WELCOME62nd Town and Country Planners’ Congress

Plenary SessionUrban Renewal Redevelopment and Regeneration:Challenges and Options

Key SpeakerM.D. LeleChief Planner CIDCO

Urban renewal is a program of land  redevelopment .

Urban renewal involves the relocation of businesses, the demolition of structures, the relocation of people, and the use of eminent domain (government purchase of property for public purpose) as a legal instrument to take private property for city-initiated development projects. Over time, it has evolved into a policy based less on destruction and more on renovation and investment

URBAN RENEWAL – definition

UNDERSTANDING URBAN RENEWAL

The term Urban renewal means rebirth or regeneration of a city or a part of it which has been plagued by the ills of urbanization• The planning concept originated in England

and America.

• Decayed parts of the city were demolished and rebuilt.

• These programs were thrust upon the city and its people and were criticized and halted on opposition by organized community movements.

• The urban renewal programs taken up later, involved greater participation of the communities

• Key aspects -sustainability and inclusiveness

• Indian cities have a history that dates back to centuries

• In the last century cities faced a major unprecedented force of urbanization which ripped them

• They have grown exponentially

• Their administration has not been able cope up with rapid urbanization

• The age old infrastructure is weakened and decayed leading to degeneration of the core areas in the city.

• Cities which have survived centuries are now at critical stage.

• Concept of Urban Renewal – To provide life to the dying city.

INDIAN CONTEXT

The triggers:-

Effective functioning of Administrative towns ( state HQ, District HQ)

To accommodate an event of magnitude. (Asian games, Common Wealth Games in Delhi, Tri

Centenary Celebrations of consecration of the Guru Granth Sahib at Nanded)Necessity due to natural /man-made calamity

(Earthquake in Bhuj, Plague in Surat)Obsolescence of land uses

(Shifting of manufacturing industries )Market driven change of land use

(Commercialization of Girgaum,Parel areas of Mumbai)To conserve historic monuments/ environment.

( Areas around theTaj mahal precinct )

WHY URBAN RENEWAL?

Urban renewal is required for

•Dilapidating, ageing parts of the city, not providing the city its full potential and becoming a health hazard

•In built form it consists of old area of the city, congested area around transit points, illegal settlements needing redevelopment

•In terms of infrastructure - measures for efficient and smooth movement of traffic, improvement of transportation network, provision /improvement of utilities.

WHERE URBAN RENEWAL IS REQUIRED?

• In India the need to infuse vibrancy and rejuvenate cites was recognized in 2005 and the Central Government launched the Jawaharlal Nehru National Urban Renewal Mission (JNNURM)

• Launched to encourage cities to initiate steps for bringing phased improvements in their civic service levels

• Initiative to redevelop towns and cities by developing infrastructure, carrying out municipal reforms and providing aid to the state governments and the urban local bodies (ULBs)

JNNURM

EXISTING PROVISIONS AIMED AT URBAN RENEWAL

The Maharashtra Regional & Town Planning

(M.R.&.T.P.) Act, 1966 has provisions to take

up urban renewal / redevelopment in an area

of the city under the

Comprehensive Area Development Scheme

Town Planning Schemes

Other area specific tools

Slum Redevelopment & Rehabilitation (SRA)

Act,

Special provisions for cluster development.

SCENARIO IN MUMBAI

REDEVELOPMENT ON FREE HOLD

LAND IN MUMBAI

REDEVELOPMENT OF MHADA’s

HOUSING SCHEMES

CLUSTER DEVELOPMENT

BULK LANDS

TOD – TRANSIT ORIENTED

DEVELOPMENT

DENSIFICATION VERSUS DECONGESTION

DENSIFICATIONOptimize high value land redevelopment, promote higher FSI and hence densification

DECONGESTIONA diametrically opposite view - decongesting the area.

•shifting the residents to other locations and re-designating land

• A change in use /zone will make this location most prime, resulting in land use transformation

•Gentrification is part of natural process of city development

•A forced relocation is one alternative. In small parts and scale the same is achieved through SRA

EFFECT OF CHANGE OF LAND USE

Thane experienceThe city had an economic base in the industrial estate and industries along its periphery. However with passing years there is a decline in the manufacturing sector and shift towards service sector. Thus of industrial land was converted to residentialMulund experienceA change of land use was witnessed in 90s along LBS Road in the area between Mulund and Thane. Most of these industries shifted out and land was converted to residential. The new development consists of shopping malls and high end residential apartments. T.Nagar, Chennai experienceThe redevelopment project of the Tyagraj Nagar area covering 6.86 sq.km. was conceived by the Chennai Corporation for development area into a world class shopping destinationStakeholders questioned the same

CLUSTER DEVELOPMENT IN – A RAY OF HOPE

The Bhendi Bazar cluster redevelopment project is arguably one of the most ambitious urban renewal schemes Mumbai has seen. It aims to turn one of the city's most congested and ramshackle neighbourhoods, into a swank, new green precinct.

The proposal was to work with 3,200 homes and 1,200 shops located in 250 buildings and convert these into eight clusters of 40-storey buildings, all of them green.

THE WAY FORWARD

The recipe for success -

Formulation of aims and objectives for the

entire city

Identification of areas/ sectors requiring

attention

Strategizing to implement the objectives

Having action plans and tasks well defined for

the focus areas/ sectors

Thus a holistic approach would go a long way in

fulfilling the objective of urban renewal