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Final Report

Volume 11

BUSINESS NEEDS STUDY

This document has been prepared for the titled project or named part thereof and should not be relied upon orused for any other project without an independent check being carried out as to its suitability and prior writtenauthority nf C.hpctprtnn MFphrnj hpinq nht1inP.-r rfhpqtprtnn Mjhrqwj :4rrpptc nn respnnsihility nr lighiIity for thA

consequence of this document being used for a purpose other than the purposes for which it wascommissioned. Any person using or relying on the document for such other purpose agrees, and will by suchuse or reliance be taken to confirm his agreement to indemnify Chesterton Meghraj for all loss or damageresulting there from. Chesterton Meghraj accepts no responsibility or liability for this document to any party

DISCLAIMER

This Study was prepared for Mumbai Urban Transport Project. Therecommendation of this report represents the judgment of the Author of the report

and not necessarily the opinion of the World Bank or the Government ofMaharashtra.

TALIg OF CONTENT

* List of Tables

* List of MapsList of FiguresList of ChartsAcronyms

Chapter 1 Executive Summary 01 - 02

v 1.1 Introduction 01

1.2 Brief Study Methodology 01

* 1.3 Study Objective 01

* 1.4 Chapter Scheme 02

* Chapter 2 JVLR Business 04 -31

* 1 Business Need Assessment of JVLR 04

2 Review of Resettlement Implementation Plan 04

* 3 Summary of Findings from the Secondary Data 06

* 4 Summary of Findings from Field Observation and Other Consultative

Process 07

* 5 Focussed Group Discussions 13

* 6 Primary Survey Findings - JVLR 15

7 Assessment of Business at JVLR 17

* 8 Prioritising Business Activities 19

* 9 Resettlement Site Analysis - Majas & Hiranandani Complex 20

10 Assessment of Suitability for Relocation 27

* 11 Impact Assessment of Business Activities 29

* 12 Inferences from the Analysis 29

13 Approaches to Resettlement 30

* 14 Recommendations for Resettlement 31

Chapter 3 Jogeshwari ROB (North & South) 33 - 62

* 1 Business Need Assessment of ROB at Jogeshwari (North & South) 33

2 Review of Resettlement Implementation Plan 33

3 Summary of Findings from the Secondary Data 34

* 4 Summary of Findings from Field observation and other Consultative

Process 35

5 Focussed Group Discussions 40

* 6 Primary Survey Findings - ROB at Jogeshwari (N & S) 41

7 Assessment of Business at ROB North 46

8 Assessment of Business at ROB South 47

* 9 Prioritising Business Activities - ROB North 49

10 Prioritising Business Activities - ROB South 50

| 11 Resettlement Site Analysis - Asjgaonkar 51

S

12 Resettlement Site Analysis - Nirlon 5413 Assessment of Suitability for Relocation for Jogeshwari North 5614 Impact Assessment of Business Activities 5715 Assessment of Suitability for Relocation for Jogeshwari South 5716 Impact Assessment of Business Activities 6017 Inferences from the Analysis 6118 Approaches to Resettlement 6119 Recommendations for Resettlement 61

Chapter IV Vikhroli ROB 64 - 821 Business Need Assessment of ROB at Vikhroli 642 Review of Resettlement Implementation Plan 643 Summary of Findings from the Secondary Data 664 Summary of Findings from Field Observation and Other Consultative

Process 665 Focussed Group Discussions 666 Primary Survey Findings for ROB Vikhroli 707 Assessment of Business - ROB Vikhroli 718 Prioritising Business Activities - ROB Vikhroli 739 Resettlement Site Analysis - Kanjurmarg 7410 Assessment of Suitability for Relocation for Vikhroli ROB 7711 Impact Assessment of Business Activities 8012 Inferences from the Analysis 8013 Approaches to Resettlement 8114 Recommendations for Resettlement 81

Chapter V Others - SATIS 84 - 1021 Business Need Assessment of SATIS 842 Review of Resettlement Implementation Plan 843 Summary of Findings from Field Observation and Other Consultative

Process 864 Primary Survey Findings for SATIS 905 Assessment of Business at all SATIS Sites 916 Prioritising Business Activities - SATIS 927 Resettlement Site Analysis 938 Assessment of Suitability of all SATIS Relocation Sites 979 Impact Assessment of Business Activities 9810 Approaches to Resettlement 9811 Recommendations for Resettlement 99

Chapter VI Final Recommendations 104-1091 Introduction 1042 Steps in Business Relocation Strategy for MUTP 104

LIST OF TABLES0* Table 2.1: Typology of businesses establishments from BSES

Table 2.2: Business process of affected commercial establishments in JVLR

* Table 2.3: Time since affected businesses are in operation in JVLR (in years)

Table 2.4: Average monthly turnover of affected businesses in JVLR (INR/month)

Table 3.1: Business process of commercial establishments in Jogeshwari ROB North

* Table 3.2: Time since business is in operation in Jogeshwari ROB North (in years)

Table 3.3: Average monthly turnover of businesses in Jogeshwari ROB North

(INR/month)* Table 3.4: Business process of commercial establishments in Jogeshwari ROB South

Table 3.5: Time since business is in operation in Jogeshwari ROB South (in years)

Table 3.6: Average monthly tumover of businesses in Jogeshwari ROB South

* (INR/month)Table 5.1: Details of proposed resettlement sites at municipal markets for the affected

commercial establishments

* Table 5.2: Number of affected commercial establishments according to their

typology in SATIS project sites

Table 5.3: Business process of commercial establishments in SATIS SITES

* Table 5.4: Time since business is in Operation in SATIS Sites (in years)

Table 6.1: MUTP business relocation strategy

* LSTO F111

0 Map 2.1: Map showing Phases of JVLR

* Map 2.2: Surrounding land use of Phase I of JVLR

Map 2.3: Surrounding land use of Phase-il of JVLR

Map 2.4: Typology of commercial establishments at JVLR Phase I (a)

* Map 2.5: Typology of commercial establishments at JVLR Phase I (b)

Map 2.6: Typology of commercial establishments at JVLR Phase II

* Map 2.7: Map showing location of Majas resettlement site

X Map 2.8: Map showing location of Hiranandani Complex resettlement site

Map 3.1: Map Showing locations of ROBs and resettlement sites at Jogeshwari (North

* & South)

* Map 3.2: Surrounding land use of Jogeshwari ROB North & South

Map 3.3: Typology of commercial establishments at Jogeshwari ROB North

* Map 3.4: Typology of commercial establishments at Jogeshwari ROB South

* Map 3.5: Map showing location of resettlement sites at Jogeshwari

Map 4.1: Map showing locations of ROB at Vikhroli

* Map 4.2: Surrounding land use of Vikhroli ROB

* Map 4.3: Typology of commercial establishments at Vikhroli ROB

Map 4.4: Map showing location of resettlement sites at Kanjurmarg

Map 5.1: Location of SATIS stations and resettlement sites

S

Map 5.2: Surrounding land use of SATIS I: DadarMap 5.3: Surrounding land use of SATIS Il: BorivaliMap 5.4: Surrounding land use of SATIS Ill: ChemburMap 5.5: Surrounding land use of SATIS IV: Ghatkopar

ST OFJ-w

Fig 2.1: View of Jogeshwari Vikhroli Link Road (JVLR)Fig 2.2: View of resettlement site at MajasFig 2.3: Physical condition of commercial establishments resettled at MajasFig 2.4: Physical condition of commercial establishments resettled at HiranandaniFig 3.1: View of project site for Jogeshwari North ROBFig 3.2: View of project site for Jogeshwari South ROBFig 3.3: Physical condition of resettlement site at AsjgaonkarFig 3.4: Physical condition of resettlement site at NirlonFig 4.1: View of project site for Vikhroli ROB (West)Fig 4.2: View of project site for Vikhroli ROB (East)Fig 4.3: Physical condition of commercial establishments at KanjurmargFig 5.1: Dadar railway stationFig 5.2: Borivali railway stationFig 5.3: Chembur railway stationFig 5.4: Ghatkopar railway stationFig 5.5: Physical condition of resettlement site at Kalina municipal market for SATIS I

& Ill

Fig 5.6: Physical condition of resettlement Site-I, Rawalpada for SATIS II

Fig 5.7: Physical condition of resettlement Site-Il, Anand Nagarfor SATIS II

Fig 5.8: Physical condition of resettlement Site-lIl, Village Aksar for SATIS II

Fig 5.9: Physical condition of resettlement Site-I at Tagore Nagar municipal market for

SATIS IV

Fig 5.10: Physical condition of resettlement Site-Il, Chaphekar Bandhu Marg for SATIS

IV

Fig 6.1: Figure showing establishments under full and half cutting

ACRONYIS0* BSES Baseline Socio-Economic Survey

BEST Brihanmumbai Electric Supply and Transport Undertaking

* GOM Government of MaharashtraGR Govemment ResolutionGRC Grievance Redressal Committee

* IMP Independent Monitoring Panel

* INR Indian National RupeeJVLR Jogeshwari Vikhroli Link Road

* MCGM Municipal Corporation of Greater Mumbai

MMRDA Mumbai Metropolitan Regional Development Authority

MUTP Mumbai Urban Transport Project

* MRVC Mumbai Rail Vikas CorporationNGO Non Governmental OrganizationPAPs Project Affected Persons

* R&R Resettlement and RehabilitationRAP Resettlement Action PlanRIP Resettlement Implementation Plan

* ROB Road Over BridgeSATIS Station Area Traffic Improvement Scheme

5 SCLR Santacruz Chembur Link Road

* TDR Transferable Development Rights

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Chapter 1

1.1 Introduction1.2 Brief Study Methodology1.3 Study Objective1.4 Chapter Scheme

Executive Summary

Chesterton Meghraj Property Consultants (P) Ltd 1

MUTP -Business Needs Study Final Report- Volume II

1.1 PHOUcN

* 1.1.1 This report is the second volume of the report on Business Needs Study of the MUTP

Project. It comprises of the study of Jogeshwari-Vikhroli Link Road, Jogeshwari ROB (North

& South), Vikhroli ROB and SATIS.

* 1.2 I TUW Y MET HODOLOGY

1.2.1 The business needs of the affected commercial establishments on the JVLR stretch,

ROBs and other station areas, are assessed by analyzing the primary and secondary data/

* surveys of the business typology and linkages, field observations and focused group

discussions of Project Affected Persons. Thereafter, the resettlement sites are assessed with

respect to their location, linkages, catchment profile, infrastructure and suitability for

* rehabilitation of the business of the commercial establishments. This methodology will

provide a holistic approach towards assessing the business needs and suitability of the

rehabilitation of the affected commercial establishments for achieving an improved income

* and standard of living; not merely a one-to-one compensation. Details of study methodology

are described in Chapter-3 of Volume-I of SCLR Business Needs Study. Similar methodology

* has been adopted for analysing various project areas such as JVLR, ROB Jogeshwari, and

* ROB Vikhroli. Station Area Traffic Improvement Scheme (SATIS) comprises of the station

areas of Dadar, Borivili, Ghatkopar and Chembur. The focused group discussion is not

* conducted for these areas. Analysis is carried out on the basis of primary and secondary

* survey as well as from the field observation.

-1.3 STU3DY OBJECTIVE

* The objective and purpose of this study is mentioned as follows:

* 1.3.1 Review of Resettlement Implementation Policy: A Baseline Socio-Economic

* Survey was carried out among the affected population during 1997 and was updated in

2003/2004. The affected structures were identified separately as either residential or

commercial or residential-cum-commercial or industrial. There was no separate business

* needs study undertaken for selecting or assessing the suitability of the proposed

resettlement sites for the affected commercial establishments. This was an important

shortfall, as the business of most commercial establishments is largely dependent upon its

* location. Therefore, to bridge the gap, this Business Needs Study is conducted for the

affected commercial establishments. The overall responsibility for implementation of this RIP

lies with Mumbai Metropolitan Region Development Authority (MMRDA) who will coordinate

with all other agencies in the implementation process and oversee the delivery of

entitlements to the PAPs.


MUTP -Business Needs Study Final Report- Volume 11

1.3.4 Suggest a suitable Resettlement Implementation Policy: After conducing thesurveys, analysing the business needs of the affected commercial establishments, analysingthe suitable rehabilitation sites, and evaluating the draft RIPs, a suitable RIP will beproposed.

1.4 CIAFTR SCHEME

Chapter 1 Multi-spectral analysis of JVLR businesses to find out the appropriateness ofthe resettlement sites and evaluate the impact on the businesses due to relocation.

Chapter 2 Multi-spectral analysis of Jogeshwari ROB (N & S) businesses to find out theappropriateness of the resettlement sites and evaluate the impact on the businesses due torelocation.

Chapter 3 Multi-spectral analysis of Vikhroli ROB businesses to find out theappropriateness of the resettlement sites and evaluate the impact on the businesses due torelocation.

Chapter 4 Multi-spectral analysis of SATIS businesses to find out the appropriateness ofthe resettlement sites and evaluate the impact on the businesses due to relocation.

Chapter 5 Final recommendations and strategies for business relocation of the affectedcommercial establishment.


0

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* 2.1 Business Need Assessment of JVLR* 2.2 Review of Resettlement Implementation Plan for JVLR

2.3 Summary of Findings from the Secondary Data* 2.4 Summary of Findings from Field observation and Other Consultative Process

2.5 Focussed Group Discussions* 2.6 Primary Survey Findings - JVLR

2.7 Assessment of Business at JVLR2.8 Prioritising Business Activities

v 2.9 Resettlement Site Analysis - Majas & Hiranandani Complex2.10 Assessment of Suitability for Relocation

* 2.11 Impact Assessment of Business Activities2.12 Inferences from the Analysis

* 2.13 Approaches to Resettlementv 2.14 Recommendations for Resettlement

0-

JVLR Business0


_


2.1 NUB! l ST OF JVL-;

2.1.1 Jogeshwari-Vikhroli Link Road (JVLR) is one of the primary East-West link Roadswhich has been undertaken as a part of Mumbai Urban Transport Project (MUTP) tostrengthen the road connectivity between Eastem Express Highway (EES) and WesternExpress Highway (WEH). The project is being implemented in two phases with threesections.

0.0

Fig 2.1: View of Jogeshwari Vikhroli Link Road (JVLR)

2.1.2 Section-I and IlIl are being undertaken as Phase-I, while Section-Il will be undertakenin Phase-Il. The phase-Il section comprises the shops around main GATE of lIT. Majority ofthe commercial establishments are located around this area.

22 mW er -- UPIUUW4IATbOELM2.2.1 A total of seven settlements i.e. 1201 structures will be affected, out of which 909 areresidential/ residential-cum-commercial, 159 are commercial and 133 are non-residentowners. A Baseline Socio-Economic Survey was carried out among the affected populationduring November/December 2003. The overall responsibility for implementation of this RIPlies with Mumbai Metropolitan Region Development Authority (MMRDA) who will coordinatewith all other agencies in the implementation process and oversee the delivery ofentitlements to the PAPs.

2.2.2 Review of RIP for JVLR - II: The affected structures are 481, of which 123 areresidential, 327 commercial, 19 residential-cum-commercial and 10 are other structureswhich include six Suvarnababa Temple structures, one Hanuman Mandir, one Gurudwara,one police chowky and other structures. All the affected persons are squatters orencroachers. All the affected PAPs losing residential houses will be resettled at HariyaliResettlement site, which is at a distance of 2 km from the affected site.

Chcsterton Mzghraj Property Consultants (P) Ltd 4

MUTP -Business Needs Study Final Report- Volume ll

Ma-1: Map Showing Phases of JVLR

5r ~ ~ _ ~ VV V }-

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ToAndhen~~~~~~~~~~~~~~~~~~~I __ ToAokoo

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To Andheri To Ghatkooar

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* MUTP -Business Needs Study Final Report- Volume II

* 2.3 SUMMARf OF NDINS F'ROM THE SECONDARY DATA

AA 2.3.1 A Baseline Socio-Economic Survey was carried out among the affected

population during November/December 2003; therefore December 2003 is treated as the

* cut-off date. For those industries which were locked during the survey, a separate cut-off

date had been decided, which was December 2004.

Table 2.1: Typology of Business Establishments from BSES

1 Metal Forgin and Blacksmith ____ 0

2 Hardware Shop 3 1 - - 4

3 Car Accessories 2 3 5

4 Timber and Plywood 2 2

* 5 Chemical and Related 1 - - 1

6 Food and Related Products 2 2 4

9 7 Bidi and Related I-0

8 Tailors and Dress Makers, Sewers 2 3* - and Related Shops

* Shoe Makers and Leather Good 3 3

* - ~~Makers10 Mechanic and Related Works 1 2 3

I 1 Electrician and Related Works _ 0

* 2Plumbers 13 Jewelry and Precious Metal Works, 6 6

* including Glass and Ceramic Kilnmen _ - _ - -

14 Rubber and Related Workers _ 0

* 15 Paper and Related Works 0

16 Printing and Related Works 0

* 17 Chemical and Related I 0

18 Medical and Related 0

19 I Hotel and Restaurant -1 I

*20 Video Parlor 021 Music Shop __ __0

* 22 Stationary 1 _1_ 2 ___ _ _ _ 2

23 Grocery i 1 3 _5

* 24 Auto Garage and Auto Parts 2_ 6 8

25 Miscellaneous I O* = Togm 1S 7 14 0 1 0 0 0 0 12 49

Percentage 31 14 L 29 0 0 2 0 0 0 0 24100

Inferences

2.3.2 From the BSES it is found that larger shops mostly consists of hotels restaurants,

jewellery shops etc. unlike SCLR the presence of manufacturing nits, metal and scarp

shops are very less in number. The Phase-l1 portion the majority of the commercial

establishments belongs to non-hazardous in nature. Jewellery shops, home decor, utility

shops have larger floor areas. It is found that there are total 140 commercial

* establishments which are having areas more than 225 sft. Out of which 24

establishments are in the Phase-I, and 126 establishments are in the Phase-Il itself.

* The total number of commercial establishments in the JVLR (including Phase-I and

Phase-lI) is around 379.

CI Chesterton Meghraj Property Consultants (P) Ltd 6

MMUTP -Business Needs Study Final Report- Volume 11

2_

2.4.1 Phase - I has no organised group of commercial establishment found to be activein the two stretches of Phase I of JVLR. Therefore consultative process could not becarried out. However, there was some residential associations of informal settlements.The consultation process with them was not relevant to the objective and focus of thestudy. Phase-I has two predominant stretches:

* After the central railway line on the western side of LBS Marg.

* The stretch between Majas and the western express highway.

2.4.2 Phase - II had clusters of commercial activities located in four stretches:

* One is opposite the main gate of IIT at Powai. This is the largest of all clusters.

* The other one is after the intersection of JVLR and the Hiranandani complex.

2.4.3 In the two stretches of Phase-1 the majority of the shops are grocery, stationaryand daily need shops. The larger establishments mostly consist of spare parts andhardware shops.

2.4.4 In the Phase-Il the stretch in front of IIT gate has taken the form ofneighbourhood shopping centres. The typologies of commercial establishments includeall sorts of items such as furniture, medicines, jewellery, foot ware, readymade garmentsetc.

2.4.5 The hotels and restaurants located in this area are having the largest of areas.Some of them are reported to be more than 1000 sft. In the second cluster of the Phase-11 segment consists mostly automobile accessories and related shops. Spare parts,garages, marble and other building material shops along with shops selling timber andplywood. The latter category of shops requires access of heavy vehicles fortransportation of the goods.



Map 2.2:ounding Land Use of Phase I of JVLR A

Western Express 2 ?TO

Andheri Aarey Milk

Powai

Tf lEPowdi / ~~~~-h- TO i[

line Ghatkopor N

NCet toh Scanle)

Chesterton Meghraj Property Consultants (P) l,td 8

MUTP -Business Needs Study Final Report- Volume 11 A

Map 2.3: Surrounding Land Use of Phase-Il of JVLR

(4/

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Map Typology of Commercial Establishments at JVLR Phase I (a)

1E...~~ __

PHASE I

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inuto servicing ___staurant Zevso-& reaoir

E3cv-h-\^An Bhcv-l Eramic & Tiles

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Map 2.5: Typology of Commercial Establishments at JVLR Phase I (b)

R > / -.. I 4

To ll? a ,2 ir/Powal '

El-arbles and Granite

B iscellaneous

N

Nat to Scale

(hesterton Meghraj Property Consultants (Pt Ntd 11


Map 2.6: Typology of Commercial Establishments at JVLR Phase 11

To SEEPZ aUhL\

To EastHianwav

Auto servicing festourant B rmi & Tiles

& repair _ &

Wtntinnnrv _arments *rdwnt

*IAacrir-r-i Fietrnl Ptimn Ecelloneous

OGrocery shop *ywood N

Scale

Chestenon Meghraj Property Consultants (P) Ltd 12

* MUTP -Business Needs Study Final Report- Volume 1

2.5 FOC_UM GROWP DCUMIONS

2.5.1 There is one traders association in the Phase-Il stretch of JVLR. In the phase one

* stretch no registered association is reported to be present. It may be noted that a large

* portion of the PAPs have already been rehabilitated in the Majas rehabilitation area

including the commercial establishments.

* 2.5.2 Powai Merchant's Social Welfare AssociationDate of meeting 19th October 2005

Time: 5.00 pm

Venue: IIT Gate, Powai

Member strength: 218

Persons present:

Vice President: Mr. Nitin V. Shah

* Treasurer: Mr. Ketan H. Gala

* Secretary: Appanna M. Shetty

* Joint Secretary: Mr. Dipesh A. Chedda

0Regarding provision of space2.5.3 The opinion was much similar to that of other PAPs regarding the provision of

* space that the area should be allocated as per the existing occupied area. It was told that

there are some establishments having areas more than 1000 sft particularly hotel and

* restaurants and it would be impossible to get a trade licence for hotels as the minimum

* area required for such activity is 500 sft. Further to that it would require a separate exit

for fire safety point of view. At the given 225 sft of area such activity is impossible to

* continue. Regarding the purchase of any additional floor space (in excess of 225 sft) it

* was expressed that it would be too expensive for them as they have to do the interiors

and furnishings of the premises at their own cost. It was told that the resettlement

* building was done without any consultation with the PAPs and the existing building does

not have adequate lighting or ventilations further to that it has restricted view and access.

The group opined that the provision of central air-conditioning system will involve very

* high operating and maintenance cost.

0Regarding legality of establishments2.5.4 The group informed that most of their members are doing their business for

* nearly 40 years and they pay the all taxes and terrifies those are applicable for theirrespective businesses. Regarding the entitlement of the land the group expressed that all

the commercial establishments are located on the private land and they are the legal

Ce Chestenton Meghraj Property Consultants (P) Ltd 13l


occupier of the land. The group expects compensation on the land and the structureboth from the implementation authority. The group was unhappy for the reason that theyhad been treated in the same manner as the unauthorised encroachers in other areas

and no consultations was held while deciding on the resettlement buildings.

Regarding business needs2.5.6 The group is primarily concerned with their existing catchments. According to themembers there is a large residential area around Powai which generates maximum

customer for their business. It was also told that the identity of the market has beencreated over three decades therefore the business will suffer severe losses if relocated ata completely new place where it would take several years to establish a customer base.The group did not appreciate the rehabilitation building which is under construction at

Hiranandani complex. It was said that the shopping complex does not have any openingor frontage at the towards the main road side.

Suggested solutions (by the group)2.5.7 The most preferred solution was suggested by the group as the in siturehabilitation. For this purpose the group opined that there is the 90 feet wide Vikhroli -Powai link road, when fully developed will solve the traffic problem and therefore there isno need to widen the stretch in front of IIT gate.

2.5.8 The group expressed their willingness to shift to the resettlement sites atHiranandani complex provided that they should be allocated areas in proportion of their

existing occupied area.

2.5.9 The other alternative as suggested was to acquire land in the nearby place (for

example some portion of the IIT campus) and resettle all the shops in proportion to their

existing occupied area.

Feasibility/ unfeasibility of the above proposals:

2.19 The first suggestion of limiting the road widening, shall thereby have implicationN1, aon traffic and transportation planning. The Master Plan needs to be reviewed to justify the

feasibility of such proposal.

2.20 The second option seems to be somewhat feasible. The shops can be classifiedinto different categories as it has been done in this report. The proposal of "ProportionateArea' has to be discussed and negotiated with the commercial establishments. Therecommendations on areas of different business categories, as mentioned in Chapter-6can also be referred.

A -iiu 2.5.10 The third option of acquiring another land parcel is a complex process which canresult in time and cost overrun.

Chesterton Meghraj Property Consultants tP) Ltd 14


* 2.6 PMARY UJRM NdIWGS - JVLR

0* Summary of survey findings: JVLR Phase - I

2.6.1 No primary survey was carried out as the commercial establishments werealready demolished, in the time of the business needs survey of JVLR stretch.

Summary of survey findings: JVLR Phase - II

* 2.6.2 The project site at Phase-li is an established location in the city. It is near to the

* IIT campus at Powai.

2.6.3 The market of the project site (Phase-I & Phase-l1) is mixed market. There isequal number of shops of electrician, auto repairing, grocery, STD booth, saloon etc.Most of the commercial establishment are running there business for the last 10 years.

* 2.6.4 The project site is located near to the Eastern Express Highway which offer directconnectivity with the other area of the Mumbai. This is the primary reason for roadwaysbeing preferred mode of transportation for affected commercial establishment.

* 2.6.5 Kanjurmarg station is located near to the project site (of Phase-Il and part of* Phase-I). This facilitates transportation of goods and raw materials from the project site

by rail route.

2.6.6 Minimal variation has been observed in the weekday and weekend footfall. This* indicates that there is a constant flow of customers visiting the affected commercial

establishment.

2.6.7 Most of the commercial establishment distribute there finished goods to the

* different area of the Mumbai as well as outside of the Mumbai. This indicates that the

* affected businesses in an aggregate manner cater to larger market.

* 2.6.8 Most of the affected commercial establishments are having area of 225 sft. Fewshops of electrician, stationary, hotels and restaurants and miscellaneous commercial

* establishments are running there business in the area of 650 sft to 700 sft. .

* 2.6.9 Majority of the affected commercial establishments are of pucca structure. l ,A

* 2.6.10 A major segment of labour is available within the areas oTe 5 km. radius. Thisindicates that the requirement of labour will not affect the business.

Summary of Survey findings: JVLR (Phase-I & Phase-l1 combined)

2.33 Business process of commercial establishments

Table 2.2: The business process of affected commercial establishments in JVLR

Manufacturing 7 14Retailing 41 82Office 1 2Garage 1 2

* *Totai so 100

* Chesterton Meghraj Property Consultants (P) Ltd 15

0


• Majority (82%) of the affected businesses are involved in retailing activity followed by

manufacturing units (14%).

* Office and garage units form a minor percentage (1%) of the affected businesses in

the project site.

2.6.11 Time period since commercial establishments are in operation at theproject site

Table 2.3: Time since affected businesses are in operation in JVLR (in years)

O to 5 7 145 to 10 10 20More than 10 years 33 66TotW a 100

* It has been observed that a majority of the affected businesses have been in

operation for more than 10 years followed by business that have been in operation for

5 to 10 years.

* This indicates that majority of businesses are dependent on location attributes for

successful business operation.

2.6.12 Monthly turnover of affected commercial establishments

Table 2.4: The average monthly tumover of the affected businesses in JVLR (INR/month)

Metal Forgin & Blacksmith __ __Timber and Plywood 0 0Chemical and Related 0 0Tailors and Dress Makers, 0 0Sewers and Related ShopsMechanic & Related Works 0 0Electrician & Related Works 2 1 3 1 7 14Rubber & Related Workers 0 0Paper and Related Workers 0 0 0Printing and Related Works 0 0Medical and Related 1 1 2Hotel and Restaurant 3 2 2 _ 7 14Stationary v 4 1 1 5 10Grocery 6 1_ 7 14Auto Garage and Auto Parts 2 1 3 6Miscellaneous 1 13 3 1 2 20 40Total .1 39 S .4 .1 . O S,. 1-0

* Majority of the affected businesses have a monthly tumover ranging from INR 10,000to INR 100,000.

* Electrician and related work, hotel and restaurant, and a stationery shop have amonthly turnover ranging from INR 200,000 to INR 500,000.



2.7 ASSESSMENT OF BUSINESS AT MVLR

2.7.1 JVLR Phase -l: The assessment cannot be done as the survey was not done.

2.7.2 JVLR Phase - II:

1 Locational 3 3 3 3 3 3 0 3 2 2 3 2 2 2 3advantageIII

2 Connectivity 2 2 2 2 2 2 0 2 2 2 2 2 2 2 2

3 Footfall 1 1 1 3 2 1 0 2 2 1 1 1 1 3 2

4 Potential market 1 3 3 3 3 3 0 3 3 3 3 2 3 3 3

5 Estabish ment 2 1 1 2 2 1 0 1 3 1 1 1 1 2 2

6 Floor space6 arpeFarea) 3 2 1 3 3 3 0 2 2 3 2 1 1 3 1

Physical7 Conditionofthe 2 3 3 3 3 3 0 2 3 2 3 3 3 3 3

structure

8 Warehousing/stor 3 1 1 1 3 1 0 3 3 3 3 1 1 1 1age Facility Mgr Por Csa ___ Ltd 17

Chesterton meghTaj Property Consultants (P) Ltd 1 7


Access to raw9 1 1 1 3 3 2 0 1 1 1 1 1 2 31

material/suppliers

1 0 Compatibility with 1 2 2 2 3 2 0 3 2 3 3 2 2 2 2adjacent business ____

ll1Access to power 3 3 3 3 3 3 0 3 3 3 3 3 1 3 3

13 Disposal/ 1 2 2 2 2 1 0 1 2 3 3 2 2 1 3]treatmentAccess to skilled

14 2 2 3 3 3 3 0 2 2 3 3 2 2 1 3manpowerAccess to

l5 communication 3 3 3 3 3 3 0 3 3 3 3 3 2 3 3facilities

('hesterton M4eghraj Property Consultants (P) L-td 18


2.8 P S ACT!,,M -

* 2.8.1 Priority of business activities have been assigned depending on the respective scores

* of the establishments. It establishes the fact the suitability of the commercial establishments

in the given location. The priority groups also portray the commercial characteristics of that

* particular area.

* 2.8.2 JVLR Phase - I: The prioritisation cannot be done as the businesses data is not

available.

* 2.8.3 JVLR Phase - Il:

Stationery* Hotel and Restaurant

GroceryMechanic and Related Works

* Electrician and Related Works

_ Timber ana Pl)wooa E .

* Tailors and Dress Makers. Sewers and Related Shops

Paper and Related Work -

* Medical and Related work

Auto Garage and Auto Parts

Miscellaneous

Ceramic and Tiles

* Hardware* Metal Forging and Blacksmith

-

erence:

* v R A I Inlike SCLR the high priority commercial establishments comprises mostly daily need

id mostly cater to goods and services for the residential areas the average score for

* .v yup is 37.5. The commercial establishment's resembles the characteristics of a

* community shopping centre and are largely compatible to the residential land use and require

large fooffalls to sustain their business. This category normally does not occupy very large

* floor areas except for hotels and restaurants which require large floor areas.

-

* : v.:Meghraj Property Consultants (P) Ltd 19

-


2.8.5 Medium priority business activities occupy medium to large shop area. This categoryof establishments is not very compatible to residential land use but require generally vicinityof the residential areas. The goods and services produced by this category generally cater tothe residential population mainly higher and middle income groups.

2.8.6 Low priority business activities occupy less shop area. It is not dependent on theheavy vehicles. This category is dependent on the large footfall as it sales smaller units ofgoods. Usually this category is dependent on some anchor activity. For example, stationaryshops depend on the student population of the near by schools and colleges, grocery shopsis dependent on the availability of residential townships. This category usually requiressmaller storage space and it is compatible to residential areas. The average score for thiscategory in the existing location is 29.5.

2.8.7 The business need matrix suggests that the present location is suitable for most ofthe activities as all of them scored above 27. The score suggests that certain businesscategory is in more advantageous position than others. The business category which scorelow in the existing location holds some chance of doing better as a result of relocation if itscores more in the resettlement sites. On the other hand business with higher score (above30) holds lesser chance of improving their business as it is difficult to find appropriatealtemative locations.

2.9 UT U.Kr3t3Y g-... i - .,zj. m .... - - e2.9.1 The resettlement and rehabilitation sites of the PAPs of the Jogeshwari - Vikhroli LinkRoad stretch of the MUTP scheme, are at:

1. Majas- for rehabilitation of the residential and commercial establishmentsaffected in Phase I,

2. Hiranandani- for rehabilitation of the commercial establishments affected inPhase II.

JVLR Phase - I: Resettlement Site of Malas

Introduction

2.9.2 The resettlement site at Majas consists of a residential colony built by MaharashtraMetropolitan Region Development Authority (MMRDA). The residential and commercialestablishments affected by the JVLR stretch up gradation under MUTP scheme are relocatedin this colony, with the latter being relocated to the shops on the ground floor.

Some more commercial establishments are being built on the outer boundary of the colony,facing the link road. These are partially built and are not occupied.



0Location and Linkages

2.9.3 The site lies on the Jogeshwari-Vikhroli Link Road, which connects the Westem and

* Eastern Express Highways. Jogeshwari railway station on the Western railway line is the

nearest station for this site. The site is situated opposite to Fantasy Land and adjacent to

Majas Bus Depot.

0

* Map 2.7: Map Showing Location of Majas Relocation Site

0~~~~~~~~~~~~~~~~~~~~~~~~~~~~~W~~~~A iHi -4r 1_=-4

* sj W i XIV T#KLDI |- _

-- ~~~~~~~~~~jI~~~~~~~.; ~~~~~~ZPJQG BuA OW

* _h- I l* I.

TA COLON Cu

/ ^ r '" ~~~~~~~~~~~~~~~~~~~~~~~~ti ~

* * N

* Majas Relocotion Site on JVLRNot to Scole

*

1. ., ,,> ~View of the colony from the

* ~~~~~Jogeshwari-Vikhroli Link Road Exples. Hsigh.vcay Unk Road

*Chestenon ~ ~ ~ ~ ~ ~ ~ ~~~~~~~Ve otga Procrr colsukny fromL the

l oohaiVkrl Ln od~UkRa


Fig 2.3: Physical Condition of Commercial Establishments Resettlement at Majas

**.. -~ *Commercial Establishments

,,, '- -i'^-., | ,Th~S.Qlin

Profile of the Catchment of Resettlement Site

2.9.4 Majas could be considered as a part of the westem suburbs, catering to the middleand low income groups of Jogeshwari East. The site is in the vicinity of Aarey Milk Colonyand SEEPZ Colony.

2.9.5 The site catchment consists of middle income residential areas of Green Field Towersand Vrindavan Apartments; and low income residential areas of Pratap Nagar, Anand Nagar,Datta Tekdi and Gupha Tekdi.

2.9.6 Most of the commercial establishments in the catchment area are in the form ofinformal shops along the JVLR catering to the daily needs of the moving traffic on the road,as well as the informal housing along the link road. These establishments consist ofstationary shops, vegetable stores, grocery stores, dhabas, phone booths, automobile repairshops, etc.

Physical Aspect2.9.7 Jogeshwar - Vikhroli Link Road lies on the northem edge of the site, with Majas BusDepot situated on the westem edge, and vacant plots on the rest of the sides.

2.9.8 Aarey Colony along with a fairly dense jungle lies on the northem side of the site,across the link road.

Site Layout2.9.10 The site is directly accessed from the Jogeshwari - Vikhroli Link Road, however,there is no gap in the road median at the entrance of the site.2.9.11 The colony has a grid iron pattem, consisting of G+7 buildings.2.9.12 The commercial establishments are situated on the ground floor all along the frontageof the residential buildings, flanking both sides of the entrance road of the colony.2.9.13 These commercial establishments are not designed as shops. They are simply theground floor residences used for commercial purpose.



-2.9.14 The shops inside the colony have a frontage varying from 3 to 10 feet; height of 8 to

* 10 feet and the display area varying from 3 to 5 feet. Their sizes vary from 25 to 225 sft.

* 2.9.15 The new shops that are coming up on the outer boundary of the colony get full

frontage on the link road. They are not yet functional.

Infrastructure (as observed on site)2.9.15 The site is rehabilitated with the residential and commercial establishments. Almost

* 120 commercial units are available, of which 70% are functioning as of now.

2.9.16 Water supply is limited and insufficient. It is not available to the small format shops.

2.9.17 The storm water drains are open and are all along the frontage of the shops.

* 2.9.18 Vehicular parking is done in front of the shops.

2.9.19 The sewer line is covered.2.9.20 Power supply is sufficiently available in this colony.

* 2.9.21 The area is well connected through buses, auto rickshaws and taxis, with the

Jogeshwari railway station 3 km away.

Suitability Resettlement of Commercial Establishments

l * 2.9.22 The commercial shops are relocated in two locations: inside the colony and on the

* outer boundary of the colony, on the link road. In case of the former location, though the

resettlement site is located on the Jogeshwari - Vikhroli Link Road, the commercial

* establishments are not directly accessible from this road, as they are inside the colony.I

* Besides, no gap in the median of the link road at the entrance of the colony, disallows one

side of the traffic from using the shops in the colony. Therefore, these commercial

* establishments would mainly cater to the residential population of the colony and will not be\

able to benefit much from the heavy traffic and commuters plying on the arterial road.

2.9.23 Another external factor that hinders the efficiency of the shops is the infrastructure. As

* the shops are simply ground floor residences used for commercial purpose, their layout

A causes sophistication with two-three divisions (which were actually rooms) in some of the

larger shops. Besides, the open storm water drains all along the frontage of the shops cause

inconvenience in accessing the shops, as steps are built to cross these wide drains. So, even

* though the shops get a frontage on the main entrance road of the colony, they are difficult to

access as all the parking happens in front of them, and they can be reached only via the

* steps on the storm-water drains. These open drains are 2.5 feet below road level, and 2 feet

* wide, making it unsafe for children to play around as one can fall into them.

02.9.24 In case of the latter location of resettling the shops, they have a massive advantage

as compared to their counterpart (those located inside the colony). These shops have a

* direct access to the main road traffic and commuters, which will be very beneficial for their

business.

0Chesterton Meghraj Property Consultants (P) Ltd 23

0


Suggested Remedies:

2.9.25 The storm water drain in front of the shops needs to be covered.

2.9.26 The shops may be provided with small ramps along with the steps so that goods andmaterials can be easily transported.

2.9.27 The shops have to be classified into business categories. The business which catersto the daily need and compatible to residential population should be given space inside theresidential complex.

2.9.28 The shops which deal with wholesale goods, servicing, repairing or causing noise andsound should be given shops facing the main road.

2.9.29 Provisions should be made so that the internal shops can put up their signage in adecent manner so that it is visible from the main road.

JVLR Phase - Il: Resettlement Site Of Hiranandani ComplexIntroduction

2.9.30 The Hiranandani resettlement site has got its importance due to fact that it is built bya leading developer of Mumbai- The Hiranandani Group. This site consists of a shoppingcomplex, built for the resettlement of the commercial establishments affected in Phase II ofthe Jogeshwari - Vikhroli Link Road stretch of the MUTP scheme.

Location and Linkages

2.9.31 The site lies on the Jogeshwari - Vikhroli Link Road, which connects the Westem andEastern Express Highways. Kanjurmarg railway station on the Central railway line is thenearest station for this site. The site is situated opposite to Powai Lake and adjacent toHiranandani Garden Complex.

Map 2.8: Map Showing Location of Hiranandani Complex Resettlement SiteW_ poWAI 'X 'i

'~~ ~ ~ ~ ~~~ \\ | :. ;_

~~~~~ .'

- I __ _W I

TQ_~~

-'Jianandani Relocafion Site or_

Chesterton D' Ltd 24


Fig 2.4: Physical Condition of Commercial Establishments Resettlement Site at

* Hiranandani

* ..... Not to Scale

The Resettlement Site .

*

*

*

* Jogeshwari-Vikhroli Link Road

* View from the link road

a Profile of the Catchment of Resettlement Site

* 2.9.32 Hiranandani forms a part of the western suburbs, catering to the high, middle and low

income groups of Hiranandani, IIT Colony. The site catchment consists of high and middle

income residential areas of Hiranandani Gardens; middle and low income residential areas of

* IIT Colony, Ramabal Nagar and Sainath Nagar.

The commercial establishments in the catchment area of two types:

02.9.33 Firstly, the informal shops on the JVLR, opposite IIT Main Gate, those cater to the

daily needs of the moving traffic on the road and to the residents of IIT Powai, Hiranandani

* and other surrounding residential areas. These establishments consist of tailors, hardware

stores, stationary shops, vegetable stores, grocery stores, dhabas, restaurants, phone

booths, automobile repair shops, etc.

S2.9.34 Secondly, the organised shopping areas in the Hiranandani Complex which consist of

high-end retail stores and formalised shopping areas.

-* Physical Aspect

2.9.35 The site is a corner plot, located at the intersection of Jogeshwari - Vikhroli Link Road

lies and the entrance to Hiranandani Gardens (Lake Boulevard Road). JVLR is on the

00


0

I

MUTP -Business Needs Study Final Repor- Volume 11

northern edge of the site, with the Lake Boulevard Road on the westem edge, and a vacantplot on the eastern edge.2.9.36 The site is in close vicinity of the Powai Lake, with a lot of greenery around.

Site Layout2.9.37 The site is accessed from the Jogeshwari - Vikhroli Link Road, with the entrance tothe shopping complex from the Lake Boulevard Road.2.9.38 The shopping complex has G+2 to G+6 floors, with 2 atriums.2.9.39 The shops have a frontage of 10 feet and height of 8 to 10 feet.2.9.40 The shop sizes vary from 150 to 200 sft.

Infrastructure (as observed on site)2.9.41 The shopping complex structure is almost 75% constructed. It is not occupied orunder any use as of now.2.9.42 Water supply is available in the complex.2.9.43 Power supply is available in this complex.2.9.44 The area is well connected through buses, auto rickshaws and taxis, with theKanjurmarg railway station 3 km away.

Suitability Resettlement of Commercial Establishments

2.9.45 The resettlement site is located on the Jogeshwari - Vikhroli Link Road, and at adistance less than 1 km from the displacement site. The displaced commercialestablishments are mostly small format shops, which not only cater to the existing residentialpopulation, and the floating population of students and employees; but also to the heavytraffic and commuters plying on the arterial road of JVLR. So, the location is the mostimportation factor in success of their business. The conflict that will arise is that these smallformat shops will be relocated in a formal shopping area that is more in the vicinity of the highand middle income groups rather than the middle and low income groups.

2.9.46 However, their environment and quality of infrastructure support would definitely beupgraded in this site as it is a planned and designed shopping complex.

Suggested remedies:

2.9.47 The area for resettlement has to be derived after negotiations with the PAPs.

2.9.48 Since all the shops cannot be accommodated in ground floor therefore consultationshave to be made with the groups regarding the allocation of shops.

2.9.49 The ground floor should have separate service entry.

2.9.50 The provision of signage should be made along the main street in a decent manner.


MUTP -Business Needs Study Final Repor[- Volume 11

2.10 ASSESSENT OF SUIAWLffyv FoRt RELOCATIOPI'

LocationalIadvantage (Market

1 Identity) 3 3 3 3 3 3 a 3 3 3 3 3 3 3 3

Connectivity and2 Linkages 2 2 2 2 2 2 a 2 2 2 2 2 2 2 2

3 Fooffall 1 1 1 1 1 1 0 1 2 1 1 1 1 2 1 -Quality of Footfall/

4 Potential market 2 2 3 2 2 3 0 3 3 3 3 2 3 3 2

Establishment _ .5 Frontage 1 1 1 1 1 1 0 1 1 1 1 1 1 1 i

Floor space6 (carpet area) 1 1 1 1 1 1 0 1 1 1 1 1 1 1 1

Physical Condition7 of the structure 3 3 3 3 3 3 0 3 3 3 3 3 3 3 3

Warehousing/stora8 ge Facility 1 1 1 1 1 1 0 1 1 1 1 1 1 1 1

Access to raw9 materialVsuppliers 1 1 1 2 2 2 0 1 1 1 1 1 2 3 1 -

Compatibility with10 adjacent business 1 2 0 2 1 2 0 2 0 2 2 3 3 2 2_

1 Access to power 1 3 3 3 3 3 0 3 3 3 3 3 3 3 3

12 Access to water _ 3 3 3 3 3 2 O 3 3 3 3 3 3 3 3



Disposal/13 treatment 2 2 2 2 2 1 0 2 2 2 2 2 2 2 2

Access to skilled14 manpower 2 2 2 2 2 3 0 2 2 2 2 2 2 1

Access tocommunication

15 facilities 3 3 3 3 3 3 0 3 3 3 3 3 3 3 3

_______ ___ 3C. 0 1 30 31. 31 it 3 It 3, 27. 291 32 3d

D mff esIncInhscore -3 -1 o -9 -9 -2 0 -2 -4 3 -4 -1 2 -2 -4 46


0


* 2.11 lMPACT U OF SUS- U ACTTIUmW .** (refers Section 2.7 and 2.1 1)

StationaryHotel and RestaurantGrocery

* Mechanic and Related WorksElectrician and Related Works

* Timber and PlywoodTailors and Dress Makers, Sewers and

* Related ShopsPaper and Related WorkMedical and Related work

* Auto Garage and Auto PartsMiscellaneous

* Ceramic and TilesHardware., . L

L Metal Forging and Blacksmith

*-p pact 'act

* Inferences2.11.1 The business activity of Hotel and restaurants, mechanic, electrical and related

works etc. would have large impact with respect to the relocation at the resettlement site.

* The average score reduced by 6.0 (refer Section 2.7 & 2.1 1), which is highly significant.

* 2.11.2 The business activity of timber and plywood, paper, medical shops etc. works

* would have mediocre impact with respect to the relocation at the resettlement site.

Average score reduced by 2.0 (refer Section 2.7 & 2.11). There are chances that some

of the business categories can restore their business over longer to medium term.

02.11.3 Ceramic and tiles, hardware etc. would have no noticeable impact on the

relocation to the resettlement site. These category have an average reduction of 1.0

* (refer Section 2.7 & 2.1 1). In the over all score which can be restored in medium term.

* 2.12 F PROM THE ANALYSS, : ,'

* 2.12.1 The general inference from the analysis is found to be similar to that of the SCLR,

such as policy (Refer Section 4.12, Volume-[). However, following inferences can be

* drawn which is very particular to the JVLR stretch.

0

* Chesternon Meghraj Property Consultants (P) Ltd 29

MUTP -Business Needs Study Final Repor- Volume II

2.12.2 The average reduction in the overall score is less as compared to SCLR. Thisimplies that the present resettlement building is not affecting very severely to most of thebusinesses.2.12.3 The resettlement site is made exclusively for the commercial establishmentstherefore it suits to most of the commercial establishments.2.12.4 The resettlement site has good connectivity and a large catchment of population.And the resettlement site is not too far from the existing business locations.2.12.5 The proposed resettlement building is located at Hiranandani complex which itselfhas a very prime brand identity.2.12.6 It is observed from the analysis that in most of the cases the reduction in theoverall score is due to area constraints. Apart from that the commercial complex is likelyto have higher maintenance as the said complex is installed with elevators, central airconditioning etc.2.12.7 From the analysis it is also found that all the will not enjoy the same amount offootfall. In a high street format all the shops enjoy same foot fall as they are spreadhorizontally but in a vertical type of shopping complex upper floors are likely to have lessfootfall as compared to the shops in the ground floor. Further to that the design of thebuilding does not allow the shops to place their display towards the main streets toattract the customers. Therefore the over all score for establishments have reduced inspite of being a good location.2.12.8 The resettlement sites at Majas are partially occupied at the moment bymiscellaneous shops. The unoccupied shops are largely located at the rear side of thecomplex and if not in direct visibility from the road.2.12.9 Some new shops are under construction at the Majas site abutting the road. Thenew shops will completely conceal the erstwhile street facing shops and are least likelyto be occupied by the PAPs.2.12.10 The commercial site is clubbed together with the residential rehabilitation siteand therefore is not suitable for those establishments which produce objectionable soundor visual nuisances.

2.13 ~ . -.

2.13.1 Considering the typologies and large vanations in the business activities and alsoconsidering the business needs and the impact of resettlements on the respectivebusinesses following principles have been followed for the selections of rehabilitationsites:2.13.2 A blanket approach of relocation should not be adopted for all type of businesses.The business establishments should be classified according to the typology asestablished in Table 3.3 (Volume I)2.13.3 The relocation should be carried out for the activities having no impact asassessed in Section 2.12.2.13.4 Negotiations can be carried out with the business establishments with mediocreimpact on relocation and the suitable livelihood restoration package should be



* determined (resettlement area & location and/or financial assistance, opportunity

* enhancement program etc. should be carried out).

2.13.5 The specific anchor activity to be found out for the business activities with low

impact. Such activities should be relocated at various locations along with the

* consultations with the affected persons.

* 2.14 RECOMMENDATIOW ON RESETTLEMENT

2.14.1 Considering the prime location of the proposed resettlement site at Hiranandani

* Complex, and the availability of additional floor spaces in the proposed building following

* recommendations are suggested:

* 2.14.2 To resettle all non hazardous commercial establishments at the Hiranandani

* resettlement site.2.14.3 All manufacturing type/ hazardous! polluting units should be provided equivalent

* space at nearby industrial area.2.14.4 During the consultative process it was observed that most of the shop owners

can voluntarily give away 20% of their existing shop area irrespective of their business

* type.2.14.5 Some shop owners particularly with very large area (more than 1000 sft) are even

willing to volunteer 30% of their area.

* 2.14.6 Thus, the average resettlement area could be 75 % of the existing area in case of

large shops (areas more than 225 sft) or nearest multiple of 225 whichever is lesser.

2.14.7 This benefit can be extended to those shop owners who possess a legal

* document of their business such as Gumasta or Trade license.

2.14.8 For restaurants, resettlement area should be as per the trade license document.

For those shops which do not possess any document for their business should be given

* 225 sft of resettlement area irrespective of their existing shop size.

2.14.9 However, the trader's association should be taken into confidence about the

proposal as the association would expect a common package for all their members

* irrespective of their legal status.

2.14.20 The allotment of shops within the commercial complex should be done in

consultation with the traders association of the respective area.

-

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| Chesterton Meghraj PMroperty Consultants (P) Ltd 31I

±-1:

Chapter 3

3.1 Business Need Assessment of ROB at Jogeshwari (North & South)3.2 Review of Resettlement Implementation Plan3.3 Summary of Findings from the Secondary Data3.4 Summary of Findings from Observation survey and Other Consultative Process3.5 Focussed Group Discussions3.6 Primary Survey Findings - ROB at Jogeshwari (N & S)3.7 Assessment of Business at ROB North3.8 Assessment of Business at ROB South3.9 Prioritising Business Activities - ROB North3.10 Prioritising Business Activities - ROB South3.11 Resettlement Site Analysis - Asjgaonkar3.12 Resettlement Site Analysis - Nirlon3.13 Assessment of Suitability for Relocation for Jogeshwari North3.14 Impact Assessment of Business Activities3.15 Assessment of Suitability for Relocation for Jogeshwari South3.16 Impact Assessment of Business Activities3.17 Inferences from the Analysis3.18 Approaches to Resettlement3.19 Recommendations for Resettlement

Jogeshwari ROB (North & South)



* 3.1 BUSIWUSS ME A3SUSS NTM OF ROB AT JOBSWARIM (NOR1 &OJMl)

3.1.1 There are two ROBs proposed at Jogeshwari. One is at Jogeshwari North and

* the other one is at Jogeshwari South. The proposed Road-Over-Bridge (ROB) at

* Jogeshwari (North) is in place of level crossing No. 26 and 27. This ROB will link S.V.

Road on the westem side with the Express Highway (Ali Yavar Jung Marg), east of the

e railway. The total length of the ROB (North) is 1.29 km; its width is 35 mts. The total land

* required for this project is 4.24 hectares; out of this 2.31 hectares is a private land which

will be acquired in lieu of Transferable Development Rights (TDR) or cash compensation

* byMCGM.

* 3.1.2 ROB at south Jogeshwari a proposed Road-Over-Bridge in lieu of LC Nos. 24 &

25 across the Western Railway tracks, a little South of Jogeshwari railway station. This

ROB will connect JVLR with the SV Road. The total length of the ROB is 1.30 km and its

* width is 35 mts. The total land required for this project 5.7 hectares out of this 5.2

hectares is a private land which will be acquired MCGM by giving Transferable

Development Rights (TDR) or cash compensation.

* X, v ~-4- '-SR

* -4. a_

Fig 3.11: View of Project Site for Fig 3.2: View of ProJect Site for

* ~~~~~~~Jogeshwari North ROB Jogeshwari South ROB

IPLEN

* 3.2.1 Jogeshwari North ROB: A total of 39o sguctures will De arTecEea out OT wnicn

316 are residential and 81 are commercial. A total of 6175.77 sqm of land is required for

resettlement of affected structures (residential and commercial). Two sites have been

* identified for resettlement that lies within a distance of 1 - 1.5 km from the project-

affected site. Both the sites are located in the East. Hence all the structures affected by

the project on the East and West will be resettled on the East.

-3.2.2 The total land required for this project is 4.24 hectares out of which, 2.31 hectares

is a private land that will be acquired in lieu of Transferable Development Rights (TDR)

* or cash compensation by MCGM. The proposal for acquisition is already submitted to

Collector, Mumbai Suburban District. A part of the land belongs to Railways and, will be

* used on no objection basis.

0


ib


3.2.3 The overall responsibility for implementation of this RIP lies with MumbaiMetropolitan Region Development Authority (MMRDA) who will coordinate with all otheragencies in the implementation process and oversee the delivery of entitlements to thePAPs.

3.2.4 Jogeshwari South ROB: A total of 1047 structures will be affected out of which600 are residential and 331 are commercial, 58 are residential-cum-commercial, 13 areindustrial, 41 are cattle sheds and 4 are religious structures.A total of 13800 sqm of land is required for resettlement of affected structures(residential, commercial and industrial). Two sites have been identified for resettlementthat lies within a distance of 1 - 1.5 km from the project-affected site. Both the sites arelocated in the East of Jogeshwari. Hence all the structures affected by the project on theEast and West will be resettled on the East.

3.2.5 MMRDA has appointed Slum Rehabilitation Society (SRS), an NGO, for carryingout the socio-economic survey and analysis of data. The total land required for thisproject 5.7 hectares out of which, 5.2 hectares is a private land that will be acquiredMCGM by giving Transferable Development Rights (TDR) or cash compensation. Aproposal for acquisition already submitted to Mumbai Suburban District and part of theland which belongs to Railways, and will be used on no objection basis.

3.2.6 The overall responsibility for implementation of this RIP lies with MumbaiMetropolitan Region Development Authority (MMRDA) who will coordinate with all otheragencies in the implementation process and oversee the delivery of entitlements to thePAPs.

3.3 0m _1 UIS3.3.1 A Baseline Socio-Economic Survey was carried out among the affectedpopulation by SRS during 1996 at ROB north and ROB south. The total number ofaffected commercial establishments is 81 at ROB north out of which 41 is largecommercial establishments (area more than 225 sft). At ROB south total number ofcommercial establishment is 443 out of which 223 shops are larger than 225 sft.

Inferences

3.3.2 From the BSES it is found that larger shops mostly manufacturing units, metaland allied shops. The eastem linkage of the ROB south is an Industrial area itself. Thewestern end of the North ROB is mostly the shops related the printing materials,hardware, hotels and restaurants.



* 3.4 8UM_ OF OP " PPOM FILD ORVATIONS AND OTHPR

* CO0SULTAIMMOM

* 3.4.1 During the field observation it is found that the clusters of commercial activities

are located in four stretches. In the ROB North there are two predominant stretches:

A) From Movie star theatre to SV Road on the western side of railway line,

B) Around the intersection of Westem express highway and the proposed ROB.

* In the ROB South there are also two major clusters:

* C) One stretch is popularly known as 'Popatlal Compound', near Kirti rubber

* works on the SV road,

* )D) The other one is located on the westem side of the railway track which falls in

the area of Bandrekarwadi Industrial Estate.

* 3.4.2 The western stretch of the of the ROB North mainly comprises the commercial

* establishments dealing with Acrylic sheets, vinyl , printing material etc. there are also

some restaurants located in this area. The eastern part of ROB north largely comprises

* stationeries, spare parts, groceries etc.

0* 3.4.3 The Western stretch of the ROB south mainly consist of industrial units, spare

parts, repairing shops of electro-mechanical equipments, warehouses etc. The eastern

part of the ROB south intersects industrial estates and there are miscellaneous

manufacturing units located along the proposed road alignment.

00-

0 hsetnMgrjPoeryCnutns()Ld30

0


Map 3.1: Map Showing Location of ROBs and Resettlement Sites at Jogeshwari(North and South)

A

*~~~~~~~ U

A~~~~~~~~~~~~

. d.,.d __af .--- 1'w" ROB

z~~~~~~~~~ _s" m / W

PI Jc gmdr3 .LL- 1 !~~ ~~I ~~ Asjqaonkar l,n ed

wot~ ~ ~ ~ ~ ~ ~~~~~~

; 4 44. KP>

VP~~~~~

-TiX .J. w

Jogesu. . ROB andIR9sfL...-EnteNof to Scale

C ~~~~~~~~~~~~~~~~~~~~~~~~~~36

0


Map 3.2: Surrounding Land Use of Jogeshwari ROB North & South

A

0 A -~~~~~~~~~

*

$waft~~~, XV.ive td a is Exrs

* s

0 t~~~~~~~~~~~~~~~~ 3 m.~~~~~~~~~o t cl

* *umst@tuiuU.~

* U

0

* hrol

* . ......

|~~~~~~~~~~~~~~~~~~~~* ToAde

* Joehwr Roa PoewBrdg

*~~~~~ U te

t bu~wamIV ,.s^u.Ium ....... u.~-v.konQd


Map 3.3: Typology of Commercial Establishments at Jogeshwari ROB North

1w

c i ___.. ~ ~ ~ ~ ~~~~~~~~~~~~~~~~1.

.i irnt Pai nt0 i shop

I~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Paper Printina Plywood shop

NJogeshwari Road Over Bridge (North)

Not to Scale

- d38


Map 3.4: Typology of Commercial Establishments at Jogeshwari South ROBALtndatul dW httfrollUnk Road

Roil' r -.

Mar* ; -_-n rw *;^ g Hiahwav

G rw F~A DEI SOCIET -,

* J _| To Andheri

Jogeshwan Road Over Bridge (South) - ROB

To Western Express

*

* ShHTo ,

Auto servicing . : rnnt .rv c;hnn rcire

& renoir19>rtdncJe)wn / pcttaOe 1 ~~t-.rnmir P Tilec j Lathe machine

ApparelFlctici nk Worksationary sh/rmt&ntq FlPntrirnl w Drk-*

* * . )6linnl * ,-' Fl~~Pnt ir nnill *- Ffi=olnoljc[ N

* * / Ch n M Pro oeshwtarl ROB (LtWestern EdgeN

] _ ~~~Chesterton Megha rtLosultants (P) Ltd _39


3.5 _U

3.5.1 There exists one traders association in the Phase-lI stretch of JVLR. In the phaseone stretch no registered association is reported to be present. It may be noted that alarge portion of the PAPs have already been rehabilitated in the Majas rehabilitation areaincluding the commercial establishments.

A) Unregistered Association at ROB South

3.5.2 Date of meeting 1 gth October 2005

Time: 12.30 pm

Venue: Popatlal Compound

Member strength: NA

Persons present:

Mr. Phadke

Regarding provision of space3.5.3 There are three major issues involved in the allocation of space the first one thewestern areas of the railway line is considered to be more prime from the business pointof view. Therefore the commercial establishments are not willing to move to the easternside. The second issue is that the provision of space which is similar like other areas,that 225 sft of space is not sufficient. The third issue was mentioned that the typology ofthe commercial establishments does not conform to the residential areas and thereforecannot be relocated within the residential settlements.

Regarding business needs3.5.4 The group is primarily concerned with their existing catchments. According to themembers, at present there is a large number of fooffall in the area as it adjoins SV road.The location also enables heavy vehicles to enter into the premises. It was opined that atthe proposed location of Nirlon and Asjgaonkar the fooffall would be much less andheavy vehicles won't be able to enter into the resettlement shops which are middle ofresidential colony.

Suggested solutions (by the group)3.5.5 The most preferred solution, as suggested by the group, was to resettle thecommercial establishments I the westem side of Jogeshwari. The group suggested thatthere is a land parcel available in the vicinity which belongs to MAHDA.


0


* 3.5.6 It was also indicated that some of the commercial establishments would be agree

* to vacate their existing areas against a monitory compensation.

* B) Ram Mandir Road Vyapari Association (ROB North)

-3.5.7 Time: 2.30 pm

Venue: Shalimar Hotel, Ram Mandir Road.

* Member strength: NA

* Persons present:

* Mr. Ashok Vichare, Majid Bhai

* Regarding provision of space3.5.8 The opinion of the group was very much similar to that of the other group in the

vicinity. The existing location and the existing space are told be of extremely critical for

* sustenance of their business. Some of the shops are doing business for a long time and

many people are dependent on the business therefore it wont be feasible for them to

switch over to other businesses, which they see as inevitable if they are relocated at the

* proposed resettlement sites.

Regarding legality of establishments

* 3.5.9 Like the other association it was told that the all the commercial establishments

* are legal occupier of a private land and they possess all necessary documents to run

their respective business. The association also informed that they pay all taxes regularly

* as applicable to them.

-Suggested solutions (by the group)

* 3.5.10 It was also indicated that some of the commercial establishments would be agree

to vacate their existing areas against a monitory compensation.

03.6 PMARY SURVEY PIND1NS - ROB AT JOGWIU ARI (N & 8)

* Summary of survey findings: Jogeshwarl ROB (North)

3.6.1 The project site, western linkage of Jogeshwari ROB (North) along S.V Road is

an established location in the city. The site surroundings are characterized by the

* presence of industrial estates. The affected commercial establishments mainly comprise

of hotels and restaurants, hardware shops, mechanic and related works etc. The eastern

* linkage of Jogeshwari ROB North is located in proximity to Jogeshwari railway station.

The affected premises are mainly residential in nature with a nominal percentage of

-| Chesterton Meghraj Property Conusultants (P) Ltd 41X

MUTP -Business Needs Study Final Repor- Volume 11

affected commercial establishments. The affected commercial establishments occupy anarea of less than 225 sft.

3.6.2 The market for majority of the affected commercial establishments is located bothonsite and at other locations as well.

3.6.3 The location is also suitable for availability of labor for the businesses. Laborpopulation for majority of the businesses is available from within a distance of less than 1km as has been revealed in the survey findings. The present location satisfiesrequirements for established market presence and easy availability of labor forsuccessful functioning of the affected businesses.

3.6.4 The western linkage of Jogeshwari ROB North is located in close proximity to S.VRoad, which offers direct connectivity to the western suburbs in the city. This is theprimary reason for roadways being the preferred mode of transportation for affectedcommercial establishments.

3.6.5 Jogeshwari railway station is located at a distance of approximately 1.5 km fromthe project site. This facilitates transportation of goods and raw materials from the projectsite by rail route.

3.6.6 Minimal variation has been observed in weekend and weekday fooffall. Thisindicates that there is a constant flow of customers visiting the affected commercialestablishments.

3.6.7 Market for distribution of finished goods is located at the project site itself as wellas at other locations within Mumbai. Select commercial establishments such as courierservices, garment establishments, plastic box manufacturing units cater to locations all

over India as well.

3.6.8 Majority of tailor shops, hardware shops, hotels and restaurants, grocery shops,metal-forging establishments occupy an area of more than 750 sft. Timber and plywoodshops and miscellaneous establishments occupy an area ranging from 500 to 600 sft.

3.6.9 Majority of the affected businesses are located in pucca structures. Othermaterials used for construction include tin/asbestos sheets and plywood boards.

3.6.10 Raw materials for the majority of the affected businesses -traders as well asmanufacturing units are available from a distance of more than 5 km.



* 3.6.11 A major percentage of the labor population is available within a distance of 1 km.

* This indicates that the affected businesses are dependent on labor from the surrounding

areas.

* Business process of commercial establishments

* Table 3.1: Business Process of Commercial Establishments in Jogeshwari ROB North

* _I_Manufacturnq 6 43Retailing 8 57

* Totd 14 100

0 3.6.12 The commercial establishments are almost equally divided between

* manufacturing and retail establishments.

* Time period since business are in operation at the project site

* Table 3.2: Time since Business is in Operation in Jogeshwari ROB North (in years)

* O to 5 0_ 0 0

More than 10 years 14 100

* 3.6.13 It is observed that majority of the establishments are running their business for

0 more than 10 years.

* 3.6.14 This indicates that the establishments have already had an identity on that

* location.

* iii. Monthly tumover of affected business establishments (INR/month)

* Table 3.3: Average Monthly Turnover of Businesses in Jogeshwan ROB North (INR/month)

Metal Forging and Blacksmith 21 1 2

* Hardware 1 1 1 2

Timber and Plywood 1 I 1

* Tailors & Dress Makers. Sewers & Related Shops I 1

Hotel and Restaurant 1 _1 2

* Grocery 1 2 3Miscellaneous .1 1 1 1 _ 1 1 _ 3

* ~~~~TW4 1 5 2 1 2 14* Percentage 29 36 14 7 14 100

3.6.15 Large numbers of commercial establishments are having more a million per

* month.

iD 3.6.16 This indicates a huge expense In the event of monitory compensation.

00* Chesterton Meghraj Property Consultants (P) Ltd 43

m


Summary of survey findings: Jogeshwari ROB South

3.6.17 The project site is an established location in the city for the affected businesses.The western linkage of Jogeshwari ROB South is located in close proximity to S.V. Roadwhile the eastern linkage is located in close proximity to Jogeshwari railway station.Majority of the affected commercial establishments operate out of rented premises andare located on private lands.

3.6.18 Majority of the affected businesses have set up their operations for more than tenyears. This indicates that the businesses have established their presence at the givenlocation.

3.6.19 The western linkage is located in close proximity to S.V. Road offering directconnectivity to the western suburbs in the city as well as the Westem Express Highway,while the eastern linkage is located in close proximity to Jogeshwari railway station. Thisis the primary reason for roadways being the preferred mode of transportation foraffected commercial establishments.

3.6.20 Jogeshwari railway station is located at a distance of less than km from theproject sites (eastern and westem linkage). This facilitates transportation of goods andraw materials from the project site by rail route.

3.6.21 Minimal variation has been observed in weekend and weekday fooffall. Thisindicates that there is a constant flow of customers visiting the affected commercialestablishments.

3.6.22 Market for distribution of finished goods for majority of affected businesses islocated both onsite and at other locations as well.

3.6.23 Majority of the affected businesses occupy an area of 225 to 300 sft. Theseinclude hotels and restaurants, stationery shops, grocery shops, auto garages and autoparts, tailors and dressmakers.

3.6.24 Majority of the structures of affected businesses are pucca structures. Othermaterials used for construction include tin/asbestos sheets, plywood.

3.6.25 Raw materials for the affected businesses are obtained from a distance of morethan 5 km. This includes locations within and outside Mumbai. Locations within Mumbaiinclude Andheri, Jogeshwari and Goregaon.



* 3.6.26 Labor for the affected businesses is available from an area of within 1 km. This

i indicates that the affected businesses are dependent on local resident labor population

for their labor requirements.

* Business process of commercial establishments

Table 3.4: Business Process of Commercial Establishments in Jogeshwari ROB South

* I Manufacturing | 27 | 48 |Retailing 1 29 | 52

I TOM l 56 1 1003.6.27 The number of manufacturing units are more than the retail units

0Time period since business are in operation at the project site

Table 3.5: Time since B usiness is in Operation in Jogeshwari ROB South (in years)

* Its _I _IO to 5 6 11____

* 5to 10 6 11More than 1 0 years 43 77No response 1 2ToM 56 100

* 3.6.28 It is observed that majority of the establishments are running their business for

more than 10 years.

* 3.6.29 This indicates that the establishments have already had an identity on that

* location.

* Monthly tumover of affected business establishments (INR/month)

* ~~~~Table 3.6: Avera e Monthly Turnover of Businesses in Jogeshwari ROB South lINRlmonth)

Metal Forging and Blacksmith 1 1 2_ Hardware 1 1 2

Timber and Plywood 1 1 2Food and related 3 1 4 7

* Tailors and Dress Makers, 52 7 13Sewers and Related Shops 7_13

* Jewellery 1 1 _ 2

Mechanic and Related Works 2 1 1 6 11* Electrician and Related Works 2 1 3 5

Printing and Related Works 11 2

Medical and Related 1 1 2 4_ Hotel and Restaurant 2 2 1 5 9

Stationary 1 1 1 3 5Grocery 5 2 1 8 14

Auto Garage and Auto Parts 5 5 9

* Miscellaneous 6 1 1 8 14*ToI 4 9 7 - 5S 1 *: 100

L 3.6.30 It is observed that majority of the establishments, irrespective of the type, have

turn over less than INR 100,000.* 3.6.31 This indicates that most of the establishments small reserve or surplus to recover

from any adverse affect on their business.

| Chesteron Meghraj Property Consultants (P) Ltd 45


1 Locational advantage 2 3 2 2 3 2 3(Market Identity) 3 2_2_3_2_3

2 Connectivity and Linkages 1 2 1 2 3 2 2

3 Footfall 3 2 2 2 3 3 1

Quality of Footfall/ Potential 3 2 3 3 14 market322333

5 Establishment Frontage 1 1 1 1 2 1 1

6 Floor space (carpet area) 2 2 1 2 2 2 2

Physical Condition of thestructure 2 1 1

8 Warehousing/storage 1 1 1 1 -

Facility ._ _

9 Accessto raw 2 3 1 2 2 2 2material/suppliers

1 0 Compatibility with adjacent 1 1 1 1business

11 Access to power 2 2 2 2 2 2 2

12 Access to water 2 2 2 2 2 2 2

13 Disposal/ treatment 1 1 2 2 2 1 1

14 Access to skilled manpower 3 3 2 3 2 1 1

15 Access to communication 2 2 2 2 2 1 1facilities 2 2 2 2 2I1 1

Chestcrton Meghraj Property Consultants (P) L,td 46


A 10 .3!ESS AT ROB SOUTH -,. _____

Locational1 advantage 2 3 2 3 2 3 3 1 2 2 3 3 3 2 2

(Market Identity) __ ___2 Connectivity and 3 3 3 2 3 3 2 2 1 1 2 2 3 2 23 Footfall 3 3 1 2 2 2 2 1 2 2 3 1 2 2 1

Quality of4 Footfall/ 3 2 1 2 2 2 2 1 2 1 2 1 3 3 2

Potential market5 Establishment 2 2 2 1 1 1 1 2 1 1 2 2 2 1 2

Frontage

6 Floor space 2 1 2 1 2 1 1 1 2 2 2 1 2 1 1(carpet area)Physical

7 Condition of the 1 1 1 1 1 2 1 1 2 1 1 1 1 2 1structureI IIII

8 Warehousing/ 1 1 2 1 1 1 1 1 1 1 1 1 1 1 1storage Facility

9Access to raw 2 1 2 2 2 2 2 2 1 1 2 2 2 1 2


MUTP -Business Needs Study Final Report- Volume Il

CompatibilityX10 with adjacent 1 1 1 1 1 1 2 1 1 2 1 1 1 1 1

11 Accesstopower 2 2 2 2 2 2 2 2 1 2 2 2 2 2 2

12 Access to water 2 3 2 2 2 2 2 1 2 2 2 2 2 2 1

13Disposal/l13 tDeatmelt1 1 1 1 1 1 1 1 1 1 1 1 1 1:.

treatment

14 Access to skilled 2 1 2 1 2 2 2 1 2 2 2 1 2 1 1manpower

Access to

15 cmmunication 2 1 1 1 1 2 2 1 2 1 2 2 2 1 1

faci ities

Chester-ton Meghraj Property Consultants (P) Ltd 48


3.9 PRIO l S ACTIWf - RO NOR>- :0* 3.9.1 Priority of business activities have been assigned depending on the respective scores

of the establishments. It establishes the fact the suitability of the commercial establishments


* particular area.

Metal Forging and BlacksmithHardwareTailors and Dress Makers, Sewers and Related Shops

Hotel and Restaurant

0 MiscellaneousTimber and Plywood

* ~~~Grocery0

* Inference:

3.9.2 The commercial establishments have been divided into two groups only owing to the

fact the commercial establishments are not much varying in nature. There are two groups

* one is a prime and with higher importance and the other one is non prime

S

.t ROB north typologies of commercial establishments are less in number (the

typology identified from east and west links together). This area mostly comprise of industrial

* units and not compatible to residential land use. The average score for this group is 29.

There are some eateries and restaurants present in the western link of the ROB. This

* category of establishments has created an identity of this area.

0

* o ow priority business activities in this area are mostly smaller units dealing with

neous items which largely cater to the various needs. The average score for this

* group is 23.3. This implies that this is non prime in nature.

-*


0i


Electrician and Related WorksMechanic and Related Works

Hotel and Restaurant

Grocery

Stationary

Hardware

Food and related

Metal Forging and Blacksmith

Timber and Plywood

Tailors and Dress Makers, Sewers and Related Shops

Medical and Related

Printing and Related Works

Auto Garage and Auto Parts qMiscellaneous i I

Jewelers- .... = ...~~~~~_ . _E L, a % _ R

Inference:

- ' 'igh priority mix of commercial establishments is of varying type and nature. They are

e in numbers. These areas have taken a shape of a busy high street retail area. The

average size of the group is in the range of 200 to 300 sft. The average score is 36.

_ .In 7 The medium range comprises mostly various servicing and repairing shops. This

mostly involves handling of bulk items and requires transportation facilities. Mostly

u,P ,I with wholesale items and not exactly dependent on the local fooffall. The average

score for this category is 29.5.

3.10.3 The third category consists of industrial units. Some of them produces visualm p. This category requires labours that come from the vicinity. This category is not

le to residential land use. The average score for this group is 23.25.


BB

M -hsiness NeedsoShdy Fl1 R o ume 11

3.11 KM?LEWT WIE A-NYS-S ASJAO#KM'. -

* Introduction

* 3.11.1 In order to establish east-west connectivity between Swami Vivekananda Road and

the Westem Express Highway (WEH), two Rail Over Bridges i.e. Jogeshwari North ROB and

* Jogeshwari South ROB have been proposed at Jogeshwari as part of the Mumbai Urban

Transport Project. As a result of this project, 397 structures consisting of 316 residential and

81 commercial establishments will be affected. Two resettlement sites in Jogeshwari (east)

* have been identified for shifting the project affected establishments.

* Location and Linkages

3.11.2 Jogeshwari is one of the western suburbs of Mumbai. It is well connected to the rest

of the city by road and rail network. Jogeshwari is linked by the Western Railway Line to

* westem parts of the city. Jogeshwari is linked to the western suburbs by the Westem

Express Highway and to the eastern suburbs by Swami Vivekananda Road. The proposed

Jogeshwari Vikhroli Link Road (JVLR) under MUTP would provide the suburb direct linkage

* to the eastern suburbs of the city.

0* Resettlement sites-Jogeshwari ROB

3.11.3 Two sites i.e. Asjgaonkar and Nirlon have been identified for resettlement of theproject affected establishments within a distance of 1 to 1.5 km. from the project-affected

* sites. Both the sites are located in Jogeshwari East. Thus all the affected businesses on theEast and West are proposed to be resettled on the East. Development on both theresettlement sites has been completed. The units are currently vacant as allotment is in

* progress. The profile of resettlement sites and the suitability of commercial establishments is

described below.

Fig 3.3: Physical Condition of Resettlement Site at Asjgaonkar

* j,}mA&r ,41 . 5 ira


View of typical commercial unit at Typical commercial unit at AsjgaonkarAsjgaonkar

Profile of the Catchment of Asjgaonkar

3.11.4 Development in Jogeshwari (East) is characterised by the presence of high streetretail and commercial establishments especially in the area adjacent to the railway station.Residential development is in the formn of 7 storied apartments that have been recentlyconstructed \ to cater to the middle income population. The suburb is also known for itsbuffalo farms spread over large areas, which supply milk to different parts of the city. Thesebuffalo farms have also been affected as a result of the proposed alignment of the ROBs.

3.11.5 The resettlement site 1 i.e. Asjgaonkar is located along the Western Express Highwayat the junction of Jogeshwari Vikhroli Link Road(JVLR) and Western Express Highway(WEH).The site vicinity is characterised by the presence of informal commercialestablishments and low income settlements such as Bandrekar Wadi, Navalkar Wadi andSubhash Nagar.

3.11.6 The area adjoining the site along the Western Express Highway is majorlycharacterised by the presence of industrial estates such as Nirlon. All the commercialestablishments in the catchment are in form of high street commercial establishmentsOnDosite Jooeshwari Railway Station. The area alona the Western EXDress Hiahwav is


3.11.8 Low income settlements such as Bandrekar Wadi are located at a distance of

* approximately 1.0 km from the resettlement site.

Site Layout* 3.11.9 The site has only one access from the service road of the Western Express Highway.

3.11.10 The layout is inclusive with the rehabilitation units designed around a central open

space.* 3.11.11 The design for a typical rehabilitation unit comprises of commercial units on the

* ground floor and residential units on the upper floors.

3.11.12 The shops have good frontage (10 feet), however every shop does not have equal

* visibility. This might prove to be a deterrent for businesses that are dependent on visibility

and footfall.

* Infrastructure (as observed on site)

40 3.11.13 The area is connected to rest of the city through the western railway network to and

Westem Express Highway. Public transport is available but choices are limited.

* 3.11.14 The site has provision for uninterrupted power and water supply. The site also has a

storm water drainage network in place. This would aid in efficient operation of the commercial

establishments.* 3.11.15 Separate provision for disposal of waste generated from the commercial

establishments was not observed. This might lead to in sanitary conditions when the

businesses are in operation within the layout.

0Suitability of Resettlement of Commercial Establishments

3.11.16 The resettlement site though located close to the Western Express Highway does

* not have direct accessibility from this road. The resettlement site is accessible from the

* Western Express Highway via a service road. The layout of the resettlement sites (especially

for the commercial units) is inclusive (looking inwards) and as a result the commercial

* establishments would ideally serve only the residential population on the property and not be

benefited from the heavy traffic and commuters plying on these arterial roads. The

commercial units do not have visibility from the western express highway. This might have a

* negative impact on businesses such as hotels and restaurants that are dependent on

pedestrian traffic along arterial roads.

3.11.17 The area of the commercial units that have been provided in the layout is lower than

* the space currently occupied by the affected businesses. There is also a lack of supporting

* facilities such as adequate storage space, waste treatment and disposal within the layout. It

is strongly felt that the restrictions mentioned above would limit the type of businesses that

would survive considering the lack / reduction in footfall generated at the present location as

v compared to the earlier locations that had a high amount of commuter population and an

extensive catchment / service area.

0


i


3.12 UTW 8PU _WS * - ;


3.12.1 The resettlement site is located in a predominantly industrial area, with a number ofindustrial estates in the immediate site surroundings. Nirlon Industries is a prominentlandmark in the immediate site vicinity. Jogeshwari Railway station is located at a distance ofapproximately 2.0 km from the resettlement site. The site is accessible from the WestemExpress Highway (WEH) via service road, located at a distance of approximately 2.0 km fromthe subject site.

Fig 3.4: Physical Condition of Resettlement Site at Nirlon

Commercial Units at Nirlon View of Rehabilitation Buildings

3ment Site-Nirlon

3.12.2 The immediate surroundings of the resettlement site are characterised by thepresence of industrial development such as Cama Industrial Estate, Nirlon Industries. Arailway yard is located at a distance of less than 1 km from the resettlement site. The areahas witnessed few up market residential and commercial development in the site vicinity. Thesite catchment primarily consists of industrial and informal commercial development.Residential development is majorly characterised by housing for low income and middleincome group.

Physical Aspect3.12.3 The site is bounded by Nirlon industries on the north, Railway yard on the east,industrial area on the south and industrial area on the west.



3.12.4 Industrial estates such as Cama Industrial Estate, Nirlon Industries are located in

* close proximity to the site.

Site Layout* 3.12.5 The site has a single point of access. This is considered ideal from the point of view

of efficient security; however this is not favourable for commercial establishments that are

dependent on visibility and fooffall.

* 3.12.6 The layout has enough area under amenity / open space, but all these are clustered

on one end and not evenly spaced throughout the layout. As a result the layout looks

crammed.* 3.12.7 The shops have good frontage (10 to 14 feet), but the height (8 to 10 feet) and the

,* display area (7 to 10 feet) of the shop is very low.

3.12.8 The site layout is inclusive, as a result of which the commercial units do not have

* direct access from the main road as well as equal visibility.

3.12.9 The site does not have direct access from a major road. This might affect the

0 successful operation of commercial establishments that are dependent on local fooffall.

Infrastructure (as observed on site)3.12.10 The area is connected to other parts of the city through the western railway network

* and Western Express Highway. Public transport is available but choices are limited.

3.12.11 The site has provision for uninterrupted power and water supply. The site also has a

storm water drainage network in place. Physical infrastructure for efficient functioning of

* commercial establishments has been provided for in the layout.

3.12.12 Separate provision for disposal of waste generated from the commercial

* establishments was not observed. This could lead to unsanitary conditions when the

* businesses are in operation within the layout.

Suitability of Resettlement of Commercial Establishments

* 3.12.13 The layout of the resettlement sites (especially for the commercial units) is inclusive

* (looking inwards) and as a result the commercial establishments would serve only the

residential population on the property. The site is not accessible from a major road and

hence the commercial establishments would not be benefited from the heavy traffic and

* commuters plying on these arterial roads. It is observed that the area provided for

commercial units is not ideal for affected businesses such as hotels and restaurants, auto

garages and auto parts etc. It is also observed that affected businesses such as metal

* forging and blacksmiths, hardware shops, timber and plywood shops are not compatible with

residential use as proposed in the site layout for the resettlement sites.

3.12.14 It is strongly felt that the restrictions mentioned above would limit the type of

* businesses that would survive considering the lack / reduction in footfall generated at the

* present location as compared to the earlier locations that had a high amount of commuter

population and an extensive catchment / service area.


0


313 MSmmummer if S1111 11111111 P.m 1111111ILt

1 Locational advantage (Market 1 1 1 2 1 3 2Identity) I_ _ _ __ _ _ _ __ _ _ __ _ _ _

2 Connectivity and Linkages 2 1 2 2 2 3 1

3 Fooffall 1 1 1 3 2 2 2

4 Quality of Fooffall/ Potential market 1 1 1 3 1 2 2

5 Establishment Frontage 2 2 1 2 1 2 1

6 Floor space (carpet area) 2 1 1 2 1 2 2

7 Physical Condition of the structure 3 3 3 3 3 3 3

8 Warehousing/storage Facility 1 1 1 1 1 1 1

9 Access to raw material/suppliers 1 1 1 2 2 2 2

10 Compatibility with adjacent business 1 1 1 3 1 2 1

11 Access to power 3 3 3 2 2 3 212 Access to water 2 3 2 2 2 3 2

13 Disposal/ treatment 1 1 1 1 1 1 1

14 Access to skilled manpower 1 1 1 2 2 1 1

15 Access to communication facilities 3 1 1 1 1 2 1



3.14 IMPACT ASMET OF WBSI ACTIVmES* (refers section 3.7 and 3.13)

0 ~~~~Hotels and restaurantsHardware shops

Metal forging and blacksmith

* Timber and plywood

* |Tailors and dress makers 3Miscellaneous -- -,

IGrocery shops

S

Inferences* 3.14.1 The business activity of Hotels and restaurants, hardware shops, metal forging and

blacksmith, timber and plywood shops would suffer substantial impact with respect to the* relocation at the resettlement site. The average score reduced by 5.6 (refer section 3.7 &* 3.13), which is highly significant. And it would be very difficult to restore these activities at the

proposed site even in the longer term.* 3.14.2 The business activity of Tailors and dressmakers, miscellaneous commercial* establishments would suffer mediocre impact with respect to the relocation at the

resettlement site. There are chances that some of the business categories can restore their

* business at the proposed resettlement location over longer to medium term.* 3.14.3 Grocery shops would have no noticeable impact on the relocation to the resettlement

site. These businesses in the over all score could be restored in medium term.0* 15 ASSESSiNT OF SU ABILITY FOR RELOCATIONPOftJOGESWMAR SOUTH

3.15.1 The 15 business needs (indicators) and the criteria for scoring used for the evaluation

* purpose is shown in table 3.1. The indicators are applied to all business categories in theresettlement site. To capture the ability of the resettlement site to provide the plafform ofconducting the particular business activity, the entire matrix is overlapped with respect to the

* attributes at the resettlement site. The assessment of the resettlement site is carried out

comprehensively.

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I* e O@ 9 0 e *e O..o....#.. .... 1


1 Locational advantage 1 1 2 3 3 2 2 2 2 1 3 3 3 1 1 j(Market Identity) I I I I

2 Connectivity and 2 3 1 3 3 2 3 3 2 2 3 3 3 2i2 Linkages 2 3 1

3 Footfall 1 1 1 2 2 1 1 1 1 2 2 3 2 1 1 .

4 Quality of Footfall/ 1 1 1 2 2 1 1 1 1 2 2 3 2 2 1

Potential market

Establishment5 rotage 2 2 2 2 1 2 2 2 2 2 2 2 2 2 2

6 are space (carpet 1 2 1 2 2 1 2 1 1 2 2 2 3 1 2

Physical Condition of7 PyiaCodtoof 3 3 1 3 3 2 3 2 3 3 3 3 3 1 3 the structure 3 3

8 Warehousing/storage 1 1 1 1 1 1 1 1 1 1 1 1 1 1Facility

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9maenal/su s to raw_1 1 1 1 1 1 1 1 1 2 1 1 1 1 1

10 Compatibility with 1 1 1 1 1 1 1 1 1 2 1 2 2 1 1adjacent business _ _ ___

11 Access to power 2 2 2 2 2 2 3 2 2 2 2 2 2 2 212 Access to water 2 2 2 2 2 2 2 2 2 1 2 2 2 2 2

13 Disposal/ treatment 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1

14 Access to skilled 2 2 1 2 2 1 1 1 1 2 2 2 2 2 2manpower __

Access to I

15 communication 2 1 1 2 2 2 2 1 1 2 2 2 2 2 2facilities

_ 1 1 ' aII e ) 1 1 L: i 7i' FI' _' l__1'. '_ "" ._I;-' .. [ .. _j___,, , , Chesterton Meghraj Property Consultants ()-2 Ld 3 ' V 35



3.1S WACTNS AT fflEd,'* (refers section 3.8 and 3.14)

Metal Forging and BlacksmithHardwareTimber and Plywood

* Mechanic and related works* Printing and related works

Auto Garage and Auto parts

Electrician and related works

* Jewellery* Hotel and restaurant

Stationers

Tailors and dress makers* Grocery* Food and related

Medical and related0 Miscellaneous

* -act 'act

! Inferences

* 3.16.1 The business activity of Metal forging and blacksmith, hardware shops, Timber &

Plywood, mechanic and related works, printing and related works, Auto garage and auto

parts would suffer large impact with respect to the relocation at the resettlement site. The

* average score reduced by 4.5 (refer section 3.8 & 3.14). This is highly significant. And it

would be very difficult to restore these activities at the proposed site even in the longer term.

3.16.2 The business activity of electrician and related works, jewellery, Hotel and

* miscellaneous establishments would suffer mediocre impact with respect to the relocation at

the resettlement site. There are chances that some of the business categories can restore

their business over longer to medium term.

* 3.16.3 Tailoring, electrical works, stationary, grocery, food and related works and petty

businesses would suffer negligible impact on the relocation to the resettlement site. These

businesses would be restored in the medium term.

C-


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MY - K- - PA-

3.17.1 The general inferences from the analysis are found to be similar to that of the SCLR,such as policy (Refer Section 4.12, Volume- I). However, following inferences can be drawnwhich is very particular to the ROB stretch:3.17.2 The reduction in the overall score varying up to a great degree for different categoriesof business.3.17.3 The main difference is arising out the fact that the resettlement site is located in theeastern side of the railway track whereas the many of the existing affected commercialestablishments are located on the western side of the railway track and there is a sharpdifference in terms of quality and quantity of footfall at these two side which have resulted inthe reduction in score.3.17.4 The commercial establishments are proposed to be located within the residentialcomplexes which are surrounded by compound walls and therefore the commercialestablishment looses the direct contact with the road.3.17.5 The industrial and manufacturing units at the ROBs are not compatible to theresidential areas ad thus cannot be located within the residential complex.

3.16 9 -' -,i f . -* ., , *- i

3.18.1 Considering the typologies and large variations in the business activities and alsoconsidering the business needs and the impact of resettlements on the respectivebusinesses following principles have been followed for the selections of rehabilitation sites:3.18.2 A blanket approach of relocation should not be adopted for all type of businesses.3.18.3 The business establishments should be classified according to the typology asestablished in Chapter-3 of Volume-I.3.18.4 The relocation should be carried out for the activities having no impact as assessed inSection 3.14 and 3.16.

3.19 M ICIIIIIIIIIIIIIIIIIIIII

3.19.1 Considering the specific business needs of various business groups, findings from theprimary survey and feedbacks from the consultative process, the following altematives arerecommended as resettlement sites.

Altemative -1: Resettlement at the sKle itselfThis is the most sought for solution by the existing PAPS.3.19.2 Prerequisite:

• Businesses have to be segregated according to the compatibility to the residentialuse.

* Non compatible commercial units may be accommodated in the nearby Nirlonindustrial area.



b Total land area requirement has to be calculated separately for both compatible and

* non compatible type.

* * The land in the vicinity is under private ownership therefore additional land has to be

acquired for compatible types of businesses.0 The compatible type to be rehabilitated in the vicinity in proportion of their existing

* areas. ( Refer Chapter-6 for general guidelines).

* 3.19.3 Constraints:* The acquisition of private land is a complex process.

* This would require longer time to settle the matter and might delay the project.

* * Determination of Proportionate area is difficult as PAPs expect for same carpet area

* at the resettlement site.

* 3.19.4 Implications:* This would mean an over all improvement in the environment and physical

appearance of the area.

* * This would set a precedent for other infrastructure projects.

3.19.5 Suggested Remedies:

* * Alternative Government land ( eg. Unutilised BEST depot, Fire service station, M

land, collectors land etc) should be sought along the SV road around Jogeswari

/Goregaon west.

* * CIDCO ( City and Industrial development Corporation, Maharastra) can be consulted

for relocation of the cattle sheds in the Jogeshwari area, The principle reason being

there are number of cattle sheds existing in the Vasai-Virar sub region and CIDCO

* has allocated land use specifically for this purpose by taking into consideration

various socio-economic need of the milk-men's community. In case the community is

shifted to Virar they should be provided with free railway pass to commute up to their

* existing location to carry the milk.

* A large portion of the occupants are operating their business as tenant to a private

* land lord. Therefore, these tenants can be provided with an altemative rental

* premises or an equivalent rental amount should be paid as compensation.

0

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L I

Chapter 4

4.1 Business Need Assessment of ROB at Vikhroli4.2 Review of Resettlement Implementation Plan4.3 Summary of Findings from the Secondary Data4.4 Summary of Findings from Observation survey and Other Consultative Process4.5 Focussed Group Discussions4.6 Primary Survey Findings - ROB at Vikhroli4.7 Assessment of Business at ROB at Vikhroli4.8 Prioritising Business Activities - ROB at Vikhroli4.9 Resettlement Site Analysis - Kanjurmarg4.10 Assessment of Suitability for Relocation for Vikhroli ROB4.11 Impact Assessment of Business Activities4.12 Inferences from the Analysis4.13 Approaches to Resettlement4.14 Recommendations for Resettlement

Vikhroli ROB



4.1 _N OF RO AT V* 4.1.1 The Road Over Bridge (ROB) has been proposed at the existing railway level

* crossing (LC) #14 on the Central Railway line at the south of Vikhroli Railway Station. This

ROB will link Lal Bahadur Shastri Marg to the Eastern Express Highway.* r'

* -., ff-_ = -.) Railway Lev--a* ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~1

* Fig 4.1: View of project site for Vikhroli ROB (W)

, _b. '1 R a[~ 2 > ;Rail

* ~~~~~~~~~~~Fig 4.2: View of project site for Vikhroli ROB (Ej

4.2 REVNlW OF EfLUTEME IMPI;EM ENTATION PLAN

* ~~~4.2.1 A total of 57 structures will be affected out of which 1 is residential and 54 are

, ~~~~commercial and 2 are residential-cum-commercial. In addition to this there are 2 temples and

1 Gurudwara which are likely to be affected by the sub-project. The total land required for the

* ~~~project is 20,349 sqm, out of which 10,714 sqm of land has already been acquired by

L L ~~~~MCGM; the remaining land of 9634.7 sqm needs to be acquired. For this stretch about

6805.8 sqm of land is Govemment land and therefore needs to be transferred; while the

q ~~~private land owners will be given the cash compensation.

v ~~~4.2.2 The original Baseline Socio-economic Survey (BSES) was conducted in 1997, and

* ~~~was updated by SPARC in March 2004. Therefore, March 2004 will be treated as cut-off

date. All the affeGted establishments will be resettled at a Kanjur Marg site that is located at a

* ~~~distance of 1-2 km distance from the Right of Way (RoW) of ROB Vikhroli.

-~ ~ ~~~~~~-

* 4.2.3 The overall responsibility for implementation of this RIP, which is still in Draft form,commies with Mumbai Metropolitan Region Development Authority (MMRDA) who will coordinate

1with all other agencies in the implementation process and oversee the delivery ofentitlements to the PAPs.

Chesterton M1ghraj Property Consultants (P) Ltd 64

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* Map 4.1: Map Showing Location of ROB at Vikhroli

" i.aI Bahadu F . aJ6rnShastri Ma - Express

* X . f " * F ~~~~~~~~~~~~~~~~Highway

To*E! S mE:-* I r,

* ~ ~ ~ ;A ws ^t.-4. .'! ,

I~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~o to9> Scal

* V.'''Ce M Por _.____* ~ ~ ~ '; -,* t 't

* .2;Fse teS~~~~~~/* - .q<.b.I

* 1t

* Chestcrton Mcghraj Property Consultants (P) Ltd 65

a


4.3 W WY OF I P111111 TM SCONDA. DATA4.3.1 A Baseline Socio-Economic Survey was carried out among the affectedpopulation of Vikhroli ROB, by SRS during 1997, and was updated by Society forPromotion of Area Resource Centres (SPARC) in March 2004. The total number ofaffected structures are 57 of which 1 is residential, 54 are purely commercial and 2are residential-cum commercial. In addition to this, there are 2 temples and 1Gurudwara, which are likely to be affected by the sub-project.

Inferences

4.3.2 From the BSES it is found that the commercial establishments are mostaffected due to the proposed ROB, as compared to residential.

4.4.1 During the field observation it is found that the commercial activities areclustered in two stretches, on either side of the railway level crossing. These are:

A) On the western side of railway line: The cluster on the westem side of therailway level crossing mainly comprises of hotels & restaurants, STD/Xeroxshops, paan shops, beauty saloons and hardware shops. There is one odd shopof metal works, electrical, tailor and paper scrap.

B) On the eastern side of railway line: The cluster on the eastem side of therailway level crossing mainly comprises of restaurants & d, general stores andSTD/Xerox shops. There are one odd shop of fruits and timer & plywood.

4.5 FOCU C W0

Vikhroli (East & West) Vyapari Sangh4..5.1 Date of meeting 3rd December, 2005

Time: 11:45 amVenue: Hotel SatkarMember strength: 81

Regarding provisions of space4.5.2 It was found during the discussion that majority of the shops are having arealess than 225 sft. There are some shops which are of large size. The large shopowners demanded for a larger area at no additional cost. However it was expressed

that the large shops can sacrifice 20% to 30 % of their existing area is the altemative

location for resettlement is good.



* Regarding legality of establishments* 4.5.3 It was told that the shops are located on private land and that they have

possess the title documents. It was mentioned that some of the shops are operating

* on a lese hold premises while most of the shops are operating on a free hold basis. It

* was pointed out that there are some shops on eastern side which are located on

encroached on the govemment land. The group informed that most of the shops in

* the westem side have all necessary licences and documents, while in the eastern

v side most of the shops do not have necessary licence or documents.

Regarding business needs* 4.5.4 It was expressed that the location is of prime importance as they enjoy the

foot fall of the Vikhroli station. It was opined that the proposed resettlement site at

* Kanjur Marg is not suitable for their businesses as the area is not a prime location.

* Apart from that the cap of 225 sft is not acceptable to the large shops.

* Suggested solutions (by the group)4.5.5 It was mentioned that a government land parcel is available in the vicinity

which is reserved for bus depot. It was told that transport department has rejected

* the site for their bus depot. The same land parcel can be redeveloped as

resettlement site.4.5.6 A private land is also available under the ownership of "Shyamji Bhai" who is

a local developer. An SR scheme could be promoted to the said site where the

resettlement of commercial establishments can be done.

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Map 4.2: Surrounding Land Use of Vikhroli ROB

A

Shmsli i2L 7

S C~~~a Re1L~~/

st 11 1y' t- s~~~~~~~~~~~~~~~~~~~~~~~~~~stf

~~~~~~~1 ~ ~ ~ ~ ~ ~ ~ ~~~1; .\-+ , 13 | f j t f f i t ,~~~~~~' Memorral

s?ft -j ~ ~ ~ ~ ~ 4

00f1- / /*4, N

Vikhroli Road Over Bridgehesrton M rp Coslat tNof to Sc6le

Chesterton Mcghraj Property Consultants (P) Ltd 68


Map 4.3: Typology of Commercial Establishments at Vikhroli ROB

5 -LOt 5OflOOU~~~~~~~~~~~~~~~~~ Sh& ~~~~asternus Mndaig Sh .i S Express

* t . . j ~~~~~~~~ C>}-- 4 ~~~~~ Highway

9 r p - _ _ _ __i

9~~~

* ,5Xt Vikmli R

To SCLW M U

- ~~~~~~~ Ghotkooar 4

NVikhroli Road Over Bridge

Not to Scale

a f~~~~~~~~~~~~~~~~a1/,(-PnrnI qtor¢, +Hotel TimhAr Pi Plvwrtnd Prmpr snrnn HnrdwnrR

sTfl/xYrctw Fruits Fh-rtricnlr MRtnl MiRInflclI IC

* *'' II U U US~~~~~~~~~~~~

:

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4.6 Y PINSINS - F04E UDS W UJM DC

4.6.1 The project site is an established commercial and retail area. The affectedcommercial establishments lie on both the sides of the railway level crossing. Thewestern linkage of Vikhroli ROB is located in close proximity to Lal Bahadur ShastriMarg, while the eastern linkage is located in close proximity to the Eastem ExpressHighway.

4.6.2 Vikhroli is linked to the westem and eastern suburbs by the Jogeshwari-Vikhroli Link Road.

4.6.3 Majority of the affected businesses have set up their operations for more than

ten years. They occupy an area of less than 225 sft, barring a few.

4.6.4 The affected establishments majorly caterto the train commuter's population.

4.6.5 Minimal variation has been observed in weekend and weekday fooffall. Thisindicates that there is a constant flow of customers visiting the affected commercial

establishments.

4.6.6 Majority of grocery stores, STD/Xerox shops, restaurants and dhabas etc

occupy an area of less than 225 sft. Timber & plywood shops, hotels, metal shops,electrical and hardware shops occupy an area ranging from 250 to 500 sft.

4.6.7 The affected businesses that are located on the eastern side of the railwaylevel crossing consist of structures made of tin/asbestos sheets and plywood boards.However, the affected businesses that are located on the western side of the railwaylevel crossing consist of pucca structures.

4.6.8 Raw materials for the majority of the affected businesses are available from adistance of more than 2 km.



4.7 ASESSMENT OF BIUSNESS AT ROB V.-WR-

Locationaladvantage 3 2 0 2 0 3 0 3 0 0 3 3 3 2 2

2 Connectivity and 3 3 O 3 O 3 O 3 O O 3 3 3 3Linkages3 3 a 3 0 3 0 3 0 0 33333

3 Fooffall 1 1 0 1 0 1 0 1 0 0 2 2 2 1 2

4 Quality of Footfall/ 2 2 O 2 O 2 O 2 O O 2 2 2 2 2Potential market

5 EstablishmentFrontage 3 2 0 2 O 2 0 3 O 0 2 2 1 3 1

6 Floor space (carpet 2 1 O 1 0 1 0 2 0 0 1 1 1 3 1area)II

7 PhysircalCondition o 3 2 0 2 0 3 0 3 0 0 3 3 3 2 2the structure


Access to raw9 material / 1 1 0 1 0 1 0 2 0 0 1 2 1 1 3

suppliers

10 Compatibility with 1 2 O 3 O 2 O 2 O O 3 3 3 2 3adjacent businessII II

11 Accessto powe 3 3 0 3 0 3 0 3 0 0 3 3 3 3 3

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12 Access to water 3 3 0 3 0 3 0 3 0 0 3 3 3 3 3

13 Disposal/ treatment 2 2 0 2 0 2 0 2 0 0 2 2 2 2 2

14Accesstoskilled 2 2 0 2 a 2 0 2 0 0 2 2 2 2 2manpower

Access to _ _15 communication 3 3 0 3 0 3 0 3 0 0 3 3 3 3 3 i

Tti*0JlDb . , 33 31 0 32 0 32 0 30 0 0 34 34 32 35 32

Chesterton Meghraj Property C'onsultants (P) I td 72

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-4.8 PIUO1nUNM EIUNL1 SS ACTM111S 1 ROB VIKHROU -

* 4.8.1 Priority of business activities have been assigned depending on the respective scores

* of the establishments. It establishes the fact the suitability of the commercial establishments


particular area.

0Paper and Related Work

Hardware

* Hotel and Restaurant

Stationary

* Metal Forging and Black smith

Miscellaneous

Grocery

5 Dress Makers, Sewers and Related Shops

Electrician and Related Works

Timber and Ply wood

*_* Inference:

* 4.8.2 The commercial establishments have been divided into two groups only owing to the

fact the commercial establishments are not much varying in nature. There are two groups

* one is a prime and with higher importance and the other one is non prime.

-

* A a ` %ommercial establishments of high priority level business activities usually occupy

lop areas and are of varying type and nature. The average score for this group is

* *.o.4 i his category does not require heavy footfall but is more dependent on the quality of

* the fooffall.

S* 4.8.5 Medium priority business activities in this area are mostly smaller units dealing with

teous items which largely cater to the various needs. The average score for this

32. Medium priority business activities occupy medium to small shop area. This

* category is dependent on the size of the fooffall as they sell smaller units. The quality of

0


-


footfall is not as critical as the high priority section as the product caters to a wider segmentof the population. This category requires lesser storage space.

4.8.6 The business need matrix suggests that the present location is suitable for most of

the activities as all of them scored above 27. The score suggests that certain business

category is in more advantageous position than others. The business category which score

low in the existing location holds some chance of doing better as a result of relocation if it

scores more in the resettlement sites. On the other hand business with higher score (above30) holds lesser chance of improving their business as it is difficult to find appropriate

altemative location.

4l

Introduction

4.9.1 In order to establish east-west connectivity between Lal Bahadur Shastri Marg (L.B.S.Marg) and the Eastern Express Highway (EEH), a rail over bridge is proposed at Vikhroli as a

part of the Mumbai Urban Transport Project. As a result of this project, 57 structures

consisting of 1 residential, 57 purely commercial and 2 residential-cum commercial

establishments will be affected. Besides, 2 temples and 1 Gurudwara are likely to be affected

as well. The resettlement site has been identified in Kanjurmarg East, for rehabilitating theproject affected establishments.


4.9.2 Kanjurmarg is one of the westem suburbs of Mumbai; it is well connected to the rest

of the city by road and rail network. Vikhroli is linked by the Central Railway Line to western

and eastern parts of the city. Besides, Jogeshwari Vikhroli Link Road, which is accessedfrom L.B.S. Marg, connects the western and eastem suburbs.

Resettlement Site - Kanjurmarg

4.9.3 The site identified for resettlement of the project affected establishments is within a

distance of 2-3 km from the project-affected sites. The site is located in Kanjurmarg East.Thus all the affected businesses on the East and West of the railway line are proposed to beresettled on Kanjurmarg East. Construction of the resettlement site is under way, with somebuildings completed. The residential units are partly vacant and partly occupied. Thecommercial units are unoccupied.

4.9.4 The profile of resettlement site and its suitability for resettlement of commercialestablishments is described below.


S


* Map 4.4: Map Showing Location of Resettlement Sites at Kanjurmarg

. | Lal Bahcadu - vL | u

Shoulul Mar i___ Expres5 ~~~~~~~~~~~~~~~~~~~Highway

S~~~~~~~~~*~~~/ a tH.ho

A Joges d

* Vikhroli Unk Roc l

S~~~~~~~~~~~~~~~~~~~~~~~~To Vikh II uj |N

* JURMARG RESETMLEMENT SITENot to Scale

* Ce-

* E

*~~~~~~~~~ 2. fi*3

* v i

* ,--- I

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Profile of the Catchment of Kanjurmarg

4.9.5 Development in Kanjurmarg is characterised by the presence of resettlement sites,especially in the area adjacent to the railway station. These residential developments are in

the form of 7 stoned apartments that have been constructed to rehabilitate the population

displaced due to MUTP.

4.9.6 The resettlement site- 'Sri Sai Cooperative Housing Society' is located along the

Central Railway Line, on the east of Kanjurmarg railway station. The site vicinity isundeveloped, and these developments that are coming up are among the few constructionsin the east of the station. Comparatively, the westem side of the railway station is more

developed, with 'Huma Mall' being a landmark retail area in the vicinity.

Physical Aspect

4.9.7 The site is bounded by vacant land on the south and east; another resettlement sitefor railway cutting rehabilitation-'Hariyalf in the north; and the Central Railway Line on thewest.4.9.8 The area is undeveloped, with two other resettlement projects coming up adjacent tothis resettlement project, within a radius of 1km.

Site Layout4.9.9 The design for a typical rehabilitation unit comprises of commercial units on theground floor and residential units on the upper floors; the same format is followed in this site.4.9.10 The site will contain 14 buildings of G+7 floors; 7 buildings are built, and the rest are

under construction.4.9.11 Each building has 16 commercial units having an area of approx. 62.5 sft and 8

commercial units having an area of 20 sft - all on the ground floor.4.9.12 The shops get a frontage of 10 to 25 ft. However, the shops are facing each other,across the passage between the two buildings. Thus, the buildings do not get an idealcommercial frontage.

Infrastructure (as observed on site)4.9.13 The access to the site is from the south-east corner, by a kuccha road that is

connected to JVLR. Another informal access to the site is from the Kanjurmarg railwaystation.4.9.14 The site has provision for power and water supply. The site did not have a stormwater drainage network in place. This would aid an inefficient operation of the commercialestablishments.4.9.15 Separate provision for disposal of waste generated from the commercialestablishments was not observed.



Suitability of Resettlement of Commercial Establishments

4.9.16 The resettlement site though located close to the Jogeshwari-Vikhroli Link Road, it

* does not have direct accessibility from this road. The layout of the resettlement sites

* (especially for the commercial units) is inclusive (looking inwards) and as a result the

commercial establishments would ideally serve only the residential population on the

* property and not be benefited from the heavy traffic and commuters plying on these arterial

roads. The commercial units do not have visibility from JVLR, barring a few shops, which

anyway won't be accessible from the main road. This might have a negative impact on

* businesses such as hotels and restaurants that are dependent on pedestrian traffic along

arterial roads.

4.9.17 It is strongly felt that the restrictions mentioned above would limit the type of

* businesses that would survive considering the lack / reduction in fooffall generated at the

present location as compared to the earlier locations that had a high amount of commuter

population and an extensive catchment / service area.

4.10 ASSE_S T MO SUI3ILITf FOR RELOCATION FOR VIKROU ROB

*4.10.1 The 15 business needs (indicators) and the criteria for scoring used for the evaluation

purpose is shown in Table 3.5. The indicators are applied to all business categories in the

* resettlement site. To capture the ability of the resettlement site to provide the platform of

conducting the particular business activity, the entire matrix is overlapped with respect to the

attributes at the resettlement site. The assessment of the resettlement site is carried out

* comprehensively.

C

0 _.0~~~~~~~~hsetnMgrj rpryCnutns()Ld7

MUTP -Business Needs Study Final Report- Volume il

1 (oMcatiet Idantiy 1 1 O 1 0 1 0 1 0 0 1 1 1 1 1

2 Connectivity and 2 2 0 2 0 2 0 2 0 0 2 2 2 2 2Linkages3 Footfall 1 1 0 1 0 1 0 1 a 0 1 1 1 1 1

Quality of Footfall/4 Potential market 2 2 0 2 0 2 0 2 0 0 2 2 2 2 2

EstablishmentFrontage 2 2 0 2 0 2 0 2 0 0 2 2 2 2 2

6 Floor space (carpet 3 3 0 3 0 3 0 3 0 0 3 3 3 3 3area) I

7 Physical Condition of 3 3 0 3 0 3 0 3 0 0 3 3 3 3 31the structure 3


Access to raw material/9 suppliers 1 1 0 1 0 1 0 1 0 0 1 1 1 1 1suppliers__ _ _ _ _ _ _

10 Compatibility with 1 1 0 3 0 2 0 1 0 0 3 3 3 1 3adjacent business

11 Access to power 3 3 0 3 0 3 0 3 0 0 3 3 3 3 31 2Access to water 3 3 0 3 0 3 0 3 0 0 3 3 3 3 313Disposal treatment 3 3 0 3 0 3 0 3 0 0 3 3 3 3 314 Access to skilled 1 1 0 2 0 1 0 1 0 0 1 1 1 1 1



manpower. lAccess to11[I

15 communication 3 3 0 3 0 3 0 3 0 O 3 3 3 3 3facilities

3-imHX q .FgpacM .mt - . 1uj>1m'p_v*_ # to I f

4i°° -I 0 ° 3 0 °i° -2 -2 0 ° 5R (-ves Mgar f

Chesterton Meghraj Property Consultants (P) ltd 79


4.11 _PACT M eSwS TOPBUSIN ACT M VES :- !

* (refers section 4.6 and 4.9)

Hardware* Paper and Related Work

* ~~~~Metal Forging and Black smith

* Hotel and Restaurant

Stationary

* Timber and Ply wood

Electrician and Related Works

* ~~~GroceryMiscellaneous

Tailors and Dress Makers and Related

_ ~~~Shops -

_ ppact rnpact

* Inferences4.11.1 The business activity of hardware shops, paper related work and metal forging andblacksmith would suffer substantial impact with respect to the relocation at the resettlement

* site. The average score reduced by 3.5 (refer section 4.6 & 4.9), which is significant. And itwould be very difficult to restore these activities at the proposed site even in the longer term.The business activity of hotel and restaurant, stationary shops, timber and plywood and

* electrician and related works would suffer mediocre impact with respect to the relocation atthe resettlement site. There are chances that some of the business categories can restore

* their business at the proposed resettlement location over longer to medium term.* 4.11.2 Grocery shops, miscellaneous commercial establishments, and tailors and

dressmakers, would have no noticeable impact on the relocation to the resettlement site.* These businesses in the over all score could be restored in medium term.

0* 4.12 llFSRENCU1 FROM THE ANALYSIS

The following inferences can be drawn for the ROB stretch at Vikhroli:

* 4.12.1 The commercial establishments on the east of the railway line at Vikhroli ROB are

informal in nature, with small size shops made of tin/asbestos sheets and plywood boards

* (grocery, stationary, dhabas and miscellaneous). Their business is highly dependent upon

* the floating population and railway commuters. Though they will be compatible with the

0



residential area of the relocation site, they will not be able to avail the maximum benefit fromthe resident population, as they are dependent upon the commuting population.4.12.2 The commercial establishments are proposed to be located within the residentialcomplexes which are surrounded by compound walls and therefore the commercialestablishment looses the direct contact with the road.4.49 Certain business activities like metal forging and black smith, timber and ply woodand electrician and related works, require a quality of fooffall that is different from aresidential population. Hence, their relocation to a residential area would provide them adifferent environment and ambience that would not cause a negative impact on them, butmay cause it on the resident population; the activities may create noise pollution.

413 r 5 r *j r .. ., -t--

4.13.1 Considering the typologies and variations in the business activities and alsoconsidering the business needs and the impact of resettlements on the respectivebusinesses following principles have been followed for the selections of rehabilitation sites:4.13.2 A blanket approach of relocation should not be adopted for all type of businesses.4.13.3 The business establishments should be classified according to the typology as

established in Chapter-3 of Volume-I.4.13.4 The relocation should be carried out for the activities having no impact as assessed in

Section 4.1 1.

4.U.

4.14.1 Considering the specific business needs of various business groups, findings from theprimary survey and feedbacks from the consultative process, the following alternatives arerecommended as resettlement sites.

Altemative -14.14.2 Prerequisite:

* The island which is coming in between ROB and proposed road widening (underMUIP) can be redeveloped to accommodate all the project affected shops.

* The area of the island is approximately 27,000 square feet (after road alignment)* All the shops can be accommodated in the island in a multi-storey structure with FSI

of 2 and with better layout and open spaces.4.14.3 Constraints:

* Redevelopment of the existing site will require longer time and shops have to be sent

to some transit places.* It could be difficult to make all shop owners agree for such a scheme as only few

shops are getting affected by the ROB.4.14.4 Implications:

* This would mean an over all improvement in the environment and physicalappearance of the area.

* This would set a precedent for other infrastructure projects.



eAlternative -2

* 4.14.5 Prerequisite:e * The shops which are getting partly affected should be allowed to operate their

existing location.a Fully affected shops are to be segregated as per business typology.

* * Businesses which do not have legal entitlement can be relocated in Resettlement

building at Kanjur Marg.

* * For larger shops area should be provided in proportion of the existing areas.

* 4.14.6 Constraints:* The resettlement sites are already halfway under construction. So, the already built

* and proposed layout needs to be altered to make it suitable for large commercial

establishment.* Determination of proportionate area is difficult as PAPs expect the same carpet area

* at the resettlement site.4.14.7 Implications:

* This would set a precedent for other infrastructure projects.

-Altemative -34.14.8 Prerequisite:

* * A new site to be identified ( as recommended by the PAPs)

* Approximately 0.3 acre land would be required for the resettlement purpose.

* PAPs can make a proposal for redevelopment and submit it to MMRDA for approval

* * Upon receiving the approval the PAPs can undertake construction on their own or

with the help of a developer.

* 4.14.9 Constrains:* * The land acquisition process is lengthy and resettlement process may take long time.

4.14.10 Implications:* Selection of an alternative land with the help of PAPs will set a precedent.

* * The process could be least expensive and more acceptable.

* Altemative -4* 4.14.11 Prerequisite:

* Cash supplement to be paid to the partially and fully affected shop-owners.

* * The value of the lost property to be determined by the authority.

* a The PAPs would be given the choice of self relocation.4.14.12 Implication:

* * Easy and quick way of resolving the issue.* The process could be very expensive and would set a precedent.

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Chestenocn Meghraj Property Consultants (P) Ltd 82

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Chapter 5

5.1 Business Need Assessment of SATIS5.2 Review of Resettlement Implementation Plan5.3 Summary of Findings from Field observation and other Consultative Process5.4 Primary Survey Findings5.5 Assessment of Business at all SATIS Sites5.6 Prioritising Business Activities - SATIS5.7 Resettlement Site Analysis5.8 Assessment of Suitability of all SATIS Relocation Sites5.9 Impact Assessment of Business Activities5.10 Approaches to Resettlement5.11 Recommendations for Resettlement

STATION AREA TRAFFIC IMPROVEMENT SCHEME



5.1 SSU EN OF SATlS* 5.1.1 The station area traffic improvement scheme is proposed for five stations across

* Mumbai. These areas are proposed to be upgraded with respect to infrastructure, and

decongested for better movement of traffic and pedestrians.

SATIS l: Dadar; SATIS II: Borivili; SATIS IlIl: Chembur; SATIS IV: Ghatkopar

I ~ ~~~~~~ _ ! m 'i- IJt * -

' ' Z

Fig 5.1: Dadar Railway Station Fig 5.2: Borivali Railway Station

* ;_k_iL

Fig 5.3: Chembur Railway Station Fig 5.4: Ghatkopar Railway Station

52 REVW OF PI RSETLUMENT IMLEMNTATMON PLAN* 5.2.1 The RIP proposes the same resettlement site for Dadar and Chembur Station area;

A three sites for Borivili Station area; and two sites for Ghatkopar Station area.

* Table 5.1: Details of Proposed Resettlement Sites at Municipal Markets for the Affected

* Commercial Establishments

0* ~~~~Dadar |8 |CTS No. 2012, Kolekalyan, Santacruz (E).l

* . ~~~~~~~~~~~~CTS No. 2543-A/1, 25631 - A/2 Rawalpada, Dahisar (E);

* Borivili 60 Anandnagar, Dahisar (E);CTS No. 660-B/1, 666 (Pt), 668 (Pt), 669 (Pt) of Village Aksar

* Dahisar (W).

* Chembur 22 CTS No. 2012, Kolekalyan, Santacruz(E).

Ghatkopar 77CTS No. 353 (Pt), 338 Tagore Nagar, Vikhroli (E);

CTS No. 864 (Pt), 868, 869, Chaphekar Bandhu Marg, Mulund (E)

-Chesterton Meghraj Property Consultants (P) Ltd 84

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Map 5.1: Location of SATIS Stations and Resettlement Sites

_~~~~~~~~~tn Pm* a\1~~~~~~~~~~~* Z

- u0Ms Upavmn) Mumbol Key Map

+* '- StU

I- 2 n "W

NI U5 iXtt;Xav} AnI. . , I s^-2

Aft

;; ~~~~~~~~~~~~~~- Not toScale

I w r 7&- s > -- gRl~~~~~~~~~~!S Stationsea U 7+i- *iiibement steso

AndWK A if ine

= ] llollt:, V 9 ,,,v,k-U_

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5.3 SUU OF FHDWS PROM O111RVAMN SURVEY AND OThE

* CONSLTATIVE PRCES

0Dadar Railway Station

-* 5.3.1 The project site is an established commercial and retail area. The affected

commercial establishments lie on both the sides of the railway station. The western side of

* Dadar Railway Station is located in close proximity to L.B.S. Marg. Dadar Station is linked to

X the western and central suburbs by the railway line.5.3.2 Majority of the affected businesses have set up their operations for more than ten

* years. They occupy an area of more than 225 sft.5.3.3 The affected establishments majorly cater to the train commuters population.

5.3.4 Minimal variation has been observed in weekend and weekday footfall. This indicates

* a constant flow of customers visiting the affected commercial establishments.5.3.5 On eastem side of the railway station majority of restaurants and dhabas, STD Xerox

etc occupy an area of more than 225 sft. The westem side of the railway station mainly has

* garments, fashion items, music etc occupying an area of less than 225 sft.

5.3.6 The affected businesses that are located on the eastem side of the railway station

consist of pucca structures. However, the affected businesses that are located on the

* westem side of the railway level crossing consist of pucca structures.5.3.7 Raw materials are available from a distance of more than 2 km, on an average.

* Map 5.2: Surrounding Land use of SATIS l: Dadar

Chest. = . ltants (P 8

* .' 11t0 0~~~~~j0h


Borivili Railway Station

5.3.8 The project site is an established commercial and retail area. The affectedcommercial establishments lie on westem side of the railway station. Borivili station is linkedto the western suburbs by the railway line.5.3.9 Majority of the affected businesses have set up their operations for more than tenyears. They occupy an area of more than 225 sft.The affected establishments majorly cater to the train commuters and local and nearbypopulation.5.3.10 Minimal variation has been observed in weekend and weekday fooffall. This indicatesthat there is a constant flow of customers visiting the affected commercial establishments.On western side of the railway station majority of restaurants and dhabas, stationery, photostudio, STD Xerox etc occupy an area of less than 225 sft.5.3.11 The affected businesses that are located on the western side of the railway stationconsist of pucca structures.5.3.12 Raw materials for the majority of the affected businesses are available from adistance of more than 2 km.

Map 5.3: Surrounding Land use of SATIS II: Borivili

Not to Scale



0Chembur Railway Station

* 5.3.13 The project site is an established commercial and retail area. The affected

commercial establishments lie on eastern side of the railway station. Chembur station is

* linked to the harbour suburbs by the railway line.

5.3.14 Majority of the affected businesses have set up their operations for more than ten

years. They occupy an area of more than 225 sft.

* 5.3.15 The affected establishments majorly cater to the train commuter's and local or nearby

* population.

5.3.16 Minimal variation has been observed in weekend and weekday footfall. This indicates

* that there is a constant flow of customers visiting the affected commercial establishments.

5.3.17 On eastern side of the railway station majority of garments, tailoring, DTP and binding

etc occupy an area of less than 225 sft.

* 5.3.18 The affected businesses that are located on the eastern side of the railway station

consist of pucca structures. However, the affected businesses that are located on the

westem side of the railway level crossing consist of pucca structures.

* 5.3.19 Raw materials for the majority of the affected businesses are available from a

distance of more than 2 km.

0Map 5.4: Surrounding Land use of SATIS IlIl: Chembur

* ~~~To Tilak,,

F--x~~~~~~~~'

I~~~~~~~~~~~~~~~~~~~~~~~~~~-d N-i 7

0A

X_~~~~~~~~~~~~~~~414 N ot to Scale

0 F

Co . ,, P_ rt

*Chestrto eha rpryCnutns()Ld8

0


Ghatkopar Railway Station

5.3.20 The project site is an established commercial and retail area. The affected

commercial establishments lie on westem sides of the railway station. Ghatkopar station is

linked to the central suburbs by the railway line.5.3.21 Majority of the affected businesses have set up their operations for more than tenyears. They occupy an area of more than 225 sft.

5.3.22 The affected establishments majorly cater to the train commuters and local and

nearby population.5.3.23 Minimal variation has been observed in weekend and weekday fooffall. This indicates

that there is a constant flow of customers visiting the affected commercial establishments.

5.3.24 On westem side of the railway station majority of footwear, garments, restaurants and

dhabas, etc occupy an area of more than 225 sft.5.3.25 The affected businesses that are located on the westem side of the railway stationconsist of pucca structures.5.3.26 Raw materials for the majority of the affected businesses are available from a

distance of more than 2 km.

Map 5.5: Surrounding Land use of SATIS IV: Ghatkopar

N

Not to Scale


0


Table 5.2: Number of Affected Commercial Establishments According to Their Typology in SATIS* Project Sites

* 1 Metal Forgin and Blacksmith 0 0 0 02 Timber and Plywood 0 2 0 0

* 3 Chemical and Related 0 0 0 0Tailors and Dress Makers, Sewers and

* 4 Related Shops 1 7 10 135 Mechanic and Related Works 0 0 0 0

* 6 Electrician and Related Works 0 12 0 07 Rubber and Related Works 0 0 0 0

* 8 Paper and Related Works 0 0 5 09 Printing and Related Works 0 0 0 0

* 10 Medical and Related 2 0 0 011 Hotel and Restaurant 4 8 4 1212 Stationary 0 13 0 8

* 13 Grocery 0 2 0 214 Auto Garage and Auto Parts 0 0 0 0

* 15 Miscellaneous 1 16 3 42

* JNote: The figures are approximate, according to field observation survey, November 2005.

* 5.4 PRIARY SURVEY FINDINGS FOR SATIS

Summary of primary survey findings: for SATIS* 5.4.1 The project site is an established location for the affected businesses. Majority of the

* affected businesses have set up their operations in the last 30-35 years. This indicates thatthe businesses have established their presence at the given location.

* 5.4.2 The project site is located in close proximity to the local railway stations, main

* transportation spine of Mumbai, offering direct connectivity to various parts of the city,

extended suburbs as well.* 5.4.3 The establishments are located nearer to stations; minimal variation has been

observed in weekend and weekday footfall. This indicates that there is a constant flow ofcustomers visiting the affected commercial establishments.

* 5.4.4 Market for distribution of finished goods for majority of affected businesses is locatedboth onsite and at other locations as well.5.4.5 Majority of the affected businesses occupy an area of more than 750 sft. These

* include metal forging establishments, hardware shops, tailor shops and miscellaneous

establishments.5.4.6 Majority of the structures of affected businesses are semi-pucca structures. Other

* materials used for construction of the structures include tin/asbestos sheets, plywoodpartition boards etc.5.4.7 Raw materials for the affected businesses are obtained from a distance of more than

* 5 kms. This includes locations within and outside Mumbai. Locations within Mumbai includeAndheri, Dadar and Ghatkopar; and outside Mumbai include Andhra Pradesh, Gujarat.


0


5.4.8 Labor for the affected businesses is available from an area of within 1 km. Thisindicates that the affected businesses are dependent on local resident labor population fortheir labor requirements.

Business process of commercial establishments

Table 5.3: Business Process of Commercial Establishments in SATIS Sites

IManufacturing 4 I 16 Retailina l 21 84Toul 1 25 100

5.4.9 Majority of the commercial establishments present at the site are in retail business,while nearly 16% are manufacturing units.5.4.10 Almost all the establishments under metal forging & blacksmith; hardware, medicaland hotel & restaurant are having area of 450-500 sft.5.4.11 Majority of the stationary & shoemakers are operating out in shop area of 225-300 sft.followed by tailors (40%) and grocery stores (33%) with area of 225-300 sft.5.4.12 Almost all the establishments in food and related category are having area of 350-400sft. and chemical & related categories are having area of 500-600 sft.

Time period since business is in operation at the project site

Table 5.4: Time since Business is in Operation in SATIS Sites (in years)

O to 5 2 8More than 10 years 22 88Refuse 1 4TOW 25 100

5.4.13 Majority of the establishments (88%) are operating for more than 10 years form theproject site. Further, nearly 8% are operation for less than 5 years at the project site.

1Locational advantage (Marketi

2 Connectivity and linkages 3 3 2 3 .

3 Footfall 3 3 2 24 Quality of fooffall/ Potential

4 market 3___ _ 2___ _ 2__ _ _ _ _ _ _

5 Establishment frontage 1 1 1 1_ _

6 Floor space (carpet area) 2 2 1 2

7 Physical condition of the 3333structure 3 3 3 3_ t

8 Warehousing/storage facility 1 1 1 1

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* 9 Access to raw material/suppliers 2 2 2 1

10 Compatibility with adjacent 3 3 3 3I business I

* 11 Access to power 3 3 3 3

12 Access to water 3 3 3 3

13 DisposalU treatment 2 2 2 2

14 Access to skilled manpower 2 2 2 2 A

0 15 Access to communication 3 3 3 3 .* c __ , . .,,. .tfacilites

-5.6 vuo "'I'I111111 SIO S ACT11ITI- SATIS.5.6.1 Unlike the previous section where the typologies have been prioritise at different

* project site depending on their respective scores, the station areas have been prioritised

* depending on their primacy. This is done in view of the non- availability of the detailed project

plan showing the affected structures.

* Dadar railway station area

* Borivili railway station area

* Ghatkopar railway station area

* Chembur railway station area

n rences:

* he high priority areas are Dadar and Borivili Station areas. These two stations, on an

.-. , ~have scored more than 35 on all business parameters. These two stations are

* terminus and main interchange point for suburban trains and long distance trains. Apart from

* that, these two stations are also the hub for road transport. Dadar area has a market identityfor a long time, as a result of its vicinity to the mill districts of central Mumbai. The area deals

* with whole sale and retail outlets of various goods particularly related to garment and leather

* items. Dadar market not only caters to entire Mumbai but also caters to the outstation

population.


0

MUTP -Business Needs Study Final Report- Volume ll

5.6.3 Borivili market area is not as reputed as Dadar, however it mostly caters to thewestem suburb and the extended suburbs of Mumbai. The market of Borivili mostlycomprises of retail outlets, with a few wholesale outlets dealing in building materials as well.

a.o.q i he medium priority areas are Ghatkopar and Chembur stations. These two areas arewell known residential catchments of Mumbai. Both the station areas are stoppages for

suburban trains but are not a major intersection or transhipment point. Chembur area ispredominantly a middle and upper middle class residential catchment whereas Ghatkopar isa middle and lower middle class catchment. Station areas in both the places mostly cater todaily needs with retail outlets, perishable items and eateries. The average score of all thebusiness parameters in these two station areas is in the range of 30 to 35.

5.7.1 With the view of relocation of the entire project affected shops in the SATISmentioned above the following resettlement sites were visited. These sites are municipalmarkets at vaRous locations and are proposed by MMRDA for rehabilitation of all the projectcommercial establishments. The field observations of the proposed sites have identified thebelow mentioned characteristics.

a) Kolekalyan (Santacruz East)

5.7.2 The area is a predominantly residential settlement with many governments' housing

surrounding the area (Air India colony etc.).

5.7.3 Vidya Nagari Road is the only prime arteRal road in the area. Some publictransportation is available on this arterial road.

5.7.4 The market identity is already established in this area which mainly caters to middle

income group population within the _ ..catchment of Vidya NagaR.

5.7.5 The proposed resettlement building L;_,_is a municipal market, having single storeystructure with corrugated G.l sheet roofing.

5.7.6 The proposed building mainlyhouses shops with perishable goods.

5.7.7 Condition of physical infrastructureis suitable for small retail shops formiscellaneous item. However, the area isnot suitable for heavy traffic as the streets Fig 5.5: Physical Condition of Resettlementare congested. Parking is problem in this Site at Kalina Municipal Market for SATIS I & Illarea.


0


Inference:

5.7.8 The proposed building is good for shops with perishable items as there is demand for

* such shops. The premises is suitable for other small format retails such as grocery, sweet

shop etc. How ever the existing premise is not big enough to accommodate large formatshops.

* 5.7.9 There are objectionable odour and visual nuisance within the building owing to the

* presence of perishable items which may not be acceptable to PAPs.

* 5.7.10 The shops, in the proposed resettlement building, will have much lesser footfall as

compared to the station areas of Dadar or Chembur. However, certain typology (such as

* daily need articles etc.) is likely to survive in the said premises.

* 5.7.11 The proposed resettlement site is not suitable for large shops dealing in speciality

articles or manufacturing types.

b) Rawalpada, Anand Nagar, .Aksar village (Borivili)

* 5.7.12 Rawalpada is close to Western mExpress Highway, at Dahisar (E), but notdirectly accessed to it. Anand Nagar is

* very close to S.V. Road at Dahisar (E). .tAksar Village is at Kandivali (W) onKastur Park Road.

* 5.7.13 Rawalpada is surrounded by* industrial plots whereas Anand Nagar is Fig 5.6: Physical Condition of Resettlement Site- 1,

an emerging residential suburb of lower- Rawalpada for SATIS 11

* middle income group population. Aksar Village is in proximity of middle income group* population catchments.

5.7.14 The proposed resettlement building at Rawalpada and Anand Nagar have doublestoried RCC structures, whereas Aaksar Village has a single storey corrugated sheet

0 structure.

* 5.7.15 All the sites have some kind of established market identity, mainly catering to dailygoods.

5.7.16 Conditions of physical infrastructure are moderate in all the three sites.

Inference:

5.7.18 Anand Nagar area has low potential for future development owing to the development

* control regulations and therefore only suitable for small shops.

* 5.7.19 Rawalpada can act as resettlement site for large wholesale type or manufacturing

type of shops.

-Chesterton Meghraj Property ConsultCants (P) Ltd 9

MUTP -Business Needs Study Final Report- Volume il

5.7.20 Aksar village is suitable for perishable items and daily need shops.

C). . Taor Naa (Vihrl' East)J

Vikhroli east. The Eastern Express Highway 1~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~'

W-1-~~~~~~~w

r.

Fig 5.7: Physical Condition of Resettlement Site- Fig 5.8: Physical Condition of Resettlement11, Anand Nagar for SATIS II Site- III, Village Aksar for SATIS II

c) Tagore Nagar ( sikhroli East)

5.7.21 The area is near to the station road of- Vikhroli east. The Eastern Express Highwayis located nearby but not directly linked to the ,resettlement site. Further to that the StationRoad (connecting Vikhroli station to EastemExpress Highway) is also close by, but notdirectly accessed fro the resettlementbuilding.

5.7.22 There is an already establishedmarket identity in that area. The market area Fig 5.9: Physical Condition of Resettlement Site- Imainly caters to the low income group at Tagore Nagar Municipal Market for SATIS IVpopulation surrounding the catchments,along with catering to the daily commuters of Vikhroli station.

5.7.23 The condition of physical infrastructure is suitable for medium density residentialdevelopment and a neighbourhood shopping centre.

5.7.24 The proposed resettlement building is a single storey RCC structure.

5.7.25 The premises have existing shops along its periphery, most of them being stationary,or general store in nature.

Inference:

5.7.26 The proposed building is good for shops dealing with retail items of non-manufacturing or non-perishable type of goods.

5.7.27 The physical appearance of the building needs to be improved.


0


5.7.28 The area of the premises may not be adequate to absorb all project affected shops

* from Chembur.

* 5.7.29 The premise is suitable for retail shops dealing in speciality articles but catering to

lower or lower middle income group population. The premise is also suitable for low endrestaurant or eateries.

0

* d) Chapekar Bandu Marg, (Mulund East) .

* 5.7.30 The area is near to the Mulund station atMulund East. The proposed site is near toEastern Express Highway and station road, but

* not directly accessed to either of them.

* 5.7.31 The adjoining areas have a marketidentity.

5.7.32 Mulund (E) acts as a transhipment point* between eastern suburbs and Navi Mumbai

through Airoli Bridge. ~~Fig 5.10: Physical Condition of Resettlement* through Airoli Bridge. Site- II, Chaphekar Bandhu Marg for SATIS IV

* 5.7.33 The condition of physical infrastructureis suitable for medium density residential kind of development and a neighbourhood

* shopping centre.

* 5.7.34 The proposed premise is a multi-storey structure with compound wall, and shops

arranged inside.

Inference:

5.7.35 The proposed building is good for shops dealing with retail items of non-* manufacturing or non-perishable type of goods.

* 5.7.36 The site requires adequate signage to attract the shoppers.

* 5.7.37 The premise is suitable for retail shops dealing in speciality articles but catering tolower or lower middle income group population. The premise is also suitable for low endrestaurant or eatenes.

*


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MUTP -Business Needs Study Final Report- Volume ,I

5,8 ASSESMNT BOJf ASIU OF SALL lS REL TIO N SI.ES -. -

| |Loaonal advatntage(Market 2 1 1 1 3 | _

2 Connectivity and linkages 2 2 2 1 2 2

3 Fooffall 2 2 2 1 2 2

4 Quality of fooffall/ Potential market 2 3 3 2 2 3

5 Establishment Frontage 1 2 1 1 1 2

6 Floor space (carpet area) 1 1 1 1 1 1

7 Physical condition of the structure 3 3 3 1 3 3

8 Warehousing/storage facility 1 1 1 1 1 1

9 Access to raw material/suppliers 1 1 1 1 1 1

10 Compatibility with adjacent business 3 3 3 3 3 3

11 Access to power 3 3 3 3 3 3

12 Access to water 3 3 3 3 3 3

13 Disposal/ treatment 2 2 2 2 2 2

14 Access to skilled manpower 1 1 1 1 1 1

15 Access to communication facilities 3 3 3 3 3 3

-~*; ,-- i l~ 1 , I-

At Project Site I 37 | 36 I 33 34

At Resettlement Site | 30 | 31 | 30 | 25 | 30 I 31


I--- ---- ---


* 5.9 -1W F SUSSIWS ACTMIUS* (refers Section 5.5 and Section 5.8)

D)adar railwgay station area

* Borivili railway station area

*.IGhatkopar railway station area

Chembur railway station area

* . ..-. ',act , , .. impact

Inferences* 5.9.1 The impact assessment indicates that shops at Dadar and Borivili are going

to be affected the most. In theses two sites, the average score for business* parameters have reduced by -7, when they are put into their resettlement site. The

* main reason behind the reduction in score is that the shops are loosing substantial

fooffall as well as linkages and connectivity. Therefore it is likely that in these two

* areas shops will be less willing to move to the proposed resettlement site.

* 5.9.2 Whereas in Chembur and Ghatkopar site the reduction in average score for

* all business parameters is only -3. The principal reason behind this reduction is that

both loss in terms of quality and quantity of footfall. The other locational advantages

* remaining almost similar. In this case shops would be willing to move if adequate* space is provided at the resettlement sites.

5.10 APP ACHES TO RESETTLEMENT-

S5.10.1 Considering the typologies and variations in the business activities and also

considering the business needs and the impact of resettlements on the respective

* businesses following principles have been followed for the selections of rehabilitationsites:

* 5.10.2 A blanket approach of relocation should not be adopted for all type ofbusinesses.5.10.3 The business establishments should be classified according to the typologyas established in Chapter-3 of Volume-I.

* 5.10.4 The relocation should be carried out for the activities having no impact asassessed in Section 5.9.


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e. .e.s..e... . .S . . .S*. O O@ ..s.e. S. .... 1


5.11 RECOMENDATIONS ON RESETTLEENT .

5.11.1 SATIS l: Dadar Railway Station

Manufacturing Nearby Industrial Proposed site is not suitable for such activityestate

Perishable Wholesale Proposed municipality To be housed in the ground floor of theRetail market at Kolekalyan existing structure

Wholesale Cash supplement Proposed site is not suitable for such activity

Grocery Additional floor to be constructed and shopsd Daily Proposed municipality to be provided at upper floor, with separateneed market at Kolekalyan staircase, without disturbing ground floor

shops

8 Non High-end Cash supplement Proposed site is not suitable for such activity

Manufacturing Non goodsPerishable Retail Additional floor to be constructed and shops

Low-end Proposed municipality to be provided at upper floor, with separategoods market at Kolekalyan staircase, without disturbing ground floor

shops

Eateries Additional floor to be constructed and shopsEateries Proposed municipality to be provided at upper floor, with separate

Restaurants market at Kolekalyan staircase, without disturbing ground floorRessaerant Meg ropety Cnsulants( tdshops

(Chesterton Meghraj Property Consultants (P) Ltd 99


5.11.2 SATIS II: Borivill Railway Station

Wholesale a b rloatd t proportionate area should be given and

Perishable WoeaeAksar village Pootoaeae hudb ie nRetail infrastructure should be upgraded

Can be relocated atWholesale proposed resettlement Proportionate area should be given and

site Rawalpada infrastructure should be upgradedGoey Can be relocated at

60 Grocery Can be relocated at Proportionate area should be given andNon and Daily proposed resettlement infrastructure should be upgradedManufacturing Non need site of Anand Nagar

Manufacturing NonPerishable High-end Cash supplement Proposed resettlement sites are not suitable

Retail goods should be provided for such typesLow-end Can be relocated atgoods proposed resettlement Infrastructure should be upgraded and areas

Eateries site of Anand Nagar should be proportionately allocatedRetuants or Aksar village

Restaurants

Chestertoni Meghra4j Property Consultants (F) Ltd 100


5.11.3 SATIS Il: Chembur Railway Station

To be relocated in theManufacturing near by Industrial Proposed site is not suitable for such activity

estates.

Perishable Wholesale Proposed municipality To be housed in the ground floor of theRetail market at Kolekalyan existing structure

Whoiesale Cash supplement Proposed site is not suitable for such activityAdditional floor to be constructed and shops

Grocery Proposed municipality to be provided at upper floor, with separateand Daily market at Kolekalyan staircase, without disturbing ground floor

22 need shops

Non High-end Cash supplement Proposed site is not suitable for such activity

Manufacturing Non goodsPerishable Retail Additional floor to be constructed and shops

Low-end Proposed municipality to be provided at upper floor, with separategoods market at Kolekalyan staircase, without disturbing ground floor

shopsAdditional floor to be constructed and shops

Eateries Proposed municipality to be provided at upper floor, with separate

Restrants market at Kolekalyan staircase, without disturbing ground floorRestaurants shops



5.11.4 SATIS II: Ghatkopar Railway Station

Proposed municipality Infrastrtcture should be upgraded and areaManufacturing market at Chapekar should be proportionately allocated

Bandhu MargWholesale Additional floor to be constructed and shops

Perishable Proposed municipality to be provided at upper floor, with separateRetail market at Kolekalyan staircase, without disturbing ground floor

shops

Proposed municipality Infrastructure should be upgraded and areaWholesale market at Chapekar should be proportionately allocated

77 Bandhu Marg

Non Grocery Proposed municipality Infrastructure should be upgraded and areaManufacturing and Daily market at Tagore should be proportionately allocated

Non ~~~need Nagar

Perishable High-end Cash supplement Proposed site is not suitable for such activityRetail goods

Low-endgoods Proposed municipality Infrastructure should be upgraded and area

Eateries market at Tagore should be proportionately allocatedand Nagar

Restaurants

Chestenon Meghraj Properly Consultants (P) Ltd 102

* :

* ~~Chapter 6

* ~~~~6.1 Introduction6.2 Steps in Business Relocation Strategy for MUTP Project

Final Recommendations

*

9~~~~~hsetnMgrjPoet oslat P t 0

0


6.1 _

6.1.1 Any infrastructure development project in a metropolitan city is a complex process.The projects normally involve resettlement of population which comes under the way of theproject. In a metro city like Mumbai, where land is a scarcity and real estate prices areextremely high, the task of appropriate resettlement of project affected persons becomes achallenging task.

6.1.2 In the context of Mumbai, the location of rehabilitation sites and the allocation ofspace (either built up or land) for PAPs, are the two critical aspects for the success of anyinvoluntary resettlement. The experiences in MUTP project suggest that the relocation ofnon-residential activities have posed more severe questions as it is directly related to thelivelihood of the Project Affected Persons. Any business is very much location specific. Therelocation of business involves the risk of loss of income and in some cases even permanentclosure of the business.

6.1.3 The non-residential segments, which mostly comprises of income generatingactivities, are of varying type and nature. It could be manufacturing, retail or wholesaleactivity, servicing of goods etc. Therefore it is important to identify these activities in detail atthe beginning itself. A separate policy is required to relocate these businesses. The stepsmentioned below which have been suggested from the real estate point of view, could bereferred for drafting a "Business Relocation Policy" in all the future projects involvinginvoluntary resettlement.

6.1.4 The recommendations are based on our field experiences' and on the basis ofrelevant case studies such as 'National Business Relocation Study - by Federal HighwayAdministration USA', 'Decree on Resettlement and Compensation - Lao Peoples'Democratic Republic', 'Involuntary Resettlement in Vietnam First Highway RehabilitationProject - The World Bank Best Practice Archive'.

6,2 SUSI m L C _ _h -

6.2.1 STEP 1 :: GROUND WORK AND PUBLIC CONSULTATIONS

- A reconnaissance survey to be carried out in the area where the roadwidening is proposed.

- The survey should document the general characteristics of the area.6.2.1.1 During this process the proposals and intentions of the government to becommunicated to the public and opinions / suggestions towards the resettlement andrehabilitation should be invited.

IRefer Annexure "F' for the summary of the field experiences and findings from the case studies.


vMUTP -Business Needs Study Final Report- Volume 11

6.2.2 STEP 2:: DOCUMENTATION AND CLASSIFICATION

* 6.2.2.1 A field survey should be carried out to identify details of structures and activities etc

(Ref. Chapter-3 and Appendix "A") in and around the proposed road alignment line, so that a

* detailed data base is available with the authority for all the existing settlements, extending

* beyond the proposed road widening zone.

* .e. ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~_ 1 4 -- _t

Proposed /tgre

2 Squatte~ ~ ~~r settemen

Grotnd dividFo Floor (

STRUCTURE UNDER FULL-CUTTING STRUICTURE UNDER HALF-CUTTING

* ~~~~6.2.2.2 The settlements can be classified into following categories:1. Regular Settlement2. Squatter settlement

* ~~~It may be noted that the authority, in the policy document, should clearly define the regular(legal)and squatter settlement (illegal or unauthorised) on the basis of tenure ship related

* documents such as N.A certificate from district collector, Property tax receipt, Gumasta

* ~~~~licence/trade licence etc.6.2.2.3 Each settlement should be further sub divided into two categories:

* ~~~~~~3. Residential* ~~~~~~4. Non-Residential

Non-Residential activities at squatter and regular settlements should be further* ~~~~classified as per business types. (Ref. Chapter 3).

* 6.2.2.4 Database should also be prepared for type of tenure ship of the business premises

(whether self owned or rented premises).

* 6.2.3 STEP 3:: FRAMING A REASONABLE R&R POLICY FOR THE BUSINESSESTABLISHMENTS

0* 6.2.3.1 The resettlement policy should be transparent, systematic, time bound and should

take the project affected community in confidence through meaningful dialogue process.

CChesterton Meghraj Property Consultants (P) Ltd 105


6.2.3.2 It is also important to see the businesses as a whole in the project affected areas andnot to have different policies for the larger establishments which have areas more than 225sft. Because, this approach is likely to create social tension among the traders andmalpractices such as fragmenting the shops into smaller units during the survey etc.6. 2.3.3 Before announcing any relocation/compensation package/policy the implementingauthority should meet the traders groups, inform them about the project and its implicationand should also seek suggestion and opinion from the respective groups for reseKtlementoptions and should document the same.6. 2.3.4 It is observed that there is a grievance among the trades, who claims to be the legaloccupiers of the place that they have been treated equally with the encroachers under thepresent R&R policy. Therefore it is desirable that all the legal and genuine businesses andstructures should receive compensation as per the actual loss. It may be noted that thenumber of such cases are few as most of the traders do not possess necessary legalentitlement of their premises.6. 2.3.5 The illegal structures and businesses should be provided with a basic minimumcompensation which is necessary for the livelihood of the person.6. 2.3.6 The appreciable part of the R&R due to infrastructure project is that, it provides anopportunity to bring the informal and unorganised sectors into the main stream economy. Incase of unorganised and informal sector, the cost for upgrading the business with a viableincome generation can be equated with the loss of income due to relocation. Therefore, thecompensation for illegal/unauthorised businesses should be viewed from this perspective.6. 2.3.7 For this purpose it is not essential to provide the PAPs with ownership right of 225 sftof built up space. Rather it would be more objective to provide premises at suitable locationsto the PAPs on long lease basis with renewal option; whereby the PAPs can conduct hisbusiness in an organised manner. The organised manner meaning the PAPs shall pay alltaxes to the government, shall maintain necessary documentations of their business andshall abide by the provisions of law as applicable to his business.6. 2.3.8 To help the economically weaker section of the PAPs such premises should be givenat a subsidised rate which can be partially or fully reimbursed from the collection of taxes by

these new organised sector.6. 2.3.9 In case of rental premises the areas can be provided in proportion to the existingarea of the business but not exceeding 75% of the existing area, save and except such areais too small for his business (as opposed to a maximum cap of 700 sft area as per theexisting policy.)6. 2.3.10 Charging the discounted rental value instead of outright price for the resettlementpremises will enable the PAPs to take the opportunity to transform their business frominformal to formal sector. They will be able to take up adequate areas to conduct theirbusiness. The upper limit of the area will ensure that no one will be able to occupy anyunnecessary space.6. 2.3.11 Also, there should be provision in the policy for partially affected businesses tosurrender their remaining structure and become full beneficiary of the involuntaryresettlement in case the PAP is losing more than half of the structure.



06.2.4 STEP 4 :: IMPLEMENTATION OF THE POLICY FOR THE FULLY AFFECTED

* STRUCTURES.

06.2.4.1 Different locations should be identified for different businesses typologies.

* 6.2.4.2 The legal owners having all necessary documents to prove legal entitlement of his

* premises should receive full compensation as per the provision of land acquisition act 1897.

it may be noted that there are only few cases where such provisions are applicable.

* 6.2.4.3 The business types, informal or not having complete documentation of the property,

and which occupy smaller areas, compatible and dependent to residential use should be

given built up area within the residential premises of the Rehabilitation buildings at

* appropriate location.6.2.4.4 Businesses, informal or not having complete documentation of the property, which

occupy larger areas and deals with wholesale goods, should be provided space in a stand

* alone market complex at appropriate locations. They should be charged with a nominal rent

to get an area up to 75% of their existing business. No ownership right should be given so

: that the premises are not sold to non PAPs. The authority should also provide hand holding

* support in obtaining necessary licenses and permits as required for the respective

businesses.6.2.4.5 Businesses, informal or not having complete documentation of the property, which

are of manufacturing in nature, hazardous and produces objectionable sound, odour or visual

nuisance, should be relocated in the near by industrial estate or any area which is ear

marked for such activities in the development plan. The other assistance should be same as

* above.6.2.4.6 Businesses those are in rental premises, irrespective of the premises being legal or

illegal, should be given the compensation package as described in option-3, 4 and 5.

* 6.2.4.7 In all cases the choice of location should be discussed with the traders group at all

the project affected sites. Some of the indicative locations are discussed in chapter-2 to

chapter-5 for all the project affected sites.

* 6.2.4.8 To assist the businesses to grow in new location the government may consider

extending tax holidays for the initial years, subject to submission of proper documentation of

* their businesses.* 6.2.4.9 The implementing authority should open a dedicated cell to assist the PAPs in

obtaining trade licences, NOCs and other documentation for the resettlement locations and

* should also assist them to access bank finance. Such measures are indispensable for

* restoration of livelihood for the PAPs. The implementing authority should make conscious

attempts to bring the informal sector into formal sector of economy.

* 6.2.4.10 All the benefits and government initiatives for the PAPs should be adequately

* communicated and implementation should be done in a transparent and time bound manner

to minimize loss of business due to uncertainty. A project calendar and time schedule for

various activities, meetings etc should be circulated among the PAPs.

CS



6.2.5 STEP 5:: IMPLEMENTATION OF THE POLICY FOR THE PARTIALLY AFFECTEDSTRUCTURES

6.2.5.1 Businesses which are losing less than 30% of area due to project should be allowedto remain in their existing location provided that the area is sufficient enough to conduct hisbusiness. They may be allowed to construct additional areas in the upper floor equal to thearea lost due to road cutting (refer illustration-6.1). Such provisions should be made as perthe prevailing building by-laws of MCGM (Ref: article 33/10 & 33/11 of DCR, Mumbai, 1991)and should be extended only to the legal owners of the premises. All illegal owners should berelocated as per fully affected owners as this will help them to do their business in formal andorganised way.6.2.5.2 Businesses which are losing area between 30% to 60% should be given a choicebetween either to surrender entire structure and to become full beneficiary or as per theprovisions described above.6.2.5.3 Businesses loosing area more than 60% should be treated as a fully affectedstructures6.2.5.4 All the options should be adequately communicated with the PAPs and theirsuggestions should be suitably incorporated.

6.2.6 STEP 6:: SOME PRE-EMPTIVE MEASURES

6.2.6.1 Several alternative road alignment plans to be prepared in details showing thestructures those are coming under the way of road alignment and should also indicate nonresidential structures separately.6.2.6.2 R&R cost for each altematives should be calculated and appropriate alternativeshould be decided based on the least cost principle.6.2.6.3 Construction work should begin only after the completion of Resettlement ofbusinesses and residences.

6.2.7 STEP 7:: MONITORING THE IMPLEMENTATION

6.2.7.1 There should be an independent body to monitor advice and intervene with theimplementation authority till the R&R work is satisfactorily completed.6.2.7.2 NGOs and CBOs along with public relation cells of the implementation authorityshould interact with the traders' organisation at regular interval and update them along withexchanging views on the R&R issues.6.2.7.3 The implantation authority should interact with district collector on more regular basisto expedite compulsory land accusation process, wherever necessary.6.2.7.4 A location consultant car be appointed to get land at appropriate location and whichis acceptable to the PAPs. i


MUTP -Business Needs Study Final Repirt- Volume 11

Reconnaissance Survey of Affected Road

Consultation with PAP . -

Documentafl VW cAdinsi

Field survey

*.. . .. Se l . ... . . ..ement ........... t................................................................

Residental Non-Residenrial

0 Owned Rented Owned Rented Owned Rented Owned Rented

Framing of ItR Policy 4

* * Businnstse urnuid b,e r_; ssr,fie by !;,,I itiI¢ I.4i H I

Resettinrier't nt a sultabhe ocaton is motfn ;Iiprtal thI. l of ownership of 225 sftof space.

t . 111 * Prenr.iscs owJovcd oin rcr.tal cur. bc iP prudort,o,; vt c&st;-; usiiilss area but not >75% of existing area.

Charging ounted rental value instead of outight price emises. 4Provisior fnr rartialtl affected businesses to ;irrt -r- " ew' n-- . '-i*7-1 i reand become a full beneficiary.StosdP mt.s f,t- E:PS FP4Ps.

RIP for Fu'ly Aftectred Structures

* Legal owners IHlegal ow

Establishmernt Legally owned shops Inrual sTd . _;compatiole toI S S9' -' - ... ;-

IV Fullcornmpensation as per . r.g-. r r n r. k-v.. r ' . .

Poficy Land A:qL.sit,-c' A : 1 ny:' l me renea," io I t ociplr . - vtarg a .. .; . _ -

d ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Er,el; .1 *.-;r'lt -: >'K wrn'irs rip;:.

Consultation with PAP

RIP for Partially Aflecte.l StructLUres

Legal owners Illegal owners

*.V .ec .f. AaaAf d .3f ° .Dfttl ............. .. o.8 W .of.o .................

S *-- Remain in existng location

0'.' | *~*^ equivalent opton to remain.n tne exastng 'tflCt.reuad cutbtng location.

........... ...................... .............................................. ...

* . '0 ,E .Pre-emptiUe hIeasures

* VI ; Pr-tinn 'f ttemntive detailed moadalignment plans, irndicating shpscrroming under cutting, and non-residential structures separately

settlement and Rehabilitation cost of each,altemativf.ppropriate altemative based on the 'Least Cost Prnglipl.I.. . -work of the project to begin only after completion ofthepbove.

*.gt hfJtipn 4gpjtpy

Vii - - - - Setting up of an independent body to monitor, advice, intervene vith the implementation authorty til R_tsfactoniy completed.. ..... Pb.......................... ....... .-- 4. Publint R ticst O.e.Rl .R4bon4mewentieuwto4w ..i.........ue..

Reguir .nteracuon oetweer. imnramentratin a"tnogm ..

Appoinisng ol a iocat.on cor suten to, finorg a rg . -...-.;

> r 7s ; * | Chart 6.1 MUITP Business Relocabion StreI.nv-I ......................................................................... ......................... ...................................

* It * CbslChrton Meghruj Pmpety Consultmtis IP) Ld 109

*. tt *¼

The World Bank* New Delhi

Final Report0

Volume 11

Business Needs Study

* APPENDICES

* May 2006

0

Chesterton Meghraj Property Consultants Private Limited

*Khanna Construction House

44 Dr. R. G. Thadani Marg, WorliMumbai 400 018

APPENDICES

Appendix A: Primary survey findings - JVLR .................................................. 03

Appendix B: Primary survey findings *' Jogeshwari ROB North .............................. 18

Appendix C: Primary survey flndings - Jogeshwarl ROB South .............................. 29

Appendix D: Primary survey findings - Kuria Thane .............................................. 44

Appendix E: Primary survey findings - SATIS .................................................. 54

Appendix F: Resettlement Case Studies .................................................. 65

00 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~Deleted:

0

00SSSSS

SSSSS0

S0SaS

* Appendix APrimary Survey Findings

* Jogeshwari Vikhroli Link Road (JVLR)

SSSS

0

0S

is

PRIMARY SURVEY FINDINGS-FOR JVLR

Summary of primary survey findings: JVLR

1. The project site at Phase-Il is an established location in the city. It is near to the IITcampus at Powai.

2. The market of the project site (Phase-I & Phase-Il) is mixed market. There is equalnumber of shops of electrician, auto repairing, grocery, STD booth, saloon etc. Mostof the commercial establishment are running there business for the last 10 years.

3. The project site is located near to the Eastem Express Highway which offer directconnectivity with the other area of the Mumbai. This is the primary reason forroadways being preferred mode of transportation for affected commercialestablishment.

4. Kanjur Marg station is located near to the project site (of Phase-lI and part of Phase-I). This facilitates transportation of goods and raw materials from the project site byrail route.

5. Minimal variation has been observed in the weekday and weekend footfall. Thisindicates that there is a constant flow of customers visiting the affected commercialestablishment.

6. Most of the commercial establishment distribute there finished goods to the differentarea of the Mumbai as well as outside of the Mumbai. This indicates that the affectedbusinesses in an aggregate manner cater to larger market.

7. Most of the affected commercial establishments are having area of 225 sft. Fewshops of electrician, stationary, hotels and restaurants and miscellaneous commercialestablishments are running there business in the area of 650 sft to 700 sft.

8. Majority of the affected commercial establishments are located in the pucca structure.

9. A major segment of labour is available within the areas of the 5 km. radius. Thisindicates that the requirement of labour will not affect the business.

Chesterton Meghraj Property Consultants (P) lid 3

l l I I' l3sr| Nc,l 5 ww idt

| \11 11' Biusinc,s Nvedis Sltud% A\pp 1 1cdLC1 I-, im l ,l Repo rt \ ohlmw l h Deleted:

0* PRIMARY SURVEY ANALYSIS- JVLR

i. Typology of commercial establishments

Typ of gooduhi'ton Nov. % A.SUin4pionsMetal Forging and Blacksmith 0 0 Lathe machine works

Timber and Plywood 0 0 Timber scrap, plywoodChemical and Related 0 0 Enamel paints

Tailors and Dress Makers, Sewers andRelated Shops 0 0 Apparel,Garments, TailornnMechanic and Related Works 0 0 PipeElectrcian and Related Works 7 14 Servicing of electronic goods

Rubber and Related Works 0 0 Rubber & tubes, Automobile & rubber items

Paper and Related Works 0 0 PaperboxPrinting and Related Works 0 0 PrintingMedical and Related 1 2 Medicine shopsHotel and Restaurant 7 14 Hotels

Stationary 5 10 General stores,stationeryGrocery 7 14 Grocery storesAuto Garage and Auto Parts Scrap motor parts, Auto parts, motor parts, repainng

* 3 6 motor parts

Miscellaneous 20 40 Cycle shop, Saloon,STD booth,Nursing school

* Total SO0100 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

. Miscellaneous shops (STD booth, Saloon, Xerox etc) 40% followed by electrician andrelated work (14%), hotel and restaurants (14%), grocery (14%) form a majorcomponent of affected commercial establishments at the project site.

* Stationary, auto garage and auto parts are other commercial establishments locatedat the project site.

ii. Business process of commercial establishments

* j SaIl.ntfaturs No % Manufacturing 7 14

0 Retailing 41 82Office 1 2Garage 1 2

S ~~~~~~~~~~~Total 50 100

* * Majority (82%) of the affected businesses are involved in retailing activity followed bymanufacturing units (14%).

* Office and garage units form a minor percentage (1%) of the affected businesses inthe project site.

iv. Area of affected commercial establishments

_ _ _ _ 300 330- 400- _ _500 SW 00 70 " .750 Totd

0 Metal Forging and 0

BlacksmithTimber and Plywood 0Chemical and Related 0Tailors and DressMakers, Sewers and 0Related ShopsMechanic and RelatedWorks 0Electrician andRelated Works 4 1 1*1 7

Chestenon Mcghraj Property Consultants (P) Ltd 4

:0

-225 25- 300- 350- 0 0- 100- 600- 80- 700-300 350 A0 0 500 5SO 6 70 750 Total

Rubber and RelatedWorkers 0Paper and RelatedWorkers 0Printing and Related _Works Medical and Related 1 1Hotel and Restaurant 1 1 2 1 1 1 7Stationary 1 3 1 5Grocery 4 2 1 7Auto Garage and Auto 1 1 1 3PartsMiscellaneous 1 3 2 2 1 2 20Total 15 12 9 3 0 1 4 2 0 0 4 50

30 24 18 6 0 -2 8 4 0 0 8 100

* Majority of electrician and related work with miscellaneous shops occupy an area ofless than 225 sft.Stationary, grocery, occupy an area ranging from 225 - 300 sft.

* Hotel and restaurants have various mixes of areas and about 15% of them are morethan 750 sft.

v. Location of commercial establishments In project sites

linteor lan Intemal-road Main road TotalMetal Forging and BlacksmithTimber and PlywoodChemical and RelatedTailors and Dress Makers, Sewers and RelatedShopsMechanic and Related WorksElectrician and Related Works 1 6 _ 7Rubber and Related WorkersPaper and Related WorkersPrinting and Related WorksMedical and Related 1 1Hotel and Restaurant 1 6 7Stationary 4 1 5Grocery 4 3 7Auto Garage end Auto Parts 3 3Miscellaneous 4 1 15 20Total 9 6 35 50

* The major components of electrician and related works, hotel and restaurant, grocery,auto garage and auto parts and miscellaneous commercial establishment are locatedalong the main road. This indicates that visibility and accessibility would be importantcriteria for relocation of these businesses.

* Minor component of grocery, some of the eateries and other miscellaneous shops arelocated along the intemal road. This indicates that the visibility and accessibility arenot entirely dependent on visibility and accessibility for carrying out there business.

vi. Time period since business are in operation at the project site

Years d opf aon Nos. %Oto5 7 145 tolO 1 0 20More than 10 years 33 66Total 50 100


\ | 11' P lHuinv' \Vid Slud \ PPCnd.'- m. I 1.il p|1 Rvp t e\ll Deleted:

* It has been observed that a majority of the affected businesses have been inoperation for more than 10 years followed by business that have been in operation for5 to 10 years.

* This indicates that majority of businesses are dependent on location attributes forl ~ successful business operation.

. * vii. Monthly tumover of affected business establishments (INRlmonth)

1 0,0 0 lakh to 2 lakh to 5 lMh tor >1o Not_________________ 10.000 tol I akh 2 lakh 5 lakh IlOlakh lakh avalable oa %oa

Metal Forging Blacksmith 0 0

Timber and Plywood 0 0

Chemical and Related 0 0

* _Tailors and Dress Makers,0

_ Swars and Related Shops Mechanic & Related Works 0 0

5 Electrician & Related Works 2 1 3 1 7 14

Rubber & Related Workers _ 0 0

* Paper and Related Workers 0 0 0

_ Printing and Related Works 0 0

Medical and Related 1 1 2

* Hotel and Restaurant 3 2 2 7 14

Stationary _ 4 1 _ _5 10

_ Grocery 6 1 7 14

A _o Garage and Auto Parts 2 1 3 6

Miscellaneous 1 13 3 1 2 20 40

* Total 1 30 a 6 11 0 4 so 100

* Majority of the affected businesses have a monthly turnover ranging from INR 10,000to INR 100,000.

* Electrician and related work, hotel and restaurant, and a stationery shop have a_ monthly tumover ranging from INR 200,000 to INR 500,000.

* viii. Number of people employed

l * Conmwnuir &amlahumta ' O5 t10 ' I > 10 TotI tMetal Forging and Blacksmith 0 0 0 0 0Timber and Plywood 0 0 0 0 0

_ Chemical and Related 0 0 0 0 0Tailors and Dress Makers, Sewers 0 0 0 0 0and Related ShopsMechanic and Related Works 0 0 0 0 0

Electrician and Related Works 4 2 1 7 14

Rubber and Related Workers 0 0 0 0 0

Paper and Related Workers 0 0 0 0 0

Printing and Related Works 0 0 0 0 0

Medical and Related 1 0 0 1 2

Hotel and Restaurant 4 2 1 7 14Stationary 5 0 0 5 10Grocery 6 -1 0 7 14

Auto Garage and Auto Parts 3 0 0 3 6Miscellaneous 18 2 0 20 40

Total 41 7 2 50 100

* Majority of affected business have nominal employee strength ranging between 0 to 5persons.

* Electricians and related work, hotel and restaurant and miscellaneous shops have* employee strength of 5 to 10 persons.

-0

Ch.sterron Mvghraj Propery Consultants (P) Lrd 6

-0

:

ix. Labour status of affected commercial establishments.

Comnerciadl mbllhments Fi-Umo PUe J10 % totalMetal Forging and Blacksmith 0 0 0 0 0Timber and Plywood 0 0 0 0 0Chemical and Related 0 0 0 0 0Tailors and Dress Makers, Sewers o o 0and Related ShopsMechanic and Related Works 0 0 0 0 0Electrician and Related Works 3 0 3 6 21Rubber and Related Work 0 0 0 0 0Paper and Related Work 0 0 0 0 0Printing and Related Work 0 0 0 0 0Medical and Related work 0 0 0 0 0Hotel and Restaurant 5 0 2 7 25Stationary 0 0 1 1 4Grocery 2 0 1 3 11Auto Garage and Auto Parts 0 0 1 4Miscellaneous 5 0 5 10 36Totl_ 16 0 12 28 100

* Majority of affected businesses employ full time labour.* Casual labour is employed by the electrician and related work, hotel and restaurant,

miscellaneous commercial establishment etc.

x. Native place of employees

Locatlon Nos. .Uttar Pradesh 13 50Maharashtra 7 27Rajashtan 1 4Bihar 2 8Gujrat 3 12Total 26 100

* Majority (50%) of the employee are from the Uttar Pradesh followed by the employeebased in the Maharastra (27%). This indicates the presence of migrant labouremployee in the project site.

* Employee from Gujrat, Rajasthan and Bihar form a small percentage of the totallabour employed in project site.

xi. Religion of employees

Religlon Nos. %Hindu 22 88 Muslim 3 12Total 2s 100

* A major percentage (88%) of the employees are Hindus. Minor percentages (12%) ofthe employees are Muslims.

* This indicates the homogenous nature of the working population at the project site.

xii. Employees shifts in commercial establishments

Shft I NoM %Single 20 40Two shifts 3 6Not available 27 54Total 50 100


\11 ' P i,i ncP Ncecd Slod, plicn,li ... .l l idl Rcivni I VAtimc 11 Deleted:

e 54 % of the employees work in the single shift followed by the 40% of the employee

work in the two shifts.

* xiii. Availability of workers for commercial establishments

* DIDtUFnce No.. %Local (> 1 km) 4 8l to 2km 1 0 202 to 5 km 8 16> 5km 1 2Not available 27 54Total 50 100

* * Majority of the workers (20%) reside within the distance of 1 to 2 km from the affected

business. This indicates that a majority of the commercial establishment at the project

site are dependent on local labour.* 16% of the labour population resides within the distance 2 to 5 km from the affected

0 businesses.

9 xiv. Sources of raw materials for manufacturing units

v Dlstance Nos. %1 to2km 1 14

2 to 5 km 1 14> 5km 5 71Total 7 100

* A major percentage (71%) of the affected manufacturing units obtains raw materials

for production more than the 5 km. The location primarily includes Vasi, Wasai Marketetc. This indicates that the project site will not affect the business of the

_ manufacturing units.. 14 % of the affected manufacturing units obtain the raw materials for the production

within the distance of 1 km to 2km or 2 km to 5 km.

xv. Sources of raw materials for traders

Dit1nop Nos. %Local (>Ikm) 0 01 to 2 km 8 192to5km 1 8 19> 5 km 27 63

Total 43 100

* A major percentage (63%) of commercial establishments obtains raw materials from adistance of more than 5 km. The location primarily includes Goregaon, Vasi etc. This

* indicates that the project site will not affect the business of the traders.* 19% of the affected commercial units obtain the raw material within the distance of

* 1kmto2kmor2kmtoSkm.* No commercial units obtain the raw material less than the 1 km.

xvi. Mode of transportation of raw materialsDistancm Nos. %

_ Byroad I 49 98By rail 1 2

* Total 50 100


--0

:

a Road and rail are the two primary modes used by the affected commercialestablishment for transportation of raw material.

* Majority of the affected business transport there raw material by road (98%) followedby 2% of the affected businesses that use the rail as the preferred mode of transport.This is due to the fact that most of the commercial establishment transport there rawmaterial within the Mumbai and suburbs.

xvii. Cost of transportation (INRJ month)

Cost of transportation Nos. %> 5000 47 945000 to 10000 2 41 0000 to 20000 1 220000 to 30000 0 030000 to 40000 0 0Total 50 100

* Cost of transportation of majority of the affected commercial establishment is lessthan INR 5000.

* Stationary and miscellaneous type of commercial establishment shows a variation incost of transportation ranging from INR 5000 to 10000.

xviii. Cost of business (INR/month)

5000 10000 20000 30000 40000 50000 >1Commenrial estaDlishmenis to to to to to to lakh Refused Total

5000 10000 20000 300WO 40000 00 jt - -

Metal Forging and BlacksmithTimber and Plywood _ Chemical and RelatedElectrician and Related Works 1 1 1 2 2 7Mechanic and Related WorksRubber and Related Work _ _Paper and Related Work _Printing and Related Work ___Medical and Related work _ 1Hotel and Restaurant 1 1 2 1 5Stationary . 3 1 1 5Grocery 1 1 3 3 8Auto Garage and Auto Parts ____ 1 1 2Miscellaneous 1 1 1 2 3 7 7 22Total 1 1 2 1 2 6 7 16 14 50% 2 2 4 2 4 12 14 32 28 100

* Cost of business (input cost) of majority of affected commercial establishment is morethan INR 100,000. These businesses include electric and related work, hotel andrestaurant, grocery, stationary, auto garage and auto parts and miscellaneouscommercial establishment. This indicates that the scale of the investment in majorityof the commercial establishments exceeds INR 100,000.

* Few miscellaneous commercial establishments have cost of business is lesser thanINR 10,000.

xix. Average weekday fooffall

CommerciW l esabllshmnts Oto1000 1000to2000 2000to5000 6000 to*$0000 >toOOO Refused TotMetal Forging and BlacksmithTimber and PlywoodChemical and RelatedTailors and Dress Makers, Sewersand Related Shops

Chesterton Mcghraj Property Consultants (P) Iltd 9

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C o C riw o l 0_ O to 1000 1'000 l to2000 2000 to 600 5000 to 10000 >10000 Refusd Total

l _ Mechanic and Related Works _

Electrician and Related Works 2 1 2 2 7

Rubber and Related Work

l * Paper and Related Work _

Pnnting and Related Work

Medical and Related work 1 1

Hotel and Restaurant 2 1 1 2 1 7

Stationary 4 1 5

Grocery 2 1 2 1 1 7


Miscellaneous 6 3 2 9 20

* Total 16 2 7 6 4 15 50

% 32 4 14 12 8 30 100

* Average weekday fooffall for majority of the commercial establishment is in the rangeof 0 to 1000 persons.

S * Smaller percentage of affected commercial establishment account for a footfall in therange of 1000 to 2000.

xx. Average weekend fooffall

Comrnmerbl establishnnnt O to 1000 1000 to2 2000 to 5000 50to1000 t10 10000 Refused TotalMetal Forging and BlacksmithTimber and Plywood O

Chemical and Related 0

* Tailors and Dress Makers, 0Sewers and Related Shops _

Mechanic and Related Works 0

Electrician and Related Works 2 1 2 2 7Rubber and Related Work 0

Paper and Related Work 0

Printing and Related Work 0Medical and Related work 1 1

Hotel and Restaurant 2 1 1 1 2 7Stationary 3 1 5Grocery 2 1 1 2 1 7


Miscellaneous 5 1 3 1 1 19 20Total 14 4 6 47 15 50

____ ___ ___ ___a__ ___ 28 8 -- 12 - 14 30 100

* A majority of the commercial establishment account for an average weekend footfallof 0 to 1000 persons. This indicates that there is minimal variance between theweekday and weekend footfall for the businesses.

9 Some smaller business establishments such as grocery stores, hotels and0 restaurants that is dependent on the local resident population for successful

operation.

xxi. Cost of machinery and equipment (INRlmonth)

x Cost of moaonryl No . %_l0 to 1000 1 3 - 61 000 to 2000 1 22000to5000 1 2>5000 1 2Not applicable 43 86TReflse 1 20__l

Chesterto Meghra*Prrtotant50 100l ~~~~~~Chesterton Meghraj Property Consultants (P) L td l10

00

* Cost of machinery and equipment for hotel and restaurant is up to INR 1000 permonth.

* Cost of machinery and equipment is not applicable in most of the commercialestablishments.

xxi. Cost of electricity (INR/month)

Cotofeleoctricity aNc. 1% l0 to 1000 30 601000 to 2000 9 182000 to 5000 9 18>5000 2 4Total 50 100

* Cost of electricity for major affected commercial establishment is varies between INR1000.

* Cost of electricity for auto garage and auto parts, electrician and related works, hoteland restaurants is in the range of INR 2000 to 5000.

xxii. Cost of water charges (INR/month)

Water supply charge Nos. %0 to 200 40 80200 to 400 5 10400 to 600 1 2600 to 800 1 2800 to 1000 2 4>1000 1 2Total 50 100

* Cost of water charges for most of the affected businesses are up to INR 200 permonth.

xxiii. Wages & Salary (INR/month)

w " Nos. %0 to 2000 25 502000 to 4000 5 1 04000 to 6000 4 86000 to8000 5 108000 to 1 0000 4 8> 10000 7 14Total 50 100

* Wages and salary for the majority of the affected commercial establishments is up toINR 2000 per month.

xxiii. Rental for the space (INR/month)Rental for the space (INR I nttM) Noe. %0 to 2000 43 862000 to 4000 2 44000 to 6000 3 66000 to 8000 2 4> 10000 0 0Total 50 100

* Rental for the spaces occupied by majority of the affected commercial establishmentis up to INR 2000.

Chesterton Meghraj Property Consultants (P) lAd I

\IIt l l l in,e- NvcdSi J SI\,jd\ oij I , Al Report I \ 8I II 1) Deleted:

e xxiv. Other costs (INR/month)

Othr cost. I No. %200to 400 6 1 2400to600 13 26600to800 5 1 0800 to 1000 1 3 26>1000 5 10Refused 8 16Total 50 100

Majority (26%) of the affected businesses have other costs are vanes in the range ofINR 400 to INR 600 or INR 800 to INR 1000. This is followed by businesses that haveother costs in the range of INR 200 to INR 400.

* xxiv. License status

* U cIcns Nost. a%License holder 46 92Non license holder 4 _ 8Total J 1008

* * Majority (92%) of the affected businesses are license holders. This indicates thatmajority of the affected business are legal commercial establishments.

xxv. Type of license held

Type of dicrne Nos. %

Gumosta 42 84

Animal License 3 6

Restaurant 1 2

General 0 0Hardware 0 0

Charitable trust 0 0Not Available 4 8

0 ~~~~~ ~ ~~~ ~~~Total J50 1100

* * Majority (84%) of the affected businesses of the affected business are of Gumostalicense holders followed by business that hold Animal license.

xxvi. Year of obtaining license

Year of obtainlna licehs Not. I % I1940 to 1970 1 2

_ 1970 to 2000 46 92After 2000 3 6Refused 0 0Total so 100

* Most of the affected businesses have obtained their license between the year 1970 to2000 followed by businesses that obtain their license after the year 2000

ChestenTon Meghraj Properny Consultants (P) Ltd 12

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xxviii. Year of construction of structure

Yearofcof o n OftitrIe | NO*J % |1940 to 1970 4 81970 to 2000 35 70Afler 2000 5 10Refused 6 12Total 50 100

Most of the commercial establishments (70%) construct their structure between theyears of 1970 to 2000 followed by the businesses that have constructed theirstructure after the year 2000.

xxviii. Structural maintenance cost (INRlmonth)

Maintenance cost Nos. %o to 100 12 24100 to 500 31 62500 to 1 000 2 4>1000 X 3 I 6 IRefused 2 4Total 50 100

Majority (62%) of the affected commercial establishment have a structuralmaintenance cost in the range of INR 100 to INR 500 per month. This is followed bythe 0 to INR 100 per month.

xxx. Awareness regarding relocation of business establishments

Response |No. |Positive 41 82Negative 9 18Total 50 100

Most of the affected businesses are aware of the relocation of their businessestablishment, while 18% of the affected businesses stated that they are unaware ofthe shift of the commercial establishments.

xxxi. Source of information regarding MUTP

Source of Information Nos. %When the project work started 4 8When they came for inquiry 26 52From neighbors 9 18From Newspaper 2 4From other media 0 0No response 9 18Total 50 100

* Majority (52%) of the affected businesses stated that they became aware regardingMUTP when MMRDA officials arrived at the project site for enquiry purposes.

* 18% of the affected businesses reported that they were made aware of MUTP whenwork at the project site commenced.


I I P ~~~~ ~ ~~i~~hi~~ \ppcnI:~~~~c' I ~~~ \ ~~ Deleted:

xxxiii. Whether there is adequate communication from MMRDA

* ~~~~~~~~Respons | Noa. I %Posibve 5 10

* I Negative I 33 66Not aware 12 24

* Total 50 100

* Most of the affected businesses (66%) stated that they have no adequate

* communication from MMRDA.*

2 4% of the affected commercial establishments are not aware for the communication* with MMRDA regarding MUTP.

xxxiv. Willingness to relocate elsewhere

lYes | 11 | 22 lNo 39 78

* Total 50 100

* * Majority (78%) of the affected commercial establishments do not want to shift theirbusinesses to the other location. This indicates that the dependence of the affectedbusinesses on location attributes for successful operation.

xxxv. Reason for not relocating elsewhere

Reaseos sated Nos. %l For improved business 1 1 100

For enhanced communication 0 0Total 11 100

* The entire commercial affected commercial establishment stated that they are unable° to make the profit at the resettlement site.

xxxvi. Preferred resettlement location

* Preferrd rosetillmert locaton Noe. %Within 2 km from project site 4 36Jogeshwea 3 27

0 Durganagar 2 18Side road of main area 2 18

* Total 11 100

* Within 2 km from project site preferred by the majority (37%) of the affectedcommercial establishments.

* 27% of the affected businesses stated that they would prefer to be relocated in the* Jogeshwari.

* This indicates that majority of the businesses would prefer to be relocated within theJogeshwari and adjacent area.

* xxxvii. Satisfaction with MMRDA's approach for rehabilitation

Resoe Nos. . %Satisfied 3 6Not satisfied 27 I 54

* No response 20 40Tetal 50 100

0

C5hesterton Meghraj Property Consultants (P) Lld 14

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* Most of the affected commercial establishment (54%) is not satisfied with MMRDA'sapproach for rehabilitation.

* Other commercial establishment did not express any response towards MMRDA'srehabilitation approach.

xxxviii. Reason for satisfaction with MMRDA's approach

Reason stated No. %Business not functioning well from present location 5 56L egal compensation expected at proposed location 2 22Guidance and help from Govemment authonty expected 2 22Total 9 100

* Most of the businesses those are satisfied with MMRDA's approach for rehabilitationstated that their businesses are not functioning well from the present location.

* Other reasons legal compensation expected at proposed location and guidance andhelp from the govemment authority expected are equally stated by the commercialestablishments.

xxxix. Reason for lack of satisfaction with MMRDA

Reason stated N %Proposed resettlement site is not suitable 15 56Proposed resettlement site is suitable for residential 1 4development, not for commercial development 1_ 4The authority should use the nules 2 7Proposed area is good for business 2 7Ready to fight against authorities 4 15

-Current area is good for business not for the highway 3 11Total 2 100

* Most of the affected commercial establishment expressed dissatisfaction with theproposed reseHtlement site. Others expressed the opinion that they are ready to fightagainst the authority.

xxxx. Expectation from government agency

Expectations saed Nos. %No such expectation 26 52Security of tenure supported by legal documents 2 4Same area required as that occupied at present 3 6Redevelopment of area along the road alignment 0 0Provision of basic infrastructure facilities for permanent settlement 12 24Authority will arrange all the facility 5 10Proper location for business 1 2Need sufficient vacant place 1 2Total 50 100

* Most of the commercial establishments (52%) stated that they have no expectationfrom the government agency.

* 24% of the affected commercial establishments stated that provision of basicinfrastructure facilities in the permanent seHtlement site.

xxxxi. Expectation for compensation package

Re. onse Nos.Yes 2 4No 48 96Total 50 100

Chesterton Meghraj Property Consultants (11 Itd 5

\l11 11' lHlu'in.-uNcc,I.Iurd, Kc1xl 'I nc c .h1ri Rp l\ ii Deleted:

* Majority of the affected commercial establishments do not expect a compensationpackage for shifting from the present location.

* Minor percentage (4%) of the affected businesses look forward to receiving0 compensation in retum for shifting from the present location.

0 xxxxii. Type of compensation package preferred

R"Oon" Noe. %As per Present value 0 010000 to 50000 0 0

* I 50000 to 1 00000 0 0100000 to 400000 2 100Total 2 100

* The entire affected commercial establishment stated that they are expecting thecompensation package in the range of INR 100,000 to 400,000.

* xxxxiii. Suggestions for MUTP

* Existing settlements should be retained 14 28

Insitu rehabilitation 25 50Project should be executed as soon as possibe to minimise further loss 4 8

Redevelopment of the surrounding area required following completion of the road 0 0* ~~~~~alignment

MMRDA to provide further intimation prior to commencement of work 1 2Greater interaction of the Govemment agency with PAPs required 2 4

0 No needs to make long bridge 0 0

No response 4 8

* ~~~~~~Totbal 50 100

* * Majority (50%) of the affected businesses prefer insitu rehabilitation. This is followedby the response that the settlements should be retained at the existing location.

* This indicates that most of the affected businesses are unprepared for shifting out ofthe present location and starting afresh from the proposed resettlement site.

0

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0hseo ehn rpryCnuni )Ld1

Appendix BPrimary Survey Findings

Jogeshwari ROB North

0~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Mii 11' I P u,inc. Nccds Stul \1dAppc:nid,c. Ii r :ind Rcepri ti lm ilI) Deleted:

PRIMARY SURVEY FINDINGS- JOGESWARI ROB (NORTH)

* Summary of primary survey findings: Jogeshwari ROB (North)1. The project site, westem linkage of Jogeshwari ROB (North) along S.V Road is an

* established location in the city. The site surroundings are characterized by the

presence of industrial estates. The affected commercial establishments mainly

comprise of hotels and restaurants, hardware shops, mechanic and related works etc.

The eastem linkage of Jogeshwari ROB North is located in proximity to Jogeshwan

railway station. The affected premises are mainly residential in nature with a nominal

percentage of affected commercial establishments. The affected commercial

establishments occupy an area of less than 225 sft.

2. The market for majority of the affected commercial establishments is located both

0 onsite and at other locations as well.

* 3. The location is also suitable for availability of labour for the businesses. Labour

population for majority of the businesses is available from within a distance of less

than 1 km as has been revealed in the survey findings. The present location satisfies

requirements for established market presence and easy availability of labour for

successful functioning of the affected businesses.

4. The westem linkage of Jogeshwari ROB North is located in close proximity to S.V

Road, which offers direct connectivity to the westem suburbs in the city. This is the

primary reason for roadways being the preferred mode of transportation for affected

commercial establishments.

* 5. Jogeshwari railway station is located at a distance of approximately 1.5 km from the

project site. This facilitates transportation of goods and raw materials from the project

* site by rail route.

.* 6. Minimal variation has been observed in weekend and weekday fooffall. This indicates

that there is a constant flow of customers visiting the affected commercial

* establishments.

7. Market for distribution of finished goods is located at the project site itself as well as at

0 other locations within Mumbai. Select commercial establishments such as courier

services, garment establishments, plastic box manufacturing units cater to locations

* all over India as well.

8. Majority of tailor shops, hardware shops, hotels and restaurants, grocery shops,

metal-forging establishments occupy an area of more than 750 sft. Timber and

* plywood shops and miscellaneous establishments occupy an area ranging from 500

to 600 sft.

* 9. Majority of the affected businesses are located in pucca structures. Other materials

used for construction include tin/asbestos sheets and plywood boards.

10. Raw materials for the majority of the affected businesses -traders as well as

manufacturing units are available from a distance of more than 5 kms.

11. A major percentage of the labour population is available within a distance of 1 km.

This indicates that the affected businesses are dependent on labour from the

surrounding areas.

0Cheslerton Mcghraj Propcnty Consultants (P) Ltd 18

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PRIMARY SURVEY ANALYSIS -FOR JOGESHWARI ROB NORTH

i. Area of affected commercial establishments

0225 3- 00- 600. B. 700- Area range [225 300 350 400 450 S00 liO: n0 700 , 750 >750 Total

Metal Forging andBlacksmith 1 1 2Hardware 1 1 2Timber and Plywood _ 1 1Tailors & Dress Makers,Sewers & Related Shops 1 1Hotel and Restaurant 1 1 2Grocer- 1 1 _ 1 3Miscellaneous 1 1 1 3Total 1 1_ 2 2 ea 14%___________ 0 7 7 0 14 0 14 0 0 14 43 100

* Majority of tailor shops, hardware shops, hotels and restaurants, grocery shops,metal-forging establishments occupy an area of more than 750 sft.

* Timber and plywood shops and miscellaneous establishments occupy an arearanging from 500 to 600 sft.

ii. Location of commercial establishments within project site

Commercial establihmentas In| l red MAin road Tobll %Metal Forging and Blacksmith 1 1 2 14Hardware 1 1 2 14Timber and Plywood 1 1 7Tailors and Dress Makers, Sewersand Related Shops 1 1 7Hotel and Restaurant 2 2 14Grocery 1 2 3 21Miscellaneous 3 3 21Total 3 11 14 100

A majority of the affected businesses are located along the main road. Metal forgingestablishments and grocery shops are located along the intemal road at the projectsite. This indicates that majority of the affected businesses currently enjoy visibilityand accessibility at the project site.

iii. Time period since businesses are in operation at the project site

Years of opfioon Nolli. O to 5 0 05 to 10 0 0More than 10 years 14_ 100_Total 14 100

It has been observed that majority of the affected businesses have been in operationfor more than 10 years.

iv. Number of people employed

Comnmercialeatabllshmer,tu Oto5 I 5te0 I > 10 I TotO I % tot lMetal Forging and Blacksmith 1 1 |2 | 14Hardware 2 | 2 | 14Timber and Plvood 1 X |1 | 7Tailors and Dress Makers, 1 1 11 7

Chesterton Meghraj Propery Consultants (P) t.td 19

*I I \1 11' ItoI nc,' \ccdt'SI'udt \ppnlt i I 'IJ|5s}Iturrsl.Hk*>|LS5tll) )Deleted:

* I Commwc$alstbillhm.nat | Oh6 | 5to Jo > 10 |TotalI %totalSewers and Related Shops

0 Hotel and Restaurant 1 1 2 14

Grocery 3 3 21

Miscellaneous 2 1 3 210 ~~~~~~Total 7 5 2 14 100

0 * Majority of the affected business have employee strength of 5 to 10 persons.* A small percentage of commercial establishments such as hotels and restaurants,

miscellaneous establishments, have employee strength of more than 10 persons.* Timber and plywood shops, tailor shops, miscellaneous establishments have an

* employee strength of 0 to 5 persons. Printing and related works have employeestrength of more than 10 persons.

v. Labour status of affected commercial establishments

0 Corimbeolal 7sthInionts Full thna Casual labor Totbl % total

Metal For-ging and Blacksmith 2 2 1 4

Hardware 2 2 14

Timber and Plywood 1 1 7Tailors and Dress Makers,Sewers and Related Shops 1 1 7

Hotel and Restaurant 2 2 14

Grocery 3 3 21

Miscellaneous 1 2 3 21

Total 11 3 14 100

* Majority of the affected businesses employ full time labour. Tailors and dressmakers,miscellaneous establishments employ casual labour.

* The affected businesses are not dependent on part time labour for their operationalrequirements.

i * vi. Native place of employees

LocatIon Not. %Uttar Pradesh 2 15

Maharashtra 7 54

Gujarat 1 8

Madhya Pradesh 3 23Total 13 100

* Majority (54%) of the employees are from Maharashtra followed by employees based* in Madhya Pradesh (23%).

* Employees from Gujarat, Uttar Pradesh form a small percentage of the total labour* employed in project site.

* vil. Religion of employees

Religion Noa. I

* lHindu 8 62

Muslim 5 38

* Total 13 100

* A major percentage (62%) of the employees are Hindus. A minor percentage (38%)of the employees are Muslims.

00


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viii. Employee shifts in commercial establishments

IShifts Nos. %'Single 12 86Two shifts 1 7 Nat available 1 7Total 14 100

A major percentage (86%) of the employees work in a single shift followed by 70/ ofthe employees who work in two shifts.

ix. Availability of workers far commercial establishments

kist n)e Ns. %Local (1k ) 5 3i to 2 km 2 142 to5 km 3 2> 5km 3 2Not available 7Total 14 100

Majority of the workers (36%) reside within a distance of less than 1 km from theaffected businesses. This indicates that a majority of the commercial establishmentsat the project site are dependent on local labour.21 % of the labour population surveyed resides within a distance of 2 km to 5 km fromthe affected businesses while an equal percentage of labour population resides withina distance of more than 5 km.

x. Source of raw materials for manufacturing units

Distance Nos. %2 lo5 km 2 14> 5km 4 29Not available 8 57Total 14 100

* A major percentage (57 %/) of the affected manufacturing units did not have anyspecific supply source of raw materials for production.

* This is followed by 29% of the affected manufacturing units that obtain raw materialsfrom a distance of more than 5 kms.

xi. Source of raw materials for tradersIDistance Nos. %ZI> 5kmI 7Not available 13 93Total 11 jJ J J

*A major percentage (93%) of the affected commercial establishments did not stateany specific supply source for obtaining raw materials.

xiiL Mode of transportation for raw materials

Cheslerton Meghraj 'lroperty C onsullants (P) Ltd 2 1

| II 1' Iillin-.s \kRcSd- 'tud\o v11lll trA><s2,l IVI 1 P liu,inc,s Necd, Swd~~ \ppvn,Ii,c hn, I nw Rcp l .I( mc II iDeleted:

Majority of the surveyed businesses are dependent on roadways for transportation ofraw materials.

xiii. Cost of transportation (INRlmonth)

Cost of t vmpt on Noe. %> 5000 9 645000 to 1 0000 4 2910000 to 20000 1 7Total 14 100

* Cost of transportation for majority of the affected commercial establishments is morethan INR 5000.

* Select affected businesses such as mechanic and related works, grocery stores havetransportation cost ranging from INR 5000 to INR 10000.

xiv. Cost of business (INRtmonth)

_ Con~mereClI tblahmwnts 60000 to *00000 >1 baki RIuk d TotalMetal Forging and Blacksmith 1 1 2Hardware 2 2Timber and Plywood 1 1Tailors and Dress Makers,Sewers and Related Shops 1 1Hotel and Restaurant 1 1 2Grocery 1 1 1 3Miscellaneous 3 3Total 1 5 14

* _____________________ % 7 57 36 100

* * Cost of business (input cost) of majority of the affected businesses is more than INR100,000. These businesses include Timber and plywood shops, tailors anddressmakers, hotels and restaurants and miscellaneous commercial establishments.This indicates that the scale of investment in majority of the affected commercial

* establishments exceeds INR 100,000.Cost of business of smaller commercial establishments such as grocery stores,ranges from INR 50000 to INR 100000.

xv. Average weekday fooffall

.Oto iOOto 2000to s500to* Commercial stablilhmrnit 1000 2000 5000 10000 lo W0000 Refusd Total

Metal Forging and Blacksmith 2 2

Hardware __ - = ___=_2 2Timber and Plywood 1 ______ 1~

Tailors and Dress Makers,Sewers and Related Shops 1 1Hotel and Restaurant =I1 1 2Grocery _ _ _ _ _ __ 2 1 3

Miscellaneous 1 . 2 1 1 3Total I 1 3_ 2 14

* % 7 0 14 21 7 50 100

* Average weekday footfall for the commercial establishments such as Timber and* plywood shops, hotels and restaurants is in the range of 2000 to 5000 persons.

* A small percentage of affected commercial establishments such as miscellaneous* commercial establishments account for a footfall in the range of 5000 to 10000

persons.

0Cheslenon Meghralj Pro,oerty ('onsullanus (P) Ltd 22

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xvi. Average weekend fooffall

OW lpi. 3 aaItp. UiOtoCommercial etabilshment, 1000 MM' I0 >100Q0 ftfwued TotalMetal Forging and Blacksmith 2 2Hardware 2 2Timber and plywood 1 1Tailors and Dress Makers,Sewers and Related Shops 1 1Hotel and Restaurant IlI_____ 1 1 2Grocery 2 1 3Miscellaneous 1 1 1 3Total 1 0 1 4 1 7 14__ _ _ __ _ _ _ __ _ _ _ 7 0 7 29 7 50 100

Commercial establishments such as hotels and restaurants, grocery shops accountfor an average weekend fooffall of 5000 to 10000 persons.

xvii. Cost of machinery and equipment (INR/month)

1000 to 2000toCommercial establlshrents 2000 i5000 5000 No respnse TotalMetal Forging and Blacksmnith 1 1 2Hardware 1 1Hotel and Restaurant 1 1 2Miscellaneous 1 1

* Commercial establishments such as metal forging establishments, hotels andrestaurants have a recurring cost in the range of INR 1000 to 2000 on machinery andequipments for daily use.

* Commercial establishments such as hotels and restaurants have costs on machineryand equipment in the range of INR 2000 to INR 5000.

xviii. Cost of electricity (INRimonth)

Commercial establIshments 0 to 1000i 1000 to 2000 2000 to5 O i5000 TotalMetal Forging and Blacksmith 1 1 2Timber and Plywood 1 _ 1Hardware 1 1 2Tailors and Dress Makers,Sewers and Related Shops 1Hotel and Restaurant 1 1 2Grocery 1 1 1 3Miscellaneous 1 2 3Total 3 6 3 2 14% 1 21 43 21 14 100

* Majonty of the affected businesses have a cost of electricity in the range of INR 1000to INR 2000 per month.

* Businesses such as hotels and restaurants, metal-forging establishments that aredependent on electrical equipment have electrical costs in the range of INR 2000 toINR 5000 per month.

xix. Cost of water charges (INR/month)

Commrcialnestablishments 0 to 200 200 to400 400 to i00 S60 to 800 400 to 1000 I >10i0 i TotalW,Timber and Plywood 1Tailors and Dress Makers, 11Sewers and Related ShopsHotel and Restaurant 2 2

Chesterton Meghraj Property ConsultanLs (P) Ltd 23

* 1. iiP Busmn Nccd. St iud \ppcn(IlcNs I)rJ itial l(prp \QVolwnc 11i Deleted:

Ci .stabllwnts 0 t 0o400 400to t | OtolOIc co 1000 TotalMiscellaneous 1 1 1 1 4

* Total 0 1 2 2 0 3 a% O 13 25 25 0 38 100

Water charges for affected businesses such as hotels and restaurants are more thanINR 1000 per month. Select commercial establishments such as timber and plywood

0 shops pay water charges in the range of INR 600 to INR 800 per month.

* xx. Wages & Salary (INRlmonth)

ConicWefabllhmrf to 200t 4000 to 6000 to O00 to IOO oa* CammwvlalibIahIr2t00 4C0 40 00 a 10000 100| Total

Meiai Forg.r.g and BlacksM,1h 1 I

Hardware 2 2_

Timber and plywood 1 1

Tailors and Dress Makers, 1 1Sewers and Related ShopsHotel and Restaurant I _ 1 1 1 2

Grocery I __ 2MI sc llaneous __ _ __ _ _ __ _ _ _ 3 4

* Totaellaneous 0 5 0 2 0 7 14

_ _ _ _ _ _ _ _ _ _ _ _ 0 36 0 14 0 50 100

* * Variation is observed in the wages & salary paid to the workers in the affectedbusiness establishments. Commercial establishments such as timber and plywood

* shops, tailor shops, hotels and restaurants pay salaries more than INR 10000 permonth.

xxi. Other costs (INRJmonth)

l 0| C.mmCon al fabllhm.nta 400 IiW: | 600 to 800 800to1000 '#1000 Toal|Metal Forging and Blacksmith 1 1 2

l _ | Hardware 2 11 2Timber and plywood 1 1Tailors and Dress Makers, 1 1Sewers and Related Shops l__ll _

Hotel and Restaurant 1 1 2* ~~~~~~Grocery 1 __ __I 1 3

Miscellaneous 3 3Total 4 1 4 j 14l_ _ __% 29 7 29 36 100

l * * Commercial establishments such as timber and plywood shops, tailors anddressmakers, metal and forging establishments incur additional costs in the range of

* g INR 800 to INR 1000.. Hotels and restaurants and miscellaneous commercial establishments incur additional

* costs more than INR 1000.

* xxii. Rental for the space (INR/month)b Majority of the surveyed businesses do not operate out of rented space.

* xxiii. License statusAll the surveyed businesses are license holders.

xxiv. Type of license held

I Type d lleme I Nos. I II Gumosta I 11 79

Chesterto Mcihj Prope Business/Trade 1 7

| ~~~~~~Chesknron Meshr-aj Propenty Consultants (P) Ltd 24

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Tv> of license Nos. %Hardware 1 7 INo response 1 7Total 14 100

Majority (79%) of the affected businesses are Gumosta license holders, followed bybusinesses that hold business and trade licenses.

xxv. Year of obtaining licenseYearofconstructon oftructura No.1940 to 1970 11970 to 2000 12Refused J 7Total 14 100

Most (86%) of the affected businesses have obtained their licenses between theyears 1970 to 2000, followed by businesses that have obtained their licensesbetween the years 1940 to 1970.

xxvi. Year of construction of structureYear of construction of structure Nos. %1940 to 1970 1 71970 to 2000 1 2 86Refused 1 7Total 14 100

A major percentage (86%) of the commercial establishments has constructed theirstructures in the year 1970 to 2000. Business establishments that have constnuctedtheir structures in the year 1940 to 1970 follow this.

xxvii. Structural maintenance cost (INRfmonth)

Maintenance cost Nos. %Oto 100 a 571 00 to 500 6 43Total 14 100

Majority (57%) of the affected business establishments have a structural maintenancecost in the range of INR 0 to 100 per month. This is followed by businesses (43%)that incur maintenance costs of upto INR 100 to INR 500 per month.

xxviii. Awareness regarding relocation of business establishments

Re sponsec Nos. I %Positive 10 71Negative 4 29Total 14 100

Majority of the affected businesses (71%) are aware of relocation of their businessestablishments, while 29% of the affected businesses stated that they were unawareof being shifted to an altemate location.

xxix. Source of information regarding MUTP

Source of Information NOg. %When the project work staried 2 14When they came for inquiry 3 21

From neighbors 5 36No response 4 29Total 14 100

Chcsterton Meghraj Property Consultants (Pl Ltd 25

%H I P \ccds. Sld \ppndic e,~ or.] ma Repo~rt (C fliumc 11Deleted:

* Majority of the affected businesses (36%) stated that they were made awareregarding MUTP from local population.

* 21% of the affected businesses stated that they were made aware of MUTP when the* MMRDA officials came for enquiry.

* xxx. Whether there is adequate communication from MMRDA

* Roe No. %Positve 8 57Negative 2 14

* . No response 4 29Total 14 100

* Majority (57%) of the affected businesses stated that they do not have adequate* communication from MMRDA.

* This is followed by 14% of the surveyed businesses who expressed that they have* received adequate communication from MMRDA regarding MUTP.

* xxxi. Willingness to relocate elsewhere

0 ~~~~~~~~~~WhimlWa Nos'.Yes I 3 | 21 lNo 11 79Total 14 100

* * It has been observed that majority (79%) of the affected businesses do not wish toshift to an altemate resettlement location. This indicates the dependence of theaffected businesses on locational attuibutes for successful operation.

* xxxii. Satisfaction with MMRDA's approach for rehabilitatlonResponse Nos. %

* Satisfied 5 36Not satisfied 5 36No response 4 29Total 14 100

* A major percentage (36%) of the affected businesses is not satisfied with MMRDA's* approach for rehabilitation.

. Other commercial establishments did not express any response towards MMRDA'srehabilitation approach.

xxxiii. Reasons for satisfaction with MMRDA's approach

Reson dabed Nos. %I Business not functioning well from present location 5 100

Legal compensation expected at proposed location o oGuidance and help from Govemment authority 0expected o 0Total 5 100

* * All the surveyed businesses that were satisfied with MMRDA's approach forrehabilitation, stated lack of good business at the project site location as the reason

* for looking forward to being rehabilitated elsewhere.

Chesienron Mcghraj Property Consultants (P) Ltd 26

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xxxiv. Reasons for lack of satisfaction with MMRDA

Reason stted Not. %Proposed resettlement site is not suitabledue to inadequate transportation network 4 80Proposed resettlement site is suitable forresidential development, not forcommercial development 0 0No response 1 20Total 5 100

* The reason cited by the affected businesses for lack of satisfaction with MMRDA isthat the resettlement location does not have adequate transportation network.

xxxv. Expectations from Govemment agency

Exapc aom stated Nos. %No such expectation 6 43Security of tenure supported by legal documents 1 7Same area required as that occupied at present 1 7Provision of basic infrastructure facilities for pemmanent settlement 6 43Total 14 100

* Provision of basic infrastructure facilities are expected by the affected businesses(43%) from the Govemment agencies involved.

* An equal percentage (43%) of affected businesses stated that they did not have anyspecific expectation from the Govemment agencies involved.

xxxvi. Expectations for compensation package

Response Nos. %Yes 0 0No 14 100Total 14 100

* All the surveyed businesses do not look forward to a compensation package.

xxxvii. Suggestions for MUTP

Sug tionforUiP_ NoS. %Existing settlements should be retained 3 21lnsitu rehabilitation 8 57Greater interaction of the Govemmentagency with PAPs required 2 14No response 1 7Total 14 100

* Majorty (58%) of the affected businesses prefer insitu rehabilitation. This is followedby the response that the settlements should be retained at the existing location.

* This indicates that most of the affected businesses are unprepared for shifting out ofthe present location and starting afresh from the proposed resettlement site.


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Appendix C* Primary Survey Findings* Jogeshwari ROB South

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PRIMARY SURVEY FINDINGS -FOR JOGESHWARI ROB SOUTH

Summary of Primary Survey Findings: Jogeshwari Rob South

1. The project site is an established location in the city for the affected businesses. Thewestern linkage of Jogeshwari ROB South is located in close proximity to S.V. Roadwhile the eastern linkage is located in close proximity to Jogeshwari railway station.Majority of the affected commercial establishments operate out of rented premisesand are located on private lands.

2. Majority of the affected businesses have set up their operations for more than tenyears. This indicates that the businesses have established their presence at the givenlocation.

3. The westem linkage is located in close proximity to S.V. Road offering directconnectivity to the westem suburbs in the city as well as the Westem ExpressHighway, while the eastem linkage is located in close proximity to Jogeshwari railwaystation. This is the primary reason for roadways being the preferred mode oftransportation for affected commercial establishments.

4. Jogeshwari railway station is located at a distance of less than km from the projectsites (eastern and western linkage). This facilitates transportation of goods and rawmaterials from the project site by rail route.

5. Minimal variation has been observed in weekend and weekday footfall. This indicatesthat there is a constant flow of customers visiting the affected commercialestablishments.

6. Market for distribution of finished goods for majority of affected businesses is locatedboth onsite and at other locations as well.

7. Majority of the affected businesses occupy an area of 225 to 300 sft. These includehotels and restaurants, stationery shops, grocery shops, auto garages and auto parts,tailors and dressmakers.

8. Majority of the structures of affected businesses are pucca structures. Other materialsused for construction of the structures include tin/asbestos sheets, plywood.

9. Raw materials for the affected businesses are obtained from a distance of more than5 kms. This includes locations within and outside Mumbai. Locations within Mumbaiinclude Andheri, Jogeshwari and Goregaon.

10. Labour for the affected businesses is available from an area of within 1 km. Thisindicates that the affected businesses are dependent on local resident labourpopulation for their labour requirements.


d I N, ku"lic" .C.d.,.m\ \ppcrdiLco Im Jt,il Itepori \ Iniwc 1) De leted:

* PRIMARY SURVEY ANALYSIS: JOGESHWARI SOUTH ROB


Typ of u ood I.vtc.. Noe. 1 AaumnVlorsMetal Forging and Blacksmith 1 2 Lathe machine worksHardware 4 7 Building materialsTimber and Plywood 1 2 Timber scrap, plywood

Food and related 3 5 Flour millTailors and Dress Makers,Sewers and Related Shops 13 1-Apparel2- Gaments,2-TailonngMechanic and Related Works 5 9 PipeElectrician and Related Works 1 2 Servicing of electronic goodsJewellery 1 2 JewelleryPrinting and Related Works 1 2 Printing on garmentsMedical and Related 2 4 Medicine shops, chemist shops

Hotel and Restaurant 6 11 Hotels and restaurantsStationary 3 5 General stores, stationery

* Grocery a 14 Grocery storesAuto Garage and Auto Parts 5 9 Scrap motor parts, Auto parts, motor parts,___________________________ repairing motor parts

_ Miscellaneous 8 14 Cycle shop, Saloon, STD booth, Nursing school

Total 56 100

* Grocery (14%) and miscellaneous commercial establishments (14%) followed by5 tailor and dress makers (13%) form a major component of affected commercial

establishment at the affected site.* Mechanic and related work, hotel and restaurants, auto garage and auto parts are

other prominent commercial establishments located at the project site.

* II. Business process of commercial establishments

* Manufacturing 27 _ 48Retailin 29 52Total 56 100

* Majority (52%) of affected commercial establishments are involved in manufacturingactivity followed by retailing (48%).

iii. Area of affected commercial establishmentsArea ange 22S5 0 . 450- 5002 SWS0- 6S 00 700- >750 Total

300 SIC 400 500 550 600 650 700 750 __

Metal Forging and Blacksmith 1 1 2Hardware 1 1

Timber and Plywood 1 1

Food and related 2 - 1 1 4

Tailors and Dress Makers, Sewers and 4 1 7Related Shops I I 1 I I

Mechanic and Related Works 1 - 1 1 _ 1 4

* Electrician and Related Works - 2 1 3

Jewellery 1 1_ Printing and Related Works 1 1

* Medical and Related 1 1 - 2

Hotel and Restaurant 1 2 1 51 5Stationary 2 1 3 _ 3Grocery _ 3 2 3 _ 8Auto Garage and Auto Parts 3 I 2 6

Miscellaneous 1 3 _ 2 1 - - 1 8

Total 6 19 3 9 11 1 2 1 0 1 3 56

* % 11 34 5 16 20 2 4 2 0 2 5 100

-Chcsternon Mcghraj Property Consultants (P) Ltd 30

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* Majority of the affected businesses occupy an area of 225 to 300 sft. These includehotels and restaurants, stationery shops, grocery shops, auto garages and auto parts,tailors and dressmakers.

* Commercial establishments such as timber and plywood shops, food and relatedworks, mechanic and related works occupy an area of 600 to 650 sft. Food andrelated shops, Mechanic and related works and miscellaneous commercialestablishments occupy an area of more than 750 sft.

iv. Location of commercial establishments within project site

Commercial .atablehments Inerio lane Inbtrnal road Main road TotalMetal Forging and Blacksmith 2 2Hardware 1 1Timber and Plywood 3 3Food and related 2 2Tailors and Dress Makers,Sewers and Related Shops 3 1 2 6Mechanic and Related Works 2 1 1 4Electrician and Related Works 1 2 3Jewellery 1 1Printing and Related Works 1 1Medical and Related 2 2Hotel and Restaurant 1 5 6Stationary 1 1 2 4Grocerv 1 8 9Auto Garage and Auto Parts 1 4 5Miscellaneous 1 6 7Total 14 4 38 sB% 25 7 68 100

* Majority of the affected businesses are located along the main road. These includemetal forging establishments, hardware shops, food and related works, hotels andrestaurants, auto garages and auto parts and miscellaneous establishments. Thisindicates that majority of the affected businesses enjoy visibility and accessibility atthe present project site location.

v. Time period since businesses are in operation at the pro ect site-Year. of operation Noe. %Oto5 6 115 to 10 6 11

-More than 10 years 43 77No response 1 2Total 56 100

* Majority (77%) of the affected businesses have been operating from the project sitefor a period of more than 10 years.

* 11 % of the affected businesses have been in operation for a period of 0 to 5 years.An equal percentage (11 %) of affected businesses has been in operation for a periodof 5 to 10 years.

vi. Monthly tumover of affected commercial establishments (INR/month)

Commerclalsstabiiahments 10,000o11 0 lkto2 21*11hto Slakhtq~ IOlakh Ttl %eaI lakh blch Slakh I bakh and above Total % tobl

Metal Forginq and Blacksmith 1 1 2Hardware 1 2Timber and Plywood 1 1 2Food and related 3 1 4 7Tailors and Dress Makers, 5 2 7 13

Chestenon Mcghraj Property Consultants (P) Ltd 3 1

S* | II' iP,n s- Ncvcd' 1,Ilut \ppen.lcdi c, 1- J mal kcp rr i.l II) Delted:

* Com m wnbl 10,MOO 111ukhto2 Zlkhto |lakhto 10"lid | Toal %total

* Sewers and Related Shops bkhJewellery 1 1 2

Mechanic and Related Works 2 1 1 1 1 6 11Electrician and Related Works 2 1 3 5

Printing and Related Works 1 1 2

* Medical and Related 1 1 2 4

Hotel and Restaurant 2 2 1 1 5 9

Stationary 1 1 1 3 5

Grocery 5 2 1 8 14


Miscellaneous 6 1 1 8 14

Total 34 9 7 5 1 56 100

* Majority of the affected businesses have the monthly tumover ranging from INR_ 10,000 to INR 100,000.

. Grocery, medical and related, hotel and restaurant have a monthly tumover rangingfrom INR 200000 to INR 500000.

vii. Number of people employed* Comms*tlal [1Wbtshnntnh to 5s 6 to 10 > 10 No reaponrm Total % total

Metal Forging and Blacksmith 2 2 4

Hardware 1 1 2

Food and related 1 1 2 4Tailors and Dress Makers. Sewers 4 2 1 7 14and Related Shops _

Jewellery 1 I 1 2

Mechanic and Related Works 2 1 1 t 1 4 8

* Electrician and Related Works 6 6 12Printing and Related Works 1 1 2Medical and Related 1 1 2

Hotel and Restaurant 4 2 6 12Stationary 3 3 6

0 Grocery 4 1 5 10Auto Garage and Auto Parts 3 2 5 10Miscellaneous 3 1 1 5 10

Total 36 10 2 1 49 100

0 * Majority of affected businesses (metal forging, hardware, auto garage and auto parts)have employee strength of 0 to 5 persons.

* Commercial establishments such as food and related products, tailor shops, autogarage and auto parts have an employee strength ranging from 5 to 10 persons.

viii. Labour status of affected commercial establishmentsCommercW fa biMlhnments Full time Casual labor Total % totalMetal Forging and Blacksmith 2 1 3 6Hardware 1 0 1 2Food and related 2 0 2 4Tailors and Dress Makers, Sewers 7 0 7 14and Related ShopsS Jewellery 1 0 1 2Mechanic and Related Works 4 1 5 10Electrician and Related Works 2 0 2 4Printing and Related Works 1 0 1 2Medical and Related 1 0 i 2Hotel and Restaurant 6 1 7 14Stationer 3 0 3 6Grocery 5 1 6 12

0 Auto Garage and Auto Parts 5 1 6 12Miscellaneous 2 2 4

* Total 42 7 49 100

Chesterton Mcghraj Properiy Consultants (P) Ltd 32

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L Majority of the affected businesses employ full time labour. Select businesses such asmetal and forging establishments, mechanic and related works, auto garage and autoparts, miscellaneous commercial establishments employ casual labour.

ix. Native place of employees

Location _ Noe. V.Uttar Pradesh 7 13_uirat 3 5Maharashtra 30 54Rajasthan 4 7Kamataka 1 2No response 11 20Total 56 80 I

Majority (53%) of the labour employed in the commercial establishments is fromMaharashtra followed by labour population (13%) from Uttar Pradesh.

x. Religion of employees

Religlon Nos. I #_Hindu 37 66Muslim 8 14No response 11 20Total 56 80

Majority (66%) of the labour employed in the affected businesses consists of Hindupopulation.

xi. Employee shifts In commercial establishments

Shifts Nos. %Single 44 79Two shifts 1 2No response 11 20Total 56 80

Majority (79%) of the commercial establishments operate in a single shift while 2% ofthe commercial establishments operate in two shifts.

xii. Availability of workers

Distance Nos. %Local (<1 km) 25 45l to2km 10 182to5km 10 18Not available 1 1 20Total 56 100

Major component (44%) of the labour population for the affected businesses isavailable from an area within a distance of 1 km. This indicates that the affectedbusinesses are dependent on local resident labour population for their labourrequirements.


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xiii. Source of raw materials for goods/services (for manufacturing units)

* I Distance Noe. %<1km 8 261 1to 2 km 7 23

2to5km 7 23

>5km 9 29

_ Total 31 100

* * Source of raw materials for majority (29%) of the commercial establishments islocated at a distance of more than 5 kms. The locations primarily include Andheri,Goregaon, Malad and Vasai.

0 This is followed by 26 % of the affected businesses that obtain raw materials from a* distance of less than 1 km. The locations primarily include Jogeshwari (East) and

local markets.

xiv. Mode of transportation of raw materials

* Distance Nos. %By road 53 95By rail 3 5Total 56 100

* * 95% of the affected businesses use roadways as the mode of transportation for

a obtaining raw materials.

xv. Cost of transportation (INR/month)

iof on -No.- %* 0 to 2000 35 66

2000 to 4000 11 214000 to 6000 4 8

l * 6000 to a000 1 2> I10000 2 4Total 53 100

i Majority (65%) of commercial establishments incur transportation costs of upto INR

2000 per month. This is followed by businesses (21%) that incur transportation costs

ranging from INR 2000 to INR 4000 per month.

xvi. Market for distribution of finished goods

Location Noa. I %Onsite 46 82At any other location 1 2Both onsite and at other location 9 16

* Total 56 100

* * Market for distribution of finished goods for majority (82%) of affected businesses is

located both onsite and at other locations as well.

xvi. Consumer profile for affected commercial establishments

* Type of consumer Nos. %Wholesaler 3 5Retailer 21 38End user(local population) 31 55Industries 1 2Total 56 100

0Cisesterton Meghraj Property Consultants (P) Ltd 34

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* Consumer profile for the affected businesses majority consists of end users (55%)followed by retailers (38%).

xvii. Cost of business (INR/month)

Commercial 5000 10000 20000 30000 Reo T l _C l 5000 to to to to to to Refuad Total %

establishments 10000 200 30000 40000 50000 100000 blah

Metal Forging and 1 1 2 4BlacksmithHardware 1 1 2Food and related 1 2 3 5Timber and plywood I1 1 2 4Tailors and DressMakers, Sewers and 1 1 4 1 7 13Related Shops _ _Jewellery 1 1 2Mechanic and Related 1 4 1 6 11WorksElectrician and Related 1 2 3 5Works IPrinting and Related 1 1 2WorksMedical and Related 2 2 4Hotel and Restaurant _ _ 1 1 4 6 11Stationery 3 3 5Grocery 7 1 8 14Auto Garage and Auto 1 2 2 5 9PartsMiscellaneous 1 3 2 6 11Total 1 0 3 0 0 3 2 37 10 56 100

* Cost of business for majority of affected businesses such as hardware shops, tailorsand dress makers, jewellery shops, hardware shops, auto garage and auto parts ismore than INR 100000. Cost of business for timber and plywood shops, electricianand related shops, tailors and dressmakers is in the range of INR 10000 to INR20000.

xviii. Average weekday fooffall

Commercial establishments O to 1000 to 2000to 0Wo to >10000 Refusd Total #

Metal Forging and Blacksmith 1 1 2 4Timber and Plywood 1 1 2 4Hardware 1 1 2Food and related 1 1 2 4 7Tailors and Dress Makers, 1 1 5 7 13Sewers and Related Shops 1Jewellery 1 1 2Mechanic and Related Works 1 4 5 9Electrician and Related Works 3 1 4 7Printing and Related Work 1 1 2Medical and Related work 1 1 2 4Hotel and Restaurant 1 1 2 1 5 9Staticnary 1 1 1 1 4 7Grocery 4 1 1 1 7 13Auto Garage and Auto Parts 1 2 3 5Miscellaneous 3 1 4 8 14Total 16 2 4 7 5 22 56 100

Chesterton Meghraj Property Consuttants (P) Ltd 35

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| P It 11' lmsric'ln ';.cc,I 'iuds \p lr'I1c. I i.) Rcr,on <\el mic 11) Deleted:

Average weekday footfall for the affected businesses is in the range of upto 1000persons per day.

xix. Average weekend fooffall

Commn rnial Osmnt oto tqqD woo 5to OtO ->10 R.0 k d Total %_________ 1060~~iOO 300 6000 10000

Metal Forging and Blaksrsmlr, I 1 2 4Timber and Plywood 1 1 2 4

Hardware ___1 1 2Food and related 1 2 3 5

Tailors and Dress Makers, Sewers 1 1 1 4 7 13and Related Shops I I_IJewellery 1 1 2

Mechanic and Related Works 1 3 4 7

Electrician and Related Works 3 1 4 7

Printing and Related Work _ _1 1 2

Medical and Related work 1 1 2 4Hotel and Restaurant 1 1 2 2 1 7 13

Stationary 1 1 3 5

Grocery 4 1 1 1 1 8 14

Auto Garage and Auto Parts 1 3 4 7

0 Miscellaneous 2 2 2 7 13Total 13 a 5 , 6 Is 56 100

Average weekend fooffall for majority of the affected businesses is in the range ofupto 1000 persons. This indicates that there is minimum variance between weekdayand weekend fooffall for the affected businesses.

xx. Cost of machinery and equipment (INRlmonth)

* Comnwir al l *i O to 100 O 1000 to 2000 to 000 :O|000 Total %Metal Forging and Blacksmith 1 1 4

5 ~~~Timber and Plywood 1 _ ___ 1 1 3 1 1

Food and related 1 1 2 7Tailors and Dress Makers, Sewers 2 2 4 1 5and Related Shops i_i_i_I

Mechanic and Related Works 1 2 3 1 11Electrician and Related Works 2 2 4 15

_ Jewellery __1___1 1 4

Hotel and Restaurant 3 1 | 1 5 19Stationary .j_ 1 _j_ 1 1 4


S Miscellaneous 1 l 1 2 7I Total 6 4 8 | 9 27 | 100

* * Cost of machinery and equipment for timber and plywood shops, food and relatedestablishments, auto garage and auto parts is upto INR 2000 to INR 5000 per month.

* * Cost of machinery and equipment for metal forging establishments, tailors anddressmakers, hotels and restaurants is in the range of INR 1000 to INR 2000 per

* month.

* xxi. Cost of electricity (INR/ month)

Comniercetal bbllshmonts Oto1000j 1000to2OO0 2000to56000 |>5000 Total %Metal Forging and Blacksmith 1 1 2 4Timberand Plywood 1 1 l 2 4 l

Hardware 1 1 2Food and related 1 2 1 3 5Tailors and Dress Makers, 3 1 2 1 7 13

l * | Sewers and Related Shops

Chcstcnon Meghraj Propcny Consultants (P) Lid 36

Comrmercal .attblhtm.nta O to 1000 1000 to 2000 23 to 500 5000 Total %Mechanic and Related Works 2 3 5 9Electrcian and Related Works 3 1 4 7Jewellery 1 1 2Hotel and Restaurant 1 2 2 1 6 11Medical and related works 1 1 2 4Stationary 3 1 4 7Grocery 5 2 1 8 14Auto Garage and Auto Parts 3 2 5 9Miscellaneous 5 1 6 11Total 21 17 13 5 56 100

* Cost of electricity for major percentage of metal and forging establishments,electrician and related works, jewellery shops, medical and related shops, tailors anddressmakers, food and related products is in the range of INR 1000 to INR 2000,while the same for a major percentage of timber and plywood shops, hardware shops,tailors and dressmakers, grocery shops, miscellaneous commercial establishments isin the range of upto INR 1000 per month.

* Cost of electricity for food and related shops, electrician and related shops is morethan INR 5000 per month.

xxii. Cost of water charges (INR/month)

Commercial establishments 0 to 200 260 to 400 400 to 600 600 to 80 80 to 18Oo >1000 Totl %Metal Forging and Blacksmith 2 2 4Timber and Plywood 2 2 4Hardware 1 1 2Food and related 1 1 2 4Tailors and Dress Makers, 5 5 11Sewers and Related Shops _

Mechanic and Related Works 2 1 _ _2 4Electncian and Related Works 3 1 4 9Jewellery 1 1 2Hotel and Restaurant 1 1 4 6 13Medical and related works 1 1 2Stationary 2 _ 2 4Prnting and related works 1 1 2Grocery 6 1 7 16Auto Garaqe and Auto Parts 4 4 9Miscellaneous 6 __ 7 16

Total 34 3 1 1 1 S 46 100

Cost of water charges for majority of commercial establishments is upto INR 200 permonth. Food and related establishments incur cost for water charges more than INR1000 per month.

xxiii. Wages & Salary (INR/month)

Commerclal establishments 0 to 2000 to 4000 to GM to a 510000 Total %2000 4000 600 800 10000Metal Forging and Blacksmith 1 1 2 4Hardware 1 1 2Food and related 1 1 2 4Tailors and Dress Makers, Sewers 2 1 1 3 7 16and Related ShopsMechanic and Related Works 1 1 2 4 9Electrician and Related Works 2 2 4 9Jewellery 1 1 2

Hotel and Restaurant 1 1 1 2 _ 1 6 13Medical and related works 1 1 2

Stationary 2 1 _ 3 7Printing and related works _ __ 1 1 2

Chesterton Meghraj Propeny Consultants (P) Ltd 37

I \ I t I i II n I" IItSt u \ rlt II I1 I[(\ .I u III Deleted:

| Commercil eatmblgimsa 0 ° to '2000t 40 to 6000 to 0| to.i -|100 Totl | %Comnirdl otibghrnrft2000 44 ooo00 g00 10000 oM Tta %

Grocery 1 3 1 5 11Auto Garage and Auto Parts 2 2 4 9

0 Miscellaneous 1 1 1 1 4 9Total 4 6 13 5 2 15 45 100

* * Wages and salary for majority of affected businesses is in the range of INR 4000 toINR 6000 per month. Wages and salary for hotels and restaurants, medical and

0 related establishments, stationery shops, grocery shops and miscellaneouscommercial establishments is in the range of INR 4000 to INR 6000 per month.

xxiv. Rental for the space (INR/month)

* RAntd forthe * e (INR l nth) Noe. .O to 2000 20 71

* 2000 to 4000 4 144000 to 6000 2 7

* 6 l00to 8000 1 4> 10000 1 4

* Total 28 100

Rental for the space occupied by majority (71%) of the affected businesses is upto* INR 2000 per month. This is followed by 14% of the commercial establishments that

incur rental costs in the range of INR 2000 to INR 4000 per month.

xxv. Other costs (INR/month)

* Comml_lbhnw 200Wto 400to OIC |to 000 l1000 R d Tol %

Metal Forging and Blacksmith 1 | | 1 2 4

FHardware j | 1 1 2

Timber and plywood _ I 1 1 2 4

_ Food and related 1 1 1 3 6

Tailors and Dress Makers, 2 1 1 1 1 1 2 7 1 13 lSewers and Related Shops l _ l l_l_l_l

Mechanic and Related Works 1 j 2 1 4 7Electrician and Related Works _ 1 1 1 1 11 1 1 4 7

* Jewellen/ _ 1 i i l l lr1 1 2

Hotel and Restaurant 2 1 1 2 6 11Medical and related works 1 1 | _ 1 j 2 4

Stationary 1 2 _ __3 _ 6

Printing and related works I 1 1 2

Grocery 2 2 1 2 1 1 8 1 5Auto Garage and Auto Parts 1 1 1 1 1 5 9

Miscellaneous 3 1 1 1 1 7 13

Total 11 9 6 8 13 7 54 100

0 * Other costs incurred by a majority of businesses such as metal forging shops, timberand plywood shops; food and related products, tailors and dressmakers, printing andrelated works is more than INR 1000 per month. Hardware shops, mechanic andrelated works, electrician and related works, stationery shops, miscellaneous

* commercial establishments incur costs ranging between INR 800 to INR 1000 permonth.

xxvi. License statusUl.ns. status No*. %

l * I License holder |54 96 lNon license holder 2 4

l | | Total s5 100

0l ~~~~~~Chestvrton Meghrsj Property Consullants (P) Ltd 38

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* Majority (96%) of the affected businesses are license holders. Only 4% of thesurveyed businesses are non-license holders.

xxvii. Type of license held

Type of licensf | Noa. %Gumosta 55 r 98No response 1 2Total 66 98

* All the surveyed businesses are Gumosta license holders.

xxviii. Year of obtaining license

Year of obtaining license Nos. % l1940 to 1970 7 1 31970 to 2000 35 63After2000 6 11Refused 8 1 4Total 56 100

* A major percentage (62%) of the affected businesses has obtained their licensesbetween the years 1970 to 2000, followed by 13% of the businesses that haveobtained their licenses between the years 1940 to 1970.

* This indicates that most of the business establishments have grown at the project sitelocation in the last three decades.

xxix. Year of construction of structure

Year of construction of stvtum No. -%Before 1940 3 51 940 to 1970 28 501970 to 2000 14 25A1ter 2000 1 2Refused 10 18Total 56 100

* Majority (50%) of the affected businesses have constructed structures in the timeperiod of 1940 to 1970. This indicates that emergence of the project site location forbusiness activities of the identified nature have taken place for more than 30 years.

* Businesses that have come up in the years 1970 to 2000 constitute 25% of the totalbusinesses surveyed.

xxx. Structural maintenance cost (INR/month)

Maintenance cost Noe. %0 to 100 29 52100 to 500 24 43500 to 1000 1 2>1000 2 4Total 56 100

* Structural maintenance cost for majority (51 %) of the commercial establishments is inthe range of upto INR 100 per month, followed by 43% of the commercialestablishments that incur structural maintenance cost in the range of INR 100 to INR500 per month.

Chesterton Meghraj Propetly Consultants (P) Ltd 39

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xxxi. Awareness regarding relocation of business establishments

|Yes I 29 | 52 l

No 27 48Total 56 100

Majority of commercial establishments (73%) are aware of relocation of businessestablishments followed by 27% of the commercial establishments that are unawareof relocation of commercial establishments.

xxxii. Source of information regarding MUTP

Sbrceotnfow n Noe. %When the project work started 18 44

_ When they came for inquiry 9 22From neighbors 14 34

* Total 41 100

Majority (44%) of the commercial establishments received information regardingMUTP when the project work started, followed by 34% of the commercial

* establishments that were made aware of MUTP from their neighbors.

xxxiii. Whether there is adequate communication from MMRDA

Resoongs Noe. I#Positive 3 7Negative 38 93Total 41 100

* Majority (93%) of the affected businesses stated that adequate communication has* not been received from MMRDA.

* xxxiv. Willingness to relocate elsewhere

* I Wllllingnrs Ng. -I % lYes 15 1 27No 41 J 73Total 56 | 100

* * Majority (73%) of the businesses surveyed have not expressed willingness to shift toan altemate location.

xxxv. Reason for not relocating elsewhere

* Reasons for "no reloeting Nos. | %Would be unable to make profit at 40 98the proposed resettlement siteWould be relocated to a smaller area 1 2than present space occupiedTotal 41 100

* * Majority (98%) of affected commercial establishments stated that they would beunable to make profit at the proposed resettlement site.

* Other reason stated that they would be relocating to a smaller area than presentspace occupied.

Chesterton Meghraj Property Co-nst-ants (P) Ltd 40

0 0 0

xxxvi. Preferred resettlement location

Preferrmd restlment locWon Noe. %Within 2 kms from project site 7 47Aigaonkar 4 27Jo eshwari (West) 4 27Total 15 100

• Most of the affected commercial establishments preferred the area of within 2 kmfrom the project site.

• Equal number of businesses preferred the resettlement location at Ajgaonkar or theJogeshwari (W).

xxxvii. Satisfaction with MMRDA's approach for rehabilitation

Response Nos.Satisfied 15 37Not satisfied 26 63Total 41 100

* Majority (63%) of the businesses surveyed have not expressed satisfaction withMMRDA's approach for rehabilitation.

xxxviii. Expectations from Government agency

Expectatlons statd Na. %No such expectation 18 32Secunty of tenure supported by legal documents 25 45Same area required as that occupied at present 4 7Provision of basic infrastructure facilities for permanent 8 14settlement _No response 1Total 56 98

* Majority (45%) of the business establishments have expressed the demand forsecurity of tenure supported by legal documents from the Govemment agency.

xxxix. Expectation for compensation package

Response Nos. %Yes 2 4No 54 96Total 56 100

* Majority (96 %) of the affected commercial establishments do not have anyexpectations for a compensation package.

xxxx. Type of compensation package preferred

Response Nos. %1000000 to 2000000 1 50>2000000 1 50Total 2 100

* 50% of the affected commercial establishments have expectations for acompensation package in the range of INR 1000000 to INR 2000000.

* 50% of the commercial establishments surveyed have expectations for compensationpackage of more than INR 2000000.

Chesterton Mcghraj Propcrty Cons.l1ants (P) Ltd 41

| \11 11 /hsI' n . N kl\shids X[pl1UnIlkc< nl l,.I. IKL'Y'I'I!(\'III>I)W 11> Deleted:

* xxxxi. Suggestions for MUTP

8uggej;t" forM MTP %* I Existing settlements should be retained 14 25

lnsitu rehabilitation 16 29Greater interaction of the Government 14 25

_ agency with PAPs required 1 2No response 12 21Total 56 100

C * Majority (29%) of the affected businesses surveyed have suggested insiturehabilitation.

* * 25% of the affected commercial establishments expressed that the existingsettlements should be retained while an equal percentage stated that greaterinteraction of the Govemment agency with the project affected persons was required.

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ChsetnMgrjPoetyCnutns()Ld4

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Appendix DPrimary Survey Findings

Kurla Thane

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\ 11 1' I P Hu T " > "'k' XIp) ild iC .! n> -)I,Ic,ltrr- ,\ ,.u l) Deleted:

-* PRIMARY SURVEY FINDINGS: KURLA THANE

* Summary of primary survey findings: Kurla-Thane

* 1. Affected businesses at the project site predominantly consist of food and relatedestablishments, stationery shops, grocery shops, hotels etc.

2. The market for majority of the affected commercial establishments is located at the* project site itself.

3. The location is also suitable for availability of labour for the businesses. Labour* population for majority of the businesses is available from within a distance of less

than 1 km as has been revealed in the survey findings. The present location satisfies* requirements for established market presence and easy availability of labour for

successful functioning of the affected businesses.

4. Minimal variation has been observed in weekend and weekday footfall. This indicatesthat there is a constant flow of customers visiting the affected commercialestablishments.

5. Market for distribution of finished goods is located at the project site itself. Theaffected establishments cater to markets within Mumbai as well. Locations withinMumbai include Mahim, Bandra, Chembur etc.

* 6. Nearly 80% of the establishments are having area more than 225 sft. Almost all theestablishments under tailors and grocery shops and nearly 50% of stationary stores

* have area of 225-300sft. All the establishments under hotel & restaurant categoryhave the area more than 750 sft.

7. Majority of the affected businesses are located in pucca structures. Other materialsused for construction include tin/asbestos sheets and plywood boards.

8. Raw materials for the majority of the affected businesses such as manufacturing units* and traders are available from a distance of more than 5 kms.

* 9. A major percentage of the labour population is available within a distance of 1 km.This indicates that the affected businesses are dependent on labour from the

0 surrounding areas.

* 10. Cost of business or input cost for majority (40%) of the affected businesses is morethan INR 100,000.

11. All the surveyed businesses are license holders. All the affected businesses areGumosta license holders.

12. Majority (87%) of the affected businesses expressed awareness about MUTP.0 Majority of the affected commercial establishments expressed willingness to relocate

elsewhere. The preferred resettlement location stated by majority of the affectedbusinesses is less than 1 km from the project site.

13. Suggestions stated by affected commercial establishments for MUTP was that theaffected businesses should be retained at the project site itself or in situ rehabilitation.

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PRIMARY SURVEY ANALYSIS: KURLA-THANE


Type of gooda/eevces Nos. .A. .n0UcneFood and related 2 13 Fish foodTailors and Dress Makers, 1 7 1-Apparel,2- Garmnents,2-TailoringSewers and Related ShopsHotel and Restaurant 1 7 Hotels and restaurantsStationery 2 13 Paper sellingGrocery 1 7 Grocery storesMiscellaneous 8 53 Cycle shop, Saloon, STD booth, Nursing schoolTotal - 15 - 100 _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

* Majority of the establishments (13% each) are under food & related and stationaryshops category.

* Followed by 7% establishments each under tailors, grocery stores and hotel category.

ii. Nature of commercial establishments

Nature of Comfercial activW Nos. %Goods 3 20Services 12 80Total 15 100

* Majority of the establishments (80%) present at the project site are manufacturingunits.

* Nearly 20% are retailers.

iii. Area of affected commercial establishments

Ara range <225 225400 3004350 >060 :760 TotlFood and related 1 1 2Tailors and Dress Makers, Sewers 1 1and Related ShopsHotel and Restaurant 1 1Stationery 1 1 2Grocery 1 1Miscellaneous 2 3 1 2 8Total 3 6 2 3 1 15%/0 20 40 13 20 7 100

* Nearly 80% of the establishments are having area more than 225 sft.* Almost all the establishments under tailors and grocery shops and nearly 50% of

stationary stores have area of 225-300sft.* All the establishments under hotel & restaurant category have the area more than 750

sft.* Nearly 50% of the stationery stores have area of 300-350 sft and 50% of food

category has area of 500-600 sft.* Nearly 50% of the establishments under food & related category have the area less

than 225 sft.

iv. Height of the affected structuresFloor heh Ne. %G 6 40G+ 1 9 60Total 15 100

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0. Majority of the affected structures (60%) at the project site are two stoned or G+1

height.* 40% of the affected businesses are ground floor structures.

v. Location of commercial establishments in the project site

Loc0Uo. No. I %[ Interior lane 0 0_nteror road 0 0Main road 3 100

* Total 3 100

* All the commercial establishments are located on the main road.

vi. Time period since business are in operation at the project site

Yearsd operaton No.. %

* to 10 2 13More than 10 years 11 73

* Total 15 100

* * Majority of the establishments (74%) are operating for more than 10 years at theproject site.

* While nearly 13% each are operational for less than 5 years and for last 5-10 years.

vii. Monthly turnover of affected business establishments

* ComnirdIal tabibhments 10,000 toI lakh I Ikh to 5 bkh 5 lakh to O lkh Total % totalFood and related 2 0 0 2 14Tailors and Dress Makers,Sewers and Related Shops 1 0 0 1 7Hotel and Restaurant 0 1 0 1 7Stationery 2 0 _ 0 2 14Grocery 1 0 0 1 7

* Miscellaneous 37 0 1 8 057* ~~~~Total L 13 1 1 1 1 5 100

For nearly 80% of the establishments average monthly tumover is les than INR100,000.Almost all the establishments under hotel & restaurant category has tumover of INR

* 100,000 to 500,000 per month.

* viii. Number of people employed

Commercial establshmets | 0 to 5 : 10 Total % totalFood and related 2 0 2 13Tailors and Dress Makers, 1 o 1 7Sewers and Related Shops 1 0 1 7Hotel and Restaurant 1 1 7Stationery 2 0 2 13Grocery 1 0 1 7Miscellaneous 8 0 8 53

* Total 14 1 15 100

* * Nearly 93% of the establishments have employed 5 or less people.Establishments categorsed as hotels and restaurants have employed 10 or morepersons.


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ix. Labour status of affected commercial establishments

Commecial "estebllhments Full time Prttinm C*l labor Tool %toblTailors and Dress Makers,Sewers and Related Shops 1Hotel and Restaurant 0 1 1 9Stationery 1 1 °_ 2 18

..Grocery 1 O O 1 9Miscellaneous 3 2 1 6 55

I Total _ _6 _ _3 2_ _ 11 100

* Nearly 55% of the establishments have employed full time workers.* Almost all the establishments (100%) under tailors and grocery stores and nearly

50% of the stationery shops have employed full time workers.* While all the establishments (100%) under hotel & restaurant category has employed

casual labour.

x. Native place of employees

Location Noe. %Uttar Pradesh 8 62Bihar 1 I 8Maharashtra 4 31Total 13 100

* Majority of the workforce (61%) is form Uttar Pradesh followed by 31% fromMaharastra.

* Only 8% are from Bihar.

xi. Religion of the employees

Religidon Nos. Hindu 3 23 1Muslim 10 77 _Total 13 100 ;

* Major percentage (77%) of the labour population employed by commercialestablishments present at the project site consist of Muslims while 23% are Hindus.

xii. Employees shifts in commercial establishments

Shlft - Noa. %Single 11 73Two shifts 2 13Not available 2_ 13Total 15 100

* Majority (74%) of the establishments have employees working in single shift.* Nearly 13% of the affected commercial establishments have employees working in

two shifts.

xiii. Availability of workers for commercial establishmentsDistance _Nos.

Local (< 1 km) 10 671 to2km 2 13>5km 1 7Not available 2 1 3Total 15 - 100

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0. Majority of the workers (67%) are available within the distance of the 1km from the

affected businesses. This indicates that most of the affected commercialestablishments are dependent on the local labour.

* 13 % of the labour population resides within the distance of 1 to 2 km from theaffected businesses.

xiv. Sources of raw materials for manufacturing units

Distance Not. .%1 to2km 0 0

*~~~~~~~ ~ ~ ~ 2to 5km 0 0> 5km 3 100

* ~~~~~ ~ ~~~~Total j3 100

All the affected manufacturing units obtain the raw material for production more than5 Km.

xv. Sources of raw materials for traders

* Dist~~~~~~~~1ance INotA VLocal(<1 km) 1 72to5km 2 13> 5 km 8 53No response 4 27

* Total 15 100

• A major percentage (53%) of the commercial establishments obtains raw materialsfrom the distance of more than 5 km. This indicates that project site will not affect thebusiness of the commercial establishments.

xvi. Mode of transportation of raw materials

Dittance Nos. %_ By road 12 80

By rail 3 20Total 15 100

l Majority of the affected commercial establishments transport there raw material byl F road (80%) followed by 20% of the affected business that use the rail as the preferred

mode of transport.

xvii. Cost of transportation (lNR/month)

Cost of tranportatlon 'Not. I %0-100 3 1 20

l ~ t100-200 1 7200-300 2 13

| * | 300-400 2 1 3400-500 2 13>500 . 5 . 33

l 1 Total 15 100 I

0 * * Cost of transportation of majority of the affected commercial establishments is morethan INR 500 per month.

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xviii. Cost of business (lNRimonth)Comre rlal < 6000 10000 to 20000to 30000to 0o00 1 alrkh Total"t blilhnerb 20000 30000 40000 IQ0D __ _

Food and related 0 0 1 0 0 1 2Tailors and Dress Makers, oSewers and Related Shops 0 1Hotel and Restaurant 0 0 0 0 0 1 1Stationery 0 0 0 0 2 0 2Grocery 0 0 0 0 0 1 1Miscellaneous 1 1 1 1 3 8Total 1 2 1 4 6 15% 7 7 13 7 27 40 100

Cost of business of majority of affected commercial establishment is more than INR100,000. These businesses include food and related work, hotel and restaurant,grocery and some miscellaneous type of businesses.

xix. Average weekday fooffallCommercial esbblIshments O to 1000 1000 to 2000 2000 to 5000 >10000 Resod TotalFood and related 0 2 0 0 0 2Tailors and Dress Makers, 0 1 0 0 0Sewers and Related Shops 0 1 1Hotel and Restaurant 0 0 0 2 0 2Stationery 0 1 0 0 1 2Grocery 0 0 0 1 0 1Miscellaneous 2 2 2 0 1 7Total 2 6 2 3 2 15

I 13 40 13 20 13 100

* Average weekday footfall for majority of the commercial establishments is in therange of 1000 to 2000 persons.

* Some affected commercial establishments have the footfall of more than 10000persons.

xx. Average weekend footfallCommercIal eastablshments 0 to 1000 1000 to 2000 2000 to 5000 1000.0 Refsehd TotalFood and related 2 2

Tailors and Dress Makers, 1 1Sewers and Related ShopsHotel and Restaurant 1 1Stationery 1 1 2Grocery 1 1Miscellaneous 3 1 2 1 1 8

Total 3 5 2 3 2 15% 1 20 33 13 20 13 100

* A majority of the commercial establishments account for an average weekend fooffallof 1000 to 2000 persons. This indicates that there is a minimal variance between theweekday and weekend footfall for the businesses.

xxi. Cost of machin ry and equipmen (INRVmonth)Costof No.

machinery No . %0 to 5000 1 75000 to 10000 1 7<10000 1 7No response 12 80Total 15 100

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A major % of the businesses did not respond for the cost of machinery and* equipments.

xxii. Cost of electricity (INR/month)

Coetof Lescity Nos %0 to 1000 5 331000 to 2000 7 47

~~~~~~~~~~~2000 to 5000 2 1 3* >5000 1 7

Total 15 100

* * Most of the affected commercial establishments did not respond about the cost of the* water supply.

xxiii. Wages and Salary (INR/month)

Wag"i0 to 2000 4 272000 to 4000 4 274000 to 6000 2 136000 to 8000 1 78000 to 10000 3 20> 10000 1 7

_ Total 15 100

0 * Wages and salary for the majority of the affected commercial establishments varyfrom INR 2000 to 4000 followed by INR 8000 to 10000 per month.

xxiv. License status

* r Liceno status Nos. I % ILicense holder 1 15 100Non license holder 0 0

* Total | 15 100

* All the affected commercial establishments are license holders.

* xxv. Type of license held

Tw of UOenss Nos. %Gumosta I __l oGBusiness/Trade 0 0

* Food 0 0General 0 0Hardware 0 0Chartable trust 0 0Drug 0 0

* Total 15 100

* All the surveyed businesses are Gumosta license holders.

xxvi. Year of obtaining license* Year of lie I Nos. I %

1970 to 2000 12 I 80AAfter 2000 3 20Total 15 100

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* Most of the affected commercial establishments have obtained there license betweenthe year of 1970 to 2000 followed by the businesses that obtain there license afteryear 2000.

xxvii. Year of construction of structureYeatr of conetructlort of svuturelh No*t. %1 940 to 1 970 5 331970 to 2000 8 53Refused 2 13Totalt 15 100

* Major percentage (54%) constructs their structure between the years 1970 to 2000.This indicates that most of the affected commercial establishments are running theirbusinesses more than five years.

xxviii. Structural maintenance costMaintenahnc cost Nos. .1 00 to 500 1 2 80500 to 1000 ]2 1 3>1000 1 7Total 15 100

* Majority (80%) of the affected commercial establishments have the structuralmaintenance cost in the range of INR 500 to 1000 per month.

xxix. Awareness re ardin relocation of business establishmentsResponse |Noe. %Positive _ _13 87Negative _ _2 13Total | 15 _100

* Most of the affected commercial establishments are aware of the relocation of theirbusiness establishments. While 13% of the affected commercial establishmentsstated that they are unaware of the shift of the commercial establishments.

xxx. Source of information regarding MUTPSource of Information No. %When the project work 13 87started No response 2 13Total 15 100

* Most of the commercial establishments (87%) stated that they became awareregarding MUTP when MMRDA started the work at the project site.

xxxi. Whether there is adequate communication from MMRDAResoons I Noa. %Positive 2 1Negative 11 73No response 2 13Total 15 100

* Most of the affected commercial establishments (74%) stated that they have noadequate communication from MMRDA.

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xxxii. Willingness to relocate elsewhere

I Yes |10 N 67*No 5 33Total 15 100

* * Majority (67%) of the affected commercial establishment stated that they do not wantto shift their business elsewhere.

xxxiii. Reason for choice of resettlement location

ftaRn utatd F Nc. % For improved business 1 0 67No response 5 33Total jIsj 100

The affected commercial establishment stated that they will improve there business inresettlement location.

* xxxiv. Satisfaction with MMRDA's approach for rehabilitationI Resparoe ] Not. %Not satisfied 13 87No response 2 13

* Total 1 100

* Most of the affected commercial establishments stated that they are not satisfied with* the approach of the MMRDA for rehabilitation.

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Appendix EPrimary Survey Findings

SATIS-Station Area Traffic Improvement Schemes

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0* PRIMARY SURVEY FINDINGS- FOR STATION AREA TRAFFIC IMPROVEMENT

SCHEMES (SATIS)

* Summary of primary survey findings: for SATIS

* 1. The project site is an established location for the affected businesses. Majority of theaffected businesses have set up their operations in the last 30-35 years. This indicates

* that the businesses have established their presence at the given location.

* 2. The project site is located in close proximity to the local railway stations, maintransportation spine of Mumbai, offering direct connectivity to various parts of the city,extended suburbs as well.

3. The establishments are located nearer to stations; minimal variation has been observed* in weekend and weekday footfall. This indicates that there is a constant flow of customers

visiting the affected commercial establishments.

4. Market for distribution of finished goods for majority of affected businesses is located bothonsite and at other locations as well.

5. Majority of the affected businesses occupy an area of more than 750 sft. These includemetal forging establishments, hardware shops, tailor shops and miscellaneous

* establishments.

6. Majority of the structures of affected businesses are semi-pucca stnuctures. Othermaterials used for construction of the structures include tin/asbestos sheets, plywoodpartition boards etc.

7. Raw materials for the affected businesses are obtained from a distance of more than 5* kms. This includes locations within and outside Mumbai. Locations within Mumbai include

Andheri Dadar and Ghatkopar. Locations outside Mumbai include Andhra Pradesh,v Gujrat.

8. Labour for the affected businesses is available from an area of within 1 km. This indicatesthat the affected businesses are dependent on local resident labour population for theirlabour requirements.

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PRIMARY SURVEY ANALYSIS: SATIS


Tye of goadu rile e N.os. %Metal Forging and Blacksmith 1 4Hardware 1 4Food and related 1 4Chemical and Related 1 4Tailors and Dress Makers,Sewers and Related Shops 5 20Shoemakers 1 4Medical and Related 1 4Hotel and Restaurant 1 4Stationary 2 8Grocery 3 12Miscellaneous 8 32Total 25 100

Majority of the establishments (32%) are miscellaneous commercial establishmentsfollowed by 20% of the establishments, which are tailors, dressmakers, sewers andrelated shops.

ii. Nature of business of commercial establishments

Nature of Commercial ectl Nos. %Goods 4 16Services 21 84Total 25 100

* Majority of the commercial establishments present at the site are in retail business,while neatly 16% are manufacturing units.

* Almost all the establishments under metal forging & blacksmith; hardware, medicaland hotel & restaurant are having area of 450-500 sft.

* Majority of the stationary & shoemakers are operating out in shop area of 225-300 sft.followed by tailors (40%) and grocery stores (33%) with area of 225-300 sft.

* Almost all the establishments in food and related category are having area of 350-400sft. and chemical & related categories are having area of 500-600 sft.

iii. Area of affected commercial establishments

Ara rae <225 22500 300-350 360400 4 45 500400 l7W0 TotlMetal Forging and Blacksmith 1 1Hardware _ 1 1Food and related 1 _ 1Chemical and Related _ 1 1Tailors and Dress Makers,Sewers and Related Shops 2 1 1 1 5Shoemakers 1 1Medical and Related . 1 1Hotel and Restaurant _ 1 1Stationary 2 _ 2

Grocery 1 1 1 3Miscellaneous 1 4 2 1 8Total 1 10 1 4 202_ _ 1 1 250/ 4 40 4 1 6 ____ 20 4_ 4 100

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* | I' IPu.Uinv,s q> Stu(kI :\plind IsIm J iuild Report lol ,,,. 11 Deleted:

* Majority of the affected commercial establishments have an area of 225-300 sft. mostof these shops are of the miscellaneous category.

* Tailors and dress makers are among the most affected category of shops, aftermiscellaneous.

iv. Floor configuration of commercial establishments

Floor h.kht Nos. I % I* G 24 96

Total 25 _ 100 j

A major percentage (96%) of the affected establishments consists of Ground + 1* storied structures.

v. Location of commercial establishments

Location I Nos. I %Interior road 5 20Main road 19 76Inner lane 1 4Total 25 100

* Majority of the establishments (76%) are having frontage on the main road, while_ nearly 20% are fronting the interior roads.

. Only 4% of the establishments are located on inner lanes or rear side of the property.

-vi. Time since business is in operation

Yeara of operion No.. 0 to 5 2 8-More than 1 0 ears I22 I 88 Refuse 1 4Total 25 100

* * Majority of the establishments (88%) are operating for more than 10 years form theproject site.

* Further, neariy 8% are operation for less than 5 years at the project site.

* vii. Employee strength of the commercial establishments

Commerial &Nsh#nt 0 to 5 5 to10 - 10 Tol %towMetal Forging and Blacksmith 1 0 0 1 4Hardware 1 0 0 1 4Food and related 0 0 1 1 4Tailors and Dress Makers, Sewers and Related Shops 4 1 0 5 20Shoemakers 1 0 0 1 4Chemical and Related 1 0 0 1 4Medical and Related 1 0 0 1 4Hotel and Restaurant 1 0 0 1 4

0 Stationary 2 0 0 2Grocery 1 2 0 3 12Miscellaneous 7 1 0 8 32Total 20 4 1 25 100

* * Majority of the establishments (80%) have employee strength of less than 5 people,while 16% have employed 5-10 people. Only 4% have employee strength of more

* than 10 people.

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* In general, food % related establishments have the employee strength of more than10 people.

* Nearly 67% of the stationary and 20% of the establishments in tailors & dressmakingcategory have employed 5-10 people.

viii Status of employed staff in the commercial establishments

Comnwclal tdbllhrmns Full time Casual labor Total % totalMetal Forging and Blacksmith 1 1 2 8Hardware 1 1 2 8Food and related 1 1 2 8Tailors and Dress Makers, Sewers and Related Shops 2 3 5 20Chemical and Related 0 1 1 4Medical and Related 1 0 1 4Hotel and Restaurant 1 0 1 4Grocery -- ________ 1 I 2 3 12Miscellaneous 6 2 8 32Total 14 11 25 100

* Nearly 56% have employed full time workers, while 44% establishments haveemployed casual labour.

* Almost all the workers in chemical & related establishments are casual labour,followed by nearly 50-60% in metal & blacksmith, hardware; food & related, tailorsand grocery shops are casual labour.

* Medical and hotel category establishments have almost 100% workers on full timejob, followed by 40-50% in metal, hardware and food related establishments.

viii Native place of employees

Location Noe. %Uttar Pradesh 5 20Bihar 2 8Maharashtra 8 32GuIrat 2 8Rajasthan 1 4Madhya Pradesh 1 4No response 6 24Total 25 100

* Majority of the employee (32%) are form Maharashtra state, nearly 20% from UttarPradesh and 8% each from Gujarat & Bihar.

viil Religion of employees

Relgion : Nos. I %Hindu 18 72Muslim 1 4No response 6 24Total 25 100

* Majority of the workforce (72%) employed by establishments at the project site areHindus, followed by 4% from Muslim community.

lx. Employee shifts commercial establishmentsShifts Nos. %Single _ 16 64Two shifts 3 12Not available 6 24Total 25 100

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*v Majority of the establishments (64%) operate in single shift while nearly 12% have

two shifts in a day.

* x. Availability of wo kers in the projectsite areaDstowe* I- Nos %Local < 1 km) 13 52t to2km 3 122to 5km 2 8

_ > _km 1 4

No response 6 24Total 25 100

* * In general, in 52% cases workers are available locally, while for 12% workers areavailable within 1-2 km distance while nearly same share (12%) are coming formdistance of more than 2 kms.

xi. Source of raw materials for manufacturing units* D~~ ~~~~~~~~~bi n I Ne. I % _I

< 1 km 1 251 to 2 km 1 252 to 5 km 1 25> 5 km 1 25Total 4 100

* For nearly 50% of the manufacturing units the source of raw materials is within 2 kms.and similarly for 50% the source is at more than 2 kms from the project site.

xii Mode of transportation for raw materialsDistance Nos. %By road 21 84By rail 3 12No response 1 4Total 25 100

* * Majority of the establishments (84%) are receiving raw material by road transportwhile nearly 12% are using rail transport facility.

xii Cost for transportation of raw materials* Cost of transportatIon No*. %

> 5000 18 725000tol10000 5 2010000 ito20000 1 1 4

No response 1 4* Total 25 100

D * Majority of the establishments are spending less than INR 5,000 per month.* While nearly 1/5th or 20% are spending INR 5,000 to 10,000 pm on transportation

* cost of raw materials and only 4% are spending more than INR 10,000 per month.

xiii. Market for distribution of finished goodsLocatloi Nos. %Onsite 24 96 Both onsite and at otherlocation 1 41

* | Total 25 100

* For almost all the establishments, the finished/produced goods are sold on site only.* Only 4% of the establishments have market for finished goods outside the project

* location area.

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xiv. Distance of commercial enterprise from market at other locations

Distance Nos. %[1 to 2 km 24 962to5km 1 4Total 25 10X

Almost all the establishments (96%) have other commercial enterprises located within1-2 km distance for the project site.

xv. Consumer profile of the affected commercial establishments at the project site

TpT of consumer Nos. %Wholesaler I 1 4 IEnd user(local population) 24 96Total 25 100

* For almost al the establishments (96%) the clientele is form locality only.* 4% establishments have the clientele from outside area or wholesale buyers.

xvi. Input cost for the business

Commercial establshments 20000 to 30000 to 40000 to 500eo to >1 - md Total.______________________ 30000 40000 m 1 0000 I Olikh _

Metal Forging and Blacksmith 1 1Hardware 1 1Food and related _ 1 1Chemical and Related 1 1Tailors and Dress Makers, 5 5Sewers and Related ShopsShoemakers 1 1Medical and Related ._ 1Hotel and Restaurant 1 1Stationary 1 1 2Grocery 3 3Miscellaneous 4 4 8Totatl 1 1 0 15 7 25%O 4 4 4 0 60 28 100

* Nearly 100% establishments under hardware, tailors, shoemakers, hotels and groceryhave average input costs of more than INR 100,000.

xvii Average weekday fooffall for various commercial establishments

Commerclal estabhshrnts O to 1000 1000 to 2000 2000 to000 qoii1 . i Rei6d 1--ToblMetal Forging and Blacksmith 0 0 0 1 0 0 1Hardware 0 0 0 0 0 1 1Food and related 0 0 0 0 0 1 1Chemical and Related 0 1 0 0 0 0 1Tailors and Dress Makers, 1 1 2 1 0 0 5Sewers and Related ShopsShoemakers 1 0 0 0 0 0 1Medical and Related 0 0 0 1 0 0 1Hotel and Restaurant 1 0 0 0 0 0 1Stationary 1 1 0 0 0 0 2Grocery 0 1 0 1 1 0 3Miscellaneous 1 0 2 0 4 1 8Total 5 4 4 4 5 3 25_% 1 20 16 16 16 20 12 100

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* Almost all the establishments (100%) under shoemaker & hotel category have weeklyfootfall less than 1,000 persons, while 50% of the stationary stores and 20% of tailorshave weekly footfall of less than 1,000.

* All establishments (100%) under chemical category are observing footfall of 1,000-* 2,000 persons per week and 50% of the stationary shops and 34% of grocery shops

having weekly fooffall of 1,000-2,000 persons.* While establishments under medical category and 33% grocery shops observe

weekly footfall of 5,000-10,000 persons and nearly 33% of the grocery shops observe* footfall of more than 10,000 persons per week.

xvii Average weekend fooffall for commercial establishments

Comrclal egt ARshnts Oto100O *000to 2000 bi0to i 5000tot10000 i Refued TotalMetal Forging and Blacksmith 1 1Hardware 1 1Food and related 1 1Chemical and Related 1 1Tailors and Dress Makers, 1 1 2 1 50 Sewers and Related ShopsShoemakers 1 1 2 1 5Medical and Related 1 1Hotel and Restaurant 1 1Stationary 1 1

* Grocery 1 1 1 1 4Miscellaneous 2 2 4Total 4 8 6 4 1 2 25

I % 1 16 32 24 16 4 8 100

* * Almost all the establishments under metal & blacksmiths, chemical & related andstationary category are observing average weekend footfall of 1,000-2,000 persons.

* * Medical establishments (100%) are observing average fooffall of 5,000-10,000persons on weekends while hotels (100%) are observing footfall of less than 1,000persons on weekends.

* Nearly 25% of the grocery stores observe average footfall of more than 10,000persons on weekends.

xviii License status of commercial establishments operation from project site

Licr;ue status Noe, %* [License holder 24 96

Non license holder 1 4_ ~~~~~ ~ ~~~~Total 25 j 10*

* Nearly all the establishments (96%) have obtained business and commercial license0 form relevant authorities.

* xviii Year of obtaining license

* Yea of obtainIng llcit Noe. %1940 to 1970 5 20

* 1970 to 2000 18 72

After 2000 1 4Refused 1 4Total 25 100

* * Majority of the establishments (72%) are operation for more than last 35 years,* established during 1970-2000 period.

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* Approximately 20% of the affected establishments were established during 1940-1970.

* Only 4% of the establishments have come up in last 5 years, since the year 2000.

xix. Year of construction of structure

Yearofconsuaonofstucturo . % I1940 to 1970 6 241970 to 2000 17 68After 2000 1 4Refused 1 4Total 25 100

* Majority of the structure, from where establishments at the project site are operationwere constnucted during 1970 to 2000.

* Nearly 24% of the structures were constructed prior to 1970.* 4% of the affected commercial establishments have been constructed after the year

2000.

xx. Materials used for roofing

Material used for roof Noa. %Asbestos/tin sheets | 22 88Wood 3 12Total 25 100

* Majority (88%) of the structures have AC sheets or tin sheets as roofing material.

xxi. Cost of maintenance of structure (INRlmonth)

Maintenane cost | Nos. %0 to 100 1 41 00 to 500 1 4 56S00 to 1 000 4 16>1000 6 24Total 25 100

* Majority of the establishments (56%) have to spend INR 100-500 per month onstructural maintenance.

* Nearly 1/4th or 25% are spending more than INR 1,000 per month for maintenance ofthe structures and 16% are spending INR 500-1,000 per month.

xxii Awareness about MUTP among commercial establishments at project site

Awarenes of MUTP Noe.Yes 6 15 60No 10 40Total 25 100

* Majority of the establishments (60%) are aware of the MUTP.* Nearly 40% said they don't anything about MUTP.

xxiii Awareness among commercial establishments about proposed relocation

Resoonse Nos.I Positive 15 60Negative 10 40Total 25 ~ 10 0

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* * Majority of the establishments (60%) are aware of the proposed relocation.* Nearly 4 0% of the affected businesses stated that they were not aware of the

proposed relocation.

xxiii. Source of information about MUTP

Source of Irfommattnt Nos. %W When they came for inquiry 2 13

From neighbors 10 67From Newspaper 1 7

* From BMC 2 13Total 15 100

* Majority of the establishments (67%) said, they came to know about the MUTP_ through their neighbors.

* 13% of the affected commercial establishments obtained information from BMC while7% of the affected commercial establishments obtained information throughnewspapers.

* xxiv. Year when information was obtained

* Ya"r when Infoum*tlon wobthwd Noe. %2000 1 72001 6 402002 4 27

2004 15 170

* * Majority of the respondents know about the MUTP for last 4-5 years, since year 2001.* Nearly 27% know about MUTP since year 2002 and 20% since year 2003.

xxv. Opinion about response and communication form MMRDA

R e Noe. %* Positve 15 I60

Negative 10 400Total 25 100

* Majority of the respondents gave positive response towards MMRDA's initiatives and* communications regarding the various aspects of project.

* Nearly 40 % respondents gave negative response about communication forml *g MMRDA.

* xxvi. Opinion about MMRDA's approach for rehabilitation

Respome l. Nos. %Satisfied 8 32Not satisfied 7 280 No response 10 40Total 25 100

* * Majority of the respondents gave positive response saying they are satisfied aboutMMRDA's rehabilitation plan.

* * Nearly equal percentage (28%) of respondents said they are not satisfied with theMMRDA's rehabilitation plan.

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* 40% of the respondents refused to give any comment/opinion about the rehabilitationplan.

xxvii. Expectations from Government agency

Expectadons stated Nos.No such expectation 22 88Security of tenure supported by legal documents 0 0Same area required as that occupied at present 1 4Redevelopment of area along the road alignment 0 0Provision of basic infrastructure facilities for permanent settlement 1 4No response 1 4Total 25 100

* Majority of the respondents (88%) have no expectations form the govemmentagency.

* Approximately 4% of the affected commercial establishments said they would like toget back the area equal to existing area, provision of infrastructure and gave noresponse or refused.

xxviii. Suggestions for MUTP

SuggestDons for MUTP : Nos.I%Existing settlements should be retained 2 8Project should be executed as soon as possibe to minimise further loss 2 8Greater interaction of the Govemment agency wvith PAPs required 2 8No response 19 76Total 25 100

* Majority of the respondents gave no response or suggestion for MUTP.* Nearly 8% each said the existing settlements should be retained, immediate

implementations and more interaction form govemment side.

xxxix. Willingness to relocate elsewhere

W1llngness Nos. %Yes 0 1 0No 1 25 100 Total T 25j 100

* 100% of the surveyed businesses were unwilling to relocate elsewhere.

xxxx. Expectation for compensation package

Rfepon. Nos. I %Yes 0 0No 25 100Total 25 100

* 100% of the commercial establishments do not have any expectations forcompensation package.


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0 Appendix FRelevant Case Studies

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CASE STUDY - I

National Business Relocation Study - by Federal Highway Administration USAPeriod of study - April 2002Web link: htto://www.fhwa.dot.Qov/realestate/nbrs2002.htm

PURPOSE OF STUDYIn accordance with Task Order DTFH61-99-T-08005, Project Management Institute, Inc.completed a study of the current relocation and reestablishment payments and proceduresfor non-residential displacees authorized in the Code of Federal Regulations (49 CFR Part 24Sections 303 and 304). The study covered activities during a 24-month period of time.The purpose of this study was to identify the adequacy, appropriateness, equity andefficiency of the Uniform Act advisory services and payments for business moves and relatedexpenses that are typically reimbursed with federal funds under 49 CFR 24.303 and 49 CFR24.304. The conclusions drawn in this study are based on 159 in-person business interviewsand 19 additional telephone interviews of businesses. This research sample presumed tocover the range of business displacements, business relocation payments, the comparativesuccesses in reestablishing displaced businesses and other circumstances relating directlyor indirectly to activities and services evolving from application of the Uniform Act and otherrelevant (e.g., state) legislation or regulations. The research includes a review of relocationadvisory services, expenses including actual cost moves, fixed payments, searchingexpenses, reestablishment expenses and loss of tangible personal property.In addition, this report included an analysis of a pilot project conducted by the FederalHighway Administration and the state of Rhode Island, wherein some specific modificationsto the existing regulations were applied to test if certain changes in the regulations thatprovided more options for displaced businesses would enhance the likelihood of businesses'viability after relocation.A business was considered eligible for the study if its displacement occurred not more thantwo years preceding the study in each of the selected states. The state departments oftransportation chosen for the study were Califomia, Florida, Louisiana, New Jersey, NorthCarolina, Ohio and Wisconsin. Surveys were also completed in the city of Pittsburgh, wherebusinesses have been displaced as a result of a redevelopment project by the Department ofHousing and Urban Development. The Bay Area Rapid Transit (BART) in Califomia was alsochosen for the study.

NATIONAL SUMMARYin considering the collective responses of a survey of this type, the varying expectations andrequirements of the different parties involved in a business relocation become obvious. Abusiness owner being displaced approaches the move with significantly different motivationsand desires than does the displacing agency. Additionally, it is the nature of anecdotalsurveys that negative responses are more forthcoming than positive ones.The ability of agency personnel to meet the expectations of a displaced business isrestrained by the individual agents' training, as well as by the limitations imposed on benefitpayments. Obviously, these may not meet the expectations of those being displaced.Incorporating these considerations, this report attempts to summarize the comments ofbusinesses balanced against the realities faced by acquiring agencies. In every projectreviewed, businesses reported both positive and negative experiences and some businesseshave actually benefited from the relocation process.One of the most significant findings of this study is that, generally, displaced businessesperceive the acquiring agencies as not doing a "good job." Even with the understanding thatthe relocation personnel have to deliver the cleared land for a project on a given timeschedule and concurrently provide assistance to the businesses displaced, the perception of

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businesses is that the agencies do not consistently address the businesses' interests andneeds. The agencies' personnel interviewed for this report expressed a desire to provideassistance to the affected businesses, although they realize there is a limit to the assistance

* they can provide. Many of the business respondents mentioned the shortcomings of the fieldpersonnel. In fact, the single most repeated negative comment was that the relocation

* personnel were not helpful and need to be better trained in the program and in dealing withbusinesses.The relocation personnel employed by agencies may have little or no practical or educationalexperience in resolving business relocation problems. While they may be aware of thefundamental elements of a successful operation from information provided by the business,the relocation agents may not be equipped to address all the concems necessary for asuccessful reestablishment of the business. This may lead the business to believe that theagency is not equipped to assist in a successful relocation or its staff is inadequate to meetthe business' needs, which may be entirely unique.In most displacement situations, there is no perfect, available replacement site. Businessowners must accept that reality and accept certain tradeoffs, which often result in substantialcosts. For example, a pallet reconstruction firm in Califomia could not afford the rents in thearea from which it was displaced. To remain in business, it was forced to move to a moredistant location. It had to start over again to develop customers, suppliers, employees andother business resources. There was no way to meet the business' initial expectation - areplacement site in the same area at the same rent. Even a long-term business rentalsubsidy would not address this expectation because it would have to end at some point in thefuture.Despite their sizes, very small businesses face significant burdens when they are relocated.Since the owner may have few or no employees, the burden of planning the move and

5 finding a suitable replacement usually falls on the owner who must maintain normal businessactivities during the process. This frustration was reflected in many of the interviews withsmall businesses and is likely a contributing factor to the rate of failure among relocatedbusinesses. Due to the limited resources of most small businesses, it is possible that the

* added burden of displacement may simply end their viability.Finally, the reestablishment benefit authorized by Congress in 1987, capped at the maximum

* amount of $10,000, was at the time of this study worth only about $6,600, based on thechange in the consumer price index. This alone means that the effectiveness of the payment

* authorized by Congress has shrunk by one-third while the issues of displaced businessesremain as great as ever. The same logic applies to the fixed payment option; it too, has been

* impacted by inflation.

RECOMMENDATIONS

* 1. Require each displacing entity to prepare a written business displacementanalysisThis would be a totally new approach to business displacement and relocation, andthe goal of this service would be to document viable options that would providepractical ways to keep every displaced business in operation. For agencies thatprepare a written relocation plan, this would be a supplement to that report. Theanalysis would require an extensive interview with the business to ascertain the typeof business, its location requirements, number of employees, legal organization,contractual obligations and financial capacity. For tenant-businesses, the plan wouldalso require agencies to identify and resolve realty-personality issues for

* improvements, particularly those made by the business-tenant and catalogue the

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various tenant owned machinery and equipment. The analysis would set a maximumamount for search expenses, factored against the anticipated difficulties of locating areplacement property. The analysis would also consider the benefit of hiring anoutside specialist to assist in business displacement problem resolution. The range ofpossible providers would include business brokers, commercial real estate brokersand leasing agents, business consultants, university business development centers orbusiness school faculties. The Business Displacement Analysis would require areasonable estimation of the value of the loss of favorable lease terms at thedisplacement site and a judgment on what a realistic period of time for the business tovacate the subject site might be. Finally, the analysis would oblige the displacingagency to determine the need for loan guarantees for the displaced businesses and ifnecessary, arrange for such in whole or part, for funds borrowed, limited to somemaximum figure.

2. Increase the amount of the Reestablishment Payment, while providing anincentive to prudently spend the available assistanceAn analysis of the information collected for this study, coupled with the results in theRhode Island Pilot Program, clearly suggests the Reestablishment Payment shouldbe substantially increased if the goal of such a payment is to meet the real andnecessary costs incurred by businesses because of displacement andreestablishment. Since many businesses are able to complete their relocations withinthe present statutory parameters, an unrestricted increase in authorized benefits mayin some cases be wasteful. To provide both flexibility and increased benefits, a costsharing mechanism should be considered. Increasing the maximum benefit to$100,000 with a fifty percent cost sharing of any amount over $25,000 would addressthe reestablishment needs of most businesses that expressed dissatisfaction with thepayment limits. In addition, creating a mechanism to assist displaced businesses withfinancing would allow those entities with greater reestablishment expenses to meettheir immediate cash flow needs. Since the displacing agency would be responsiblefor arranging loan guarantees if needed for part of this financial requirement, theability of the displaced businesses to pay this cost sharing would be augmented.Therefore, the following recommendations seem reasonable when measured againstthe empirical evidence collected in this study.

- Raise the cap from $10,000 to $25,000 on one hundred percent ofreimbursable reestablishment expenses;

- Provide fifty percent reimbursement (a one-to-one match) on reestablishmentexpenses above $25,000 and up to $175,000. This formula would cap thematched portion of the benefits at $75,000; the business would be responsiblefor up to $75,000 of reestablishment expenses if it claimed the full federalreestablishment benefit. The maximum pay out by an agency would be$100,000;

- Establish a pool of funds, or a system of loan guarantees, whereby thedisplacing agency could facilitate relocated business' ability to make thematch.

3. Increase the flexibility of the Reestablishment PaymentEfficiencies in business reestablishment would be enhanced if regulations wouldremove all categories of payments and provide only a general guideline of eligiblecost, with a list of specific ineligible payments. The present list of ineligible costs isreasonable, although some exception should be given to the construction prohibition.For example, an increased mortgage cost payment could be added to the list of

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eligible items. The added flexibility will permit states and other displacing entities tocustomize what they consider to be essential or to adopt a similar open interpretation.Additionally, the Business Displacement Analysis would identify likely categories of

* payment, including substantial rehabilitation, which are presently not permitted. Forexample, this could be construed to be an eligible payment if no other option existedfor replacement.

4. Increase the amount of the Fixed PaymentSimilar to the actual cost move, the fixed payment has been reduced in effectivenessdue to normal inflation over the twelve years since the payment amount was set.Adjusting only for inflation, the payment would increase to $30,000.

5. Increase the amount of the Search Expense and add flexibilityThe maximum amount of search expense reimbursement has been set at $1,000since 1985. Adjusting this amount solely for inflation would raise this amount to

* approximately $1,600. Based on the average cost experienced in the Rhode IslandPilot Program, some higher amount may be warranted. Although, an amount near thisnumber would provide adequate search expenses for many of the businessesdisplaced in various programs. It could be beneficial to increase the routine amount to

* $2,500 and allow it to be flexible in its use.The language of the regulation (or discussion in the appendix of the regulation)should also discuss that the searching payment is intended to cover the actual timeand effort to locate a replacement business site and also include those reasonablecosts to investigate the site. These investigational costs are those needed to qualifythe site as a suitable business site. They might include the cost of time spent atzoning hearings, negotiating leases or sales or obtaining permits or licenses. Thesecosts would exceed the base amount of search payment but could be provided for if

* flexibility were granted.The time period for eligible search consideration should also begin when the subject

* business is likely to begin a serious search. At present, eligibility is often assumed tobegin only after a written offer has been made to acquire the subject property. Inreality, a prudent business owner could not wait unUtI this process (the acquisitionprocess on a particular parcel of land) begins, as it may leave only a 90-day periodbefore the business is required to move.

* CHANGES NEEDED IN LEGISLATION OR REGULATIONSTo implement any of these suggested changes, authority for such a change must be located.If it is not available in the present law, then legislative change is necessary. However, manyaspects of the relocation program are interpretive within the regulatory purview of FHWA.Listed below are suggested methods for implementing the recommended changes.

* Change Regulatory LegislativeIncrease reestablishment amount x

* Loan guaranteeslinsurance xIncrease flexibility xIncrease fixed payment x

Require business displacement planning x0 Increase searching expense and criteria x

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CASE STUDY- 11

Decree on Resettlement and Compensation Study- by Lao Peoples' Democratic RepublicPeriod of study - June 2003Web link: http://www.namtheun2.com/pallerv/lib sdo.htm#vol1

Compensation Principles* APs shall be provided with compensation for their lost assets (land, structures, crops,

trees and other fixed assets), affected in full or in part, at replacement cost.

* Where significantly large or entire land holding affected by a project, the generalmechanism for compensation for affected agriculture, residential or commercial landshall be through provision of "land for land' arrangements of equivalent size andproductivity and at locaton acceptable to the AP.

* If the house or structure is only partially being affected by the Project and theremaining structure is rendered unviable for continued use or in area less than theminimum house size under the prevailing standards, the AP shall be entitled tosurrender the entire structure and to compensation for the entire structure at fullreplacement cost without depreciation or deductions for salvaged material. In casethe remaining structure is viable for continued use, APs shall be entitled to assistancein cash or material for restoration of the remaining structure in addition to thecompensation at replacement cost for affected portion.

* APs whose land or assets are temporarily taken by the works under the project shallbe fully compensated for their net loss of income, damaged assets, crops and trees,as the case may be. The project authorities shall also ensure that the land andstructures are retumed in its pre-project state.

* Tenants, who have leased a house / structures for residential or other purposes andaffected by the project, shall be provided with cash assistance equivalent to threemonths rental allowance and expenses to cover other losses including deposits, ifany, and shall be assisted in finding altemative rental accommodation.

* APs without any legal Land Use Certificate or any other acceptable proof indicatingland use right to the affected land and assets they occupy shall be compensated fortheir lost assets at replacement cost and provided additional assistance to ensure thatthey are not worse-off due to the project.

* All previous claims and unresolved issues related to tenure status and ownership ofland and other assets affected by the sub-project or components shall be resolvedprior to initiating any new land acquisition measures on the respective sub-project orcomponent.

Other Assistance During Relocation and Transition PeriodAPs displaced and severely affected due to the loss of incomes and means of livelihood shallbe provided with:

* Food allowance, in cash or in kind, during the transition period,* Suitable development assistance after displacement during the transition period until

they are able to restore their incomes or livelihood standards or reach the targetedlevel of household incomes on a sustainable basis,

* Transport allowance or other appropriate assistance in kind to transfer to

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* the resettlement site or their choice of relocation, as the case may be,* Special allowance for the loss of business income during the transition period.

Economic Rehabilitation* All APs severely affected by the project due to the loss of 20% or more of productive income

generating assets (agricultural, commercial or industrial land), means of livelihood, incomes,0 employment or businesses, and access to community resources shall be entitled to income

rehabilitation measures over and above their entitlements for compensation and otherallowances, enabling them to attain, at a minimum, pre-project livelihood levels onsustainable basis.

For displaced persons whose land-based livelihoods are affected due to the project,preference shall be given to land-based resettlement strategies, or where land is notavailable, non-land-based options built around opportunities for employment or self-employment in addition to cash compensation for lost assets.

These rehabilitation measures shall specifically focus on vulnerable groups. Adequate* assistance, in addition to compensation for affected assets and other allowances, shall be

provided such that their economic and social well-being can be improved and to enable suchAPs achieve household income targets set above the national poverty line.

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CASE STUDY - IlIl

Involuntary Resettlement in Vietnam First Highway Rehabilitation Project - The WorldBank Best Practice ArchivePeriod of study - September 1999Web link: httc://www.web.worldbank.ora/

The Highway Rehabilitation Project (HRP1) was the first World Bank-supported project inVietnam with significant involuntary resettlement. The key lessons from the- initialimplementation of resettlement and rehabilitation (R&R) activities under the project are asfollows:

* Any provisions in resettlement plans that contradict national laws should be fullyunderstood and intemalized by the implementing agencies.

* When R&R actions are planned and coordinated by national agencies butimplemented by local govemments, local-level authorities should be involved inresettlement planning.

* Project impacts and corresponding resettlement measures should be accurately andtransparently recorded, in order to build trust with the project-affected people.

* Good resettlement plans are not enough to ensure positive outcomes resettlementimplementation must also be supervised regularly and effectively.

This note by the Resettlement Thematic Group reviews the outcomes of the HRP1 R&Rprogram to date, and discusses the key lessons derived.

Overview of Resettlement Impacts

The Highway Rehabilitation Project was approved in October 1993 with the objective ofupgrading two main stretches of Vietnam's National Highway 1A. It was designed so that theupgrading would take place on the existing alignment, with some realignment and roadwidening taking place to reduce safety hazards and bring the road width to a standard 12meters. A socio-economic survey of the right-of-way identified a total of 10,722 affectedhouseholds, most of them supported by small-scale commerce and farming. In most cases,the project required only part of the affected people's landholdings (typically a narrow stripalong the front of their plots), and 3,459 households did not have to relocate from theirholdings. Agricultural land was considered largely unaffected because farmers couldcontinue to grow crops in the right-of-way. A total of 12,074 structures were also affected.

Entitlements for Affected PeopleThe affected people were entitled to compensation andlor relocation assistance, dependingon the severity of impact in each case, in accordance with the resettlement plan for theproject. About a third of all households opted for a reorganization of their existing plots ratherthan an outright move. Families who needed to relocate were given the option of self-relocation or resettlement by the project. Those choosing the latter were to receivereplacement plots of 60 square meters, a subsistence allowance, moving assistance, andaccess to vocational training. Thirty percent of these training opportunities were set aside forwomen.Compensation for lost structures and assets was to be made at full replacement cost, exceptfor those families that were living in the right-of-way without the necessary permission. Insuch cases, compensation was set at 60 percent of replacement cost, and secure landtenure was granted in lieu of payment of the remaining 40 percent.

Institutional Arrangements for Delivering EntitlementsHRP1 relied on a decentralized organizational scheme for carrying out R&R activities. Aproject management unit (PMU) of the national Ministry of Transport was responsible for


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supervising all actions and disbursing funds to provincial govemments to cover associatedcosts. Provincial Peoples Committees (PPCs) in the ten affected provinces were responsiblefor implementing the resettlement plan and overseeing the work of District PeoplesCommittees in 33 districts, which executed the required actions.

Implementation Issues & Problems* The first problem to arise during the implementation of the R&R program was policy related.

Though the Vietnamese Govemment and the Bank had agreed that anyone living in the right-* of-way was included in the program, the govemment subsequently issued a road safety

decree allowing for eviction, without compensation, of anyone living along the national* highways without a permit. The PPCs, which had no information on what had been agreed in

the resettlement plan, started evicting people including those entitled to resettlement under* HRP1 from along Highway 1A. Protracted negotiations were necessary before the situation

could be rectified. It was then greed that the people who had been evicted would be tracedand assisted according to the plan.

Another problem related to the way the provisions of the resettlement plan were actuallybeing implemented and supervised. In a mid-term resettlement review conducted by Bankstaff in November 1997, many resettlers expressed dissatisfaction with the compensationsthey received for their affected lands, a partial result of the sub-standard compensation ratesset by local pricing committees. The review also found various inconsistencies in datamanagement by the PMU, and in procedures for determining entitlements, assessingcompensation, and communicating with affected people. The review concluded that theinadequate targeting of economic recovery measures, combined with delays in the provisionof water and electricity services to some resettlement sites, was creating hardships for manyof the more vulnerable families affected by HRP1.

The conclusions of the Bank's mid-term review stimulated a number of changes in the0 implementation of the resettlement plan for the project. For example, the provision of

resettlement assistance and the development of resettlement sites began to take placeaccording to new guidelines and accelerated schedules. Other significant improvements tookplace with respect to the three problem areas discussed at greater length below: inter-institutional coordination, communication with affected people, and supervisory andmonitoring mechanisms.

Conclusions and LessonsThe experience in HRP1 underscores the need for all resettlement implementing agencies tobe actively involved in the planning process. From the beginning, there was an imbalance inthe relationship between PMU staff and the provincial-level authorities charged with carrying

* out the R&R program. Although the former were genuinely concemed about the program,they had very little communication with the PPCs, and even less leverage over their actions.Past experience has shown that local govemments when capitalized sufficiently can be moreeffective at implementing resettlement because of their first-hand knowledge of thecommunities to be displaced. However, assigning resettlement responsibilities across severallevels of government increases the chances of poor communication and coordination.Therefore, it is critical not only for local authorities to have a hand in upstream planning, butfor resettlement planning and implementation to be coordinated by an agency with themandate and capacity to do so.

A lack of communication among project agencies often translates into poor communication* with the affected groups. Even as project authorities failed to faithfully track resettlement

impacts, many affected people showed little awareness of compensation policies or their due5 entitlements. The PMU, in conjunction with officials at the provincial and district levels, could

have taken simple steps providing a printed summary of entitlements and compensation to5 the head of each affected household, for example to enhance public communication in


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HRP1. These efforts would have helped in the targeting of vocational training and otherbenefits, and improved resettlement implementation overall.

Better monitoring and supervisory mechanisms in the project could have kept seeminglyminor problems from growing into major ones. The Bank over-relied on occasional extemalmonitoring by a local monitoring agency and the on-site work of a resident resettlementadvisor, both of which reported directly to the Ministry of Transport. These mechanisms hada marginal effect on resettlement outcomes, but they could have been extremely effectivehad they been complemented by regular Bank supervision. If the Bank is to avoid the kindsof problems that constrained the early performance of HRP1 in future projects, it needs torecognize that complex resettlement operations require frequent and effective supervision.

Social Development Notes are published informally by the Social Development Family in the Environmentally andSocially Sustainable Development Network of the World Bank. This note was prepared by Kenn Rapp andPramod Agrawal of the World Bank . For more informabon, contact Social Development Publications, The WorldBank, 1818, H Street, NW, Washington, DC 20433, USA, Fax: 202-522-3247


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