MHADA Colonies on a slow decline. Needs urgent remedial action

News By: Nasir Pipulkar

Kannamwar Nagar is a MHADA layout in Vikhroli, a suburb in the north-east central of Greater Mumbai. It is one of the largest workers housing colony in Asia. It was developed by MHADA in the mid 1960s. It comprises of more than 220+ Co-Operative Housing Societies. Almost all the buildings are above 50 years and structurally weak, unsafe, dangerous and dilapidated. Redevelopment is the only alternative to these old and structurally weak and unsafe buildings.

Kannamwar Nagar is predominantly a working class and lower middle class locality. Majority of the people living here cannot afford to buy a new or bigger house as per market rate. Redevelopment is the only way for them to get a bigger house and to safeguard their only possession in life.

There are various issues plaguing the successful redevelopment of societies in Kannamwar Nagar:

Layout: The approval of Kannamwar Nagar layout has been lingering for years together. Till recently this issue was shuffling between MHADA and Building Proposal Dept. of MCGM.  Residents of Kannamwar Nagar want to know the reasons or factors that are delaying the approval of the said layout.

Crumbling Infrastructure of Kannamwar Nagar: The infrastructure of Kannamwar Nagar was created in the mid 60s keeping in mind the population density of that time. In the last 50 years the population of Kannamwar Nagar has grown exponentially primarily due to encroachment (illegal slums) and also due to the construction of various schools, colleges, hospitals over the years. One of the reasons for the crumbling infrastructure has been the neglect, apathy and poor maintenance by the concerned authorities like MCGM & MHADA.

Pending Conveyance:  Conveyance of around 70+ societies in Kannamwar Nagar has been pending for years together  and one of the stumbling blocks is the payment of pending dues of the tenants along with exorbitant  water charges and delayed payment charges payable to MHADA. The financial burden is beyond the paying capacity of the tenants of these societies so they are desperately waiting for the GR / “Notification” regarding the waiver of 18% delayed payment charges.

Revised Service Charges: Recently MHADA has revised the service charge levied on the tenants of CHSs located in MHADA colonies. There has been huge uproar amongst the tenants against the hike in service charge, which they feel is unreasonable. The tenants have said that there is no difference in the tangible services provided by MHADA on the ground.

High Water Charges: Another pain point of the tenants in Kannamwar Nagar is the high water charges levied by MHADA. Most of the tenants say that the water charges levied are not proportionate to the amount of water supplied by BMC. Plus there are hundreds of illegal water connection given to slums due to the blessings of the politicians and covert support of BMC & MHADA officials. Some of these disgruntled tenants have already filed a RTI query with respect to the above subject.

Redevelopment of CRZ affected societies in Kannamwar Nagar: Redevelopment of these buildings has been held up for various reasons.  Around 50 odd CHS are affected by CRZ I & II as seen in the PLU sheet No.38 of MCGM Bldg. Proposal Dept.,  CTS No. 356 A, Survey No. 113.

There is lack of clarity regarding the availability of FSI for redevelopment of CRZ affected buildings. Also there is no provision for getting clearance or NOC for redevelopment of the building affected by CRZ. Therefore people living in these buildings fear losing their abode, their only worthwhile asset created and preserved painstakingly over their lifetime.

On the other hand, illegal encroachment by destroying the mangroves and reclaiming the land by land mafias have resulted in huge slum colonies. The concerned authorities with the tactic support of local politicians have legalized these slums by providing Water and Electricity. In years to come these slum colonies will eventually be redeveloped under SRA projects. But we (the honest tax payers) are living in dilapidated buildings, pay Property Tax, Water Bill, Electricity Bill, NA Tax, MHADA Service Charge, Road Tax etc. etc., cannot redevelop due to the restriction in CRZ rules.

If the CRZ rules are not amended soon, thousands of families residing in dangerous and dilapidated buildings affected by CRZ, are risking their lives and limbs.

Streamlining & simplifying the process of NOC / Permissions / Approval of Self redevelopment project:  Re-development by Private Developers has not taken off as anticipated in the last decade due to unscrupulous developers. As a result many societies in Kannamwar Nagar have decided to go for self redevelopment. These societies are looking forward to MHADA to do the handholding and to be a guiding light in the self redevelopment process. They wish MHADA to streamline the approval process so that many more societies will be emboldened to venture out on the path of self redevelopment.

Dharam Shettigar a long time resident of Kannamwar Nagar, Vikhroli and an activist said: MHADA colonies in general and Kannamwar Nagar, a 50 year old colony in particular are on the death bed. Instead of chopping and changing policies frequently, the Government should come up with a concrete action plan to address long standing issues and resurrect these colonies.

He added: Self redevelopment is the best way ahead to change the dilapidated landscape of MHADA colonies. Proactive policies should be drafted to encourage CHSs to go for self redevelopment. Also the Government should encourage the public sector banks to provide project finance to societies for self redevelopment projects.