.

HIGHLIGHTS in Design Concepts of BDD PROJECTS

• Total FSI ( Rehab. and Sale ) consumed in the master planning.
• Cluster development for Rehab/ HIG/ MIG and Taking max. Advantage of views & site potential
• About 64% of land is used for the rehab cluster, and 36% is used for the sale cluster, to give the maximum. Benefits to rehab tenements
• Ample open space is proposed, including—mandatory open space on the ground and reserved RG. Additionally, we are developing an area on the podium.
• Amenity and Commercial planning take care of all social needs of the occupants as per planning standards.

Also Read | Maharashtra’s Vision for Affordable Housing and Urban Development

Present status of BDD Chawls Redevelopment project

• Worli: The project is planned to be carried out in 2 phases. In phase I, work of Rehab bldg. No. 1 (all eight wings) and Rehab bldg. No. 6 (4 wings out of 6) has been started. Accordingly, work on 3312 tenements has been started. The same works out to 34% of total rehab 9689 tenements. It is proposed to give the possession of 556 rehab tenements, wings D & E of rehab bldg. No. 1 in the first quarter of the year 2025.
• NAINGAON: The project is planned to be carried out in 2 phases. Phase I work of Rehab Building No. 1, comprised of 8 towers (1401 Rehab tenements), is in progress as scheduled and is likely to be completed by March 2026. The work of the shore piles for sale building, comprised of 4 towers, is in progress.
• N. M. JOSHI MARG: The project is planned to be carried out in two phases. Out of the 16 existing chawls under Phase 1, 10 have been demolished, and seven rehab towers are being constructed. Work above the plinth is in progress for five towers, and foundation work is in progress for two towers.

Views expressed by: Shri Milind Borikar, IAS, Chief Officer, Mumbai Board, Maharashtra Housing and Area Development Authority (MHADA)

Be a part of Elets Collaborative Initiatives. Join Us for Upcoming Events and explore business opportunities. Like us on Facebook , connect with us on LinkedIn and follow us on Twitter, Instagram.

"Exciting news! Elets technomedia is now on WhatsApp Channels Subscribe today by clicking the link and stay updated with the latest insights!" Click here!