Suggestions to Optimize the Development of Bandra Kurla Complex (BKC) & Wadala CBD of Mumbai
Keval Valambhia
Chief Operating Officer @ Maharashtra Chambers of Housing Industry | MRTPI, ITPI, CoA I REAL ESTATE LEADER
The Ministry of Civil Aviation (MoCA) vide order no. AV-24032/111/2020-AAI-MOCA(191527) dated 17/02/2020, constituted a committee to examine the Aerodrome Safeguarding Policy and Regulation viz a viz development around the airports. Shri Fali H. Major, Air Chief (Retd) was appointed to head the said committee as the Chairman. Members of ICAO, DGCA and AAI were also a part of this committee. The task of this committee was to examine the policies and regulations governing the height of the buildings and other structures around airports, and to make suggestions to strike a balance between construction activities in a sustainable manner without compromising on civil and air traffic movements.
The Chhatrapati Shivaji International Airpot, Mumbai - is surrounded by densely populated residential and commercial areas. With efflux of time, more than 75% of Mumbai's population lives within 5 KM radius of the Mumbai airport. The development of the land in the vicinity of the airport has to be undertaken within the safety parameters as prescribed by International Civil Aviation organization (ICAO) by taking into consideration, the solutions deployed by cities such as New York, Hong Kong, Tokyo, Dubai, etc. However, the rules and regulations as contained in the GSR 751(E) have neither taken into consideration of increase in need of the development nor has it taken into consideration the international best practices adopted by other countries facing similar situations.
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MMRDA has undertaken several infrastructure projects in the Mumbai Metropolitan Region with capital outlay of Rs. 175000 Crores and the equity for which is primarily funded by the MMRDA from the sale of its land holdings situated in the Bandra Kurla Complex and the Wadala CBD. Both, the Wadala CBD and the BKC are situated within the inner horizontal surface area (IHS) of the existing Airport (CSIA). As a result of the proximity of these land holdings of the MMRDA, the development thereof is severely shunted by the existing regulations governing grant of height around the airport particularly the GSR 751(E). This is costing big time to the development of Mumbai and its prime CBD. And that too at a time when Mumbai's financial supremacy is being threatened by competitor cities like Delhi NCR, Bengaluru, Hyderabad etc.
The need of the hour for AAI is to shift the communication equipment and radar of the existing airport to another location, such that the overall height in the BKC and Wadala can be increased to at least 95 meters (BKC) and 228 meters (Wadala). The alternative locations to shift the communication equipment can be identified as Chandivali Hill, Lal Batti Hill for installation of additional radar and VOR. Such simple and effective steps can allow development projects in these areas to optimally utilize the FSI in BKC and Wadala micro markets.
Luxury Real Estate Broker | CEO of Ownit1st | Author of 'The Power Codes' | Award-Winning Sales & Marketing Expert | Global Network Specialist
1 年Exploring innovative solutions to address height restrictions can unlock their full potential and foster sustainable growth in the face of competition from other cities.
I sell properties in Mumbai.
1 年Increase in FSI due to increased permissible building height is like Inflation, where only the developer makes profit and an earlier investor loses money as there is more and more supply. There is hardly any novelty that an older building will command the same premium as a newer or higher , as it used to be in the times when RTMI used to sell at higher price than under construction. All in all, only developer makes money with this. Being a real estate agent its an opportunity for our fraternity but look at the current infrastructure. Look at the shape of how badly Mumbai is dug up every where..look at the AQI of the BKC mentioned in the post..look at the mosquito problem persisting in the area. Let me also mention with Adani redeveloping Dharavi, it's going to choke the entire stretch. So, absolutely no, AAI shouldn't think of increasing any building height until and unless there is improved infrastructure in place to handle the population load it will bring along. Open to hear your comments :)
Sales Associate at American Airlines
1 年Thanks for sharing
CXO Relationship Manager
1 年thank u so much for sharing
Real Estate | Development | Management | Leadership
1 年Traffic management and public transportation are poor in both locations. Big improvement required. For eg: a monorail connecting all stations with key locations in BKC would make it far more accessible and commuter friendly, and this in turn would help spur demand.