Mumbai Port Trust Committee - Report On Mumbai Ports Waterfront and Port Land Development, 2014 PDF

Mumbai Ports Waterfront and Port
Land Development Report
Submitted to
Ministry of Shipping
Government of India
September 2014
Prepared by,
Mumbai Port Trust Land Development Committee
Report on Mumbai Ports waterfront and port land Development 2014
Report of Mumbai Port Trust Land development committee on

Mumbai Ports Waterfront and Port Land Development
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The Mumbai Port Land Development Committee on
Mumbai Ports Waterfront and Port Land Development
27 October 2014
Shri Nitin Gadkari
Honourable Minister of Shipping,
Ministry of Shipping, Government of India,
New Delhi 110001.
Shri Nitin Gadkari,
We submit herewith the Mumbai Port Land Development Report.
Yours sincerely,
Rani Jadhav (Chairman)
Christopher Beninger (Member)
Rajiv Mishra( Member)
Ravi Parmar (Chairman MbPT, Member,

Secretary and Conveyor)
Pankaj Joshi (Member)
Narinder Nayar (Co-opted member)
Hafeez Contractor (Member)
B. C. Khatua (Co-opted member)
Nanik Rupani (Member)
R.C. Sinha (Special Invitee Member)
issue, in all its aspects, by judiciously
Foreword
balancing the needs of the burgeoning
D.M. Sukthankar, IAS (Retd.)
metropolis of Mumbai, on the one hand,
Formerly, Chief Secretary, Government
and the need to sustain and even
of Maharashtra and Secretary, Ministry
strengthen the financial viability of
of Urban Development, Government of
Mumbai Port, on the other. The city of
India.
Mumbai is bursting as it seems and
I deem it an honour to have been called
there is an acute scarcity of land for
upon to write a Foreword to the report
strengthening its basic physical and
of the Mumbai Port Land Development
social infrastructure, particularly its
Committee set up by the Government of
public transport network. Equally, there
India under the Chairmanship of Smt
is a crying need to augment public open
.Rani Jadhav, former chairperson of
spaces and recreation areas which are
Mumbai Port Trust. The Committee was
already woefully inadequate and are
mainly entrusted with the task of
further getting depleted by the reckless
preparing of perspective plan and a
pace at which new constructions are
strategy for the development and
being put up in the city.
rejuvenation of Mumbai Port Trusts

lands. I hope that this report will be
published soon and placed in the public
domain for eliciting comments and
suggestions of the public in general and
the
stakeholders
concerned
in
particular. Anything I have mentioned in

this foreword may not be construed as
an endorsement nor a critique of the
Committee's recommendations, which, I
have not had the opportunity to read
and ponder upon. What I wish to mainly
underscore in this foreword is the
crucial importance of the issue of
Development
and
Rejuvenation
of
Mumbai Port Trust lands at the present

juncture
when,
exercise
of
the
coincidentally,
Revision
of
the
the
Development Plan for Mumbai 2014-34

is
in
progress.
One
need
not
overemphasize the paramount need of

taking decision most urgently on this
The last opportunity which Mumbai had

to make available additional areas of
land for the aforesaid priority needs was
when, owing to the crisis in the textile
industry during the eighties of the last
century, substantial areas of land in the
possession of textile mills become
available
for
redeployment.
That
opportunity was, however, sadly lost

because of the unfortunate failure of
those at the helm of affairs to take the
right and unequivocal policy decision for
the
larger
public
good,
without
succumbing to the pressure from vested

interests. The lands of Mumbai Port
Trust, which may become available for
comprehensive
planning
and
redeployment, admeasure more than

one thousand acres, spanning 14 kms of
the
scenic
eastern
waterfront
of
Mumbai. This vast areas is more than

three times the area of erstwhile textile
mill
lands
which
belonged
to
required
legal
and
institutional
Government agencies. The present may
framework as well as administrative
well be virtually the last occasion when
processes are clearly laid out to
such an extensive land mass will be
facilitate their smooth implementation.
available
for
the
rejuvenation
of
Mumbai. This opportunity should not be

squandered, lest the posterity should
hold the present generation responsible
for virtually writing off forever the
future of the metropolis.
Broadly speaking, what one would wish
is that, at least about one third of the
land available for de novo planning and
reuse is developed as unbuildable and
open spaces for recreation and leisure
activities. Further about one third
should
be
connectivity,
used
for
improving
augmenting
public
transport facilities and for making up

the huge backlog in social amenities,
utilities and tourism facilities, which is
so evident in the metropolis. The
remaining about one third should be
adequate for mixed use development
for the much needed job creation and
generation of recourses, which will have
to be properly ring-fenced to ensure
that they are used exclusively for the
proposed planned development and are
not diverted for other purposes.
The Committee was, indeed, entrusted
with a historic task and I am confident
and I am confident that it has put in
diligent efforts to critically examine the
various issues, priorities and options
before arriving at its conclusions. I hope
the decision on its recommendations
will be taken expeditiously and the
Chairpersons Note
organizations from various walks of life

both from India and overseas.
Rani A. Jadhav;
IAS (Retd.), Former Chairman of MbPT.
Chairperson MPLDC
The vision presented and the solutions

offered to the complex problems facing
the proposed development is the
This document constitutes the report of
product
the Mumbai Port Lands Development
sessions of the MPLDC, which factored
Committee (MPLDC) set up by the
in the suggestions received from the
Ministry of Shipping for preparing a road
public and the feedback received from
map for the development of the
state
Mumbai Ports waterfront and other
departments
port lands. Urban renewal programmes
Committee has attempted to integrate
have been implemented the world over
all of these inputs in an integrated and
to modernize and bring about economic
holistic
re-vitalization to old and decaying urban
expected to provide the foundation for
spaces. There is little doubt that the
the
large parcels of Mumbai port lands that
structure plan comprising a set of macro
constitute a substantial part of the old
and micro projects. These will not only
city of Mumbai have been decaying for
raise the quality of life of the people of
many
Mumbai, but will also benefit the area,
years
structures,
with
old
unregulated
dilapidated
slums
and
unplanned growth of the informal

sector. The need for re-inventing this
great resource has been a longstanding
demand of Mumbais inhabitants. While
the civil society has been engaging with
the authorities on this issue for some
time, for the Mumbai Port Trust the task
of creating a vision for re-imaging and
renewing its sub-optimally used lands, is
a first of its kind endeavour.
of
and
multiple
brainstorming
central
and
agencies.
manner.
preparation
government
of
The
an
report
The
is
actionable
the city and the metropolitan region

socially and economically.
The total land area with the Mumbai
Port Trust is 752 hectares. A major part
of this area, about 709.50 hectares, lies
along the fourteen kilometres length of
the eastern waterfront of Mumbai City.
It extends from the Sassoon Docks at
Colaba in the south up to Wadala in the
north, and is in contiguous plots of small
and large sizes. The remaining land in
At the outset itself, the MPLDC called for
the form of smaller parcels is scattered
public suggestions to which there was
over different parts of the city with one
an
These
small plot being located at Thal Knob,
suggestions represented the voices and
Raigarh district. The MPLDCs Report
views of ordinary citizens, professionals,
concerns itself with 723.40 hectares
urban planners, architects, consultants,
only. Specifically excluded are the plots
serving and retired civil servants and
at Titwala, Kalyan and the Chairmans
overwhelming
response.
Bungalow at Altmount Road since they
lands are leased to Central and State
have been excluded from the terms of
Government
reference of the MPLDC.
tenants/lessees. The fact that many of
Re-development of the port lands

presents a unique opportunity for
introducing well planned urban growth
in
an
inclusive,
environmentally
sustainable
friendly
and
manner.
Ultimate success lies in being able to

create
world
development
class
plan
physical
private
the structures on these lands are old

and
derelict,
have
difficult-to-trace
lessee linkages and are involved in

multiple litigations over long years
makes the problem appear particularly
intractable.
The MPLDC has attempted to find
solutions in terms of fresh approaches
sustainable economic plan coupled with
that would take into account the
a well phased road map for its
concerns of the stakeholders in the
implementation through an enabling
assets to the extent possible and yet
institutional and legal framework. The
result in the release of the assets for the
objective of the MPLDCs endeavours
proposed uses within the shortest
was,
the
possible time. In view of the complex
redevelopment and rejuvenation of the
nature of the ports tenancies and
underutilized, or wastefully utilized, land
extensive encroachments on its estates,
assets of the Mumbai Port Trust to meet
pro-active solutions to the issues of
the pressing needs of the city for public
consolidation of land, relocation of
amenities of various types in sync with
essential
the growth plans of the citys planning
elimination of polluting activities and
and
the resettlement and rehabilitation of
to
by
and
therefore,
backed
Agencies
envision
development
agencies.
port
Simultaneously, the issue of devising a
eligible
road map for taking this perspective to
proposed.
the ground was also on the table.
streaming
At the initial stages itself it became

apparent
to
the
MPLDC
that
its
challenges lay on both the supply side

and the demand side.
The primary challenge on the supply
side arises from the complexities of
extant land use patterns of the port
lands and the nature of the tenanted
estates of the port. Besides port and
port related activities, Mumbai port
slum
rationalizing
related
dwellers
Right-sizing
the
of
port
activity,
have
been
and
right-
activities
existing
land
and
use
patterns to release non-essential land

also forms an integral part of the report.
The focus on the demand side is the
creation of world class social and
economic infrastructure to meet the
acutely felt needs of the city and the
hopes and aspirations of its citizens. The
demand for more public open spaces is
the most prevalent need expressed. The
perspective encompasses a wide variety
of leisure, tourism, water front and
Where the report has not matched
recreational facilities coupled with social
expectations, the MPLDC hopes that the
institutions and public amenities. It
debates which follow will enhance and
embraces the need to let the city play its
temper future actions to make Mumbai
rightful
a better place to live and work in.
role
in
the
economic
development of the country on the one

hand and the promotion of ecological
initiatives like green zones on the other.
To improve public access to the
proposed development sites and create
strategic transport corridors a number
of
solutions
encompassing
water
transportation, road, metro on BRTS

have
been
analysed
and
recommendations made. To facilitate

the implementation of the suggested
development projects in an efficient and
timely
manner,
an
enabling
legal
environment along with appropriate

strategies and institutional mechanisms
have been recommended. An array of
financing and funding options has been
suggested depending upon the nature of
the projects and their viability.
The
MPLDC
acknowledges
with
gratitude the valuable inputs it received

from all the participants who shared
their knowledge, expertise and concerns
and thereby enriched its endeavours.
The MPLDC thanks the Mumbai Port
Trust for providing it with the requisite
infrastructure and available data. Above
all, the
MPLDC acknowledges
valuable
guidance
received
the
from
Honourable Minister of Shipping, Shri

Nitin Gadkari who provided clarity on a
number of policy issues that arose in the
course of the MPLDC's proceedings.
Acknowledgements
The Mumbai Port Land Development Committee (MPLDC) is thankful to the Ministry of
Shipping, Government of India for constituting this Committee for preparing a road map
for the development of Mumbai ports waterfront and Port lands.
We are also thankful to officials of various government authorities including Shri Sitaram
Kunte (Municipal Commissioner, MCGM), UPS Madan (Metropolitan Commissioner,
MMRDA), Anil Diggikar (Vice Chairman & MD, MSRDC), Dr. Jagdish Patil (MD, MTDC), O.P.
Gupta (GM, BEST), Parag Jain (CEO, MMB), Dr. Raghuram Rajan (Governor, RBI) and a
host of organisations and individuals from India and abroad who very generously and
wholeheartedly gave their suggestions and inputs to the Committee in the preparation of
the MPLDC Report. The proposals suggested by government agencies is at Annexure D
while the suggestions received from individuals and other bodies is at Annexure C.
We would also like to place on record gratitude to all those who have helped in gathering
information and making recommendations. In this context we wish to thank Mr. Pathak
(Ex. Chief Town Planner, MMRDA), Shri Anil Sardana (CEO & MD, Tata Power), Ms. Urmi
Mankar, Shri Shivjit Siddhu (Principal Architect, Apostrophe A+ uD), Ms. Ravneet Padda,
Ms. Hrydal Damani, Shri Chandrasekhar Bhave,ex. IAS, Mrs. Geeta Mehta, Columbia
University, Shri Sarang Kulkarni, Pune, Ms. Surekha of Agakhan, Ms. Sulakshana Mahajan
(MTSU), Ms. Prachi Merchant (Urban Planning, MTSU), Dr. Shirish Sankhe (Director,
McKinsey & Company), Shri Krishnan Vishwanathan (McKinsey & Company), Shri Mohan
Chandran (Ex.Secretary, Mumbai Port Trust), Shri S.M. Patil (Ex.Estate Manager, Mumbai
Port Trust), Shri Sanjay Ubale (MD & CEO, Tata Realty & Infrastructure), Mr. Menzes (Yes
Bank) and Ms. Sapna Lakhe (Sankraman Design Studio).
Mumbai Port Land Development Committee (MPLDC) would like to place on record its
grateful thanks to Urban Design Research Institute research team constituting Pankaj
Joshi (Executive Director), Omkar Gupta (Director), Keya Kunte (Director), Apurwa
Kumbhar (Associate Director) and Pooja Chichkar (Associate Director) and their entire
team for their tireless efforts in providing requisite research material.
Special thanks are due to the officials and entire staff of Mumbai Port Trust including Shri
BJ Patil (Chief Engineer), Gautam Dey(Sr.Dy.Traffic Manager), HP Kulkarni (Dy.Estate
Manager), Vijay G. Thorat(PS to Chairman, MPLDC), Mukesh Nawani (PA to Chairman,
MPLDC) and Ganesh Pol for their contribution and secretarial support.
.
Contents
Foreword .......................................................................................... 4
Chairpersons Note ........................................................................... 6
Acknowledgements .......................................................................... 9
Executive Summary ........................................................................ 16
(To be drafted)................................................................................ 16
1
Introduction ............................................................................. 19
MbPTPort Overview ................................................................. 27

2.1
Current Port Activities ........................................................................................ 27
2.2
Analysis of port activities in Last 3 years ............................................................ 29
2.3
Port within the City: A Critical Appraisal............................................................. 34
2.3.1
Growth of the Premier Port ........................................................................ 34
2.3.2
De-industrialisation of Mumbai .................................................................. 34
2.3.3
Issues of Technological Shortcomings and Draught Depths of the Mumbai
Port
35
2.4
Proposed modernization and development projects of MbPT by 2020 ............ 43
2.4.1
Major ongoing projects of MbPT ................................................................ 44
2.4.2
Projects under bidding: ............................................................................... 45
2.4.3
Projects under leisure segment of MbPT ................................................... 47
Existing Situation Analysis ........................................................ 53

3.1
Delineation.......................................................................................................... 53
3.2
City Relations: Adjacencies ................................................................................. 53
3.3
City Relations: Linkages ...................................................................................... 53
3.4
MbPT Land Review.............................................................................................. 59
3.4.1
Lands held in perpetuity by MbPT .............................................................. 61
3.4.2
Categories of Mumbai Port land usage ...................................................... 61
3.4.3
Land used by the port for its core activities ............................................... 61
3.4.1
Land let out by the Port for port and non-port uses .................................. 62
3.4.2
VacantLand ................................................................................................. 63
3.4.3
Encroachments ........................................................................................... 64
3.5
Sub-Optimal Use of the Land .............................................................................. 64
3.5.1
Under use of Resources .............................................................................. 64
3.5.2
Growth in the Informal Sector .................................................................... 64
3.6
Impact of Supreme Court Judgement in 2004 and 2006 on MbPT Land ............ 71
3.6.1
Background ................................................................................................. 71
3.6.2
Issues pertaining to development of let out lands: .................................... 72
3.6.3
Legal Implications on Current Lease Status and Tenure Patterns .............. 76
3.7
Area wise details of existing land use ................................................................. 87
3.7.1
Sewri / Wadala Estate ................................................................................. 87
3.7.2
Jackeria Bunder (West of Sewree Station).................................................. 90
3.7.3
Cotton Depot .............................................................................................. 90
Railway Container Depot is not being used for storing containers but for parking
of vehicles prior to their export. The railway platforms with railway sidings
aresparingly used. ....................................................................................................... 91
3.7.4
Coal and Grain Depot .................................................................................. 91
3.7.5
Hay Bunder and Haji Bunder....................................................................... 92
3.7.6
Ghorupdeo Area (Reay Road/ Mazagaon Tank Bunder Estate).................. 93
3.7.7
Britannia Factory Area ................................................................................ 94
3.7.8
Mazagaon Dock Area .................................................................................. 94
3.7.9
Mallet Bunder / Ferry Wharf ...................................................................... 95
3.7.10
Operational areas: Indira Dock,Jetties are Pir Pau and Jawahar Deep)..... 96
3.7.11
Manson Road Estate ................................................................................... 97
3.7.12
Elphinstone Estate ...................................................................................... 97
3.7.13
Apollo Reclamation Estate .......................................................................... 98
3.7.14
Jamshedji Bunder ...................................................................................... 100
3.7.15
Sassoon Dock Estate ................................................................................. 100
3.7.16
Foreshore land Offered by TPCL at PIR PAU ............................................. 101
Proposed Vision for the Mumbai Port Lands Redevelopment . 105

4.1
Objectives of the Mumbai Port Lands Redevelopment .................................... 105
4.2
Themes of the Port Lands Redevelopment ...................................................... 108
4.2.1
Land Consolidation and Land Use Efficiency: ........................................... 108
4.2.2
City Integration: ........................................................................................ 108
4.2.3
Development of Land for Public Purposes: .............................................. 108
4.3
The principles of intelligent urbanism .............................................................. 109
4.4
Components of the proposed Vision ................................................................ 113
4.4.1
Proposed Broad Land Use Strategy: ......................................................... 113
4.4.2
Proposed Transportation and Infrastructure Strategy: ............................ 113
4.4.3
Proposed Environmental Strategy: ........................................................... 114
4.5
Proposed Spatial Organization Strategy ........................................................... 114
4.5.1
Lessons from Global Examples ................................................................. 114
4.5.2
Proposed Spatial Organization Strategy for Mumbais Port Land ............ 115
4.6
Broad Land Use Strategy................................................................................... 117
4.6.1
Area Available for Non-port, Public Purpose Developments ................... 117
4.6.2
Suggested Utilization of Land Available for Non-Port Use ....................... 118
4.6.3
Suggested Programmes for Land Available for Non-Port Use .................. 118
4.7
Transportation Strategy .................................................................................... 120
4.7.1
Proposed Rail Transit Network Strategy ................................................... 122
4.7.2
Proposed Road Network Strategy(Details as shown in Map TR4 and TR5)

136
4.7.3
Proposed Bus Transit Strategy .................................................................. 147
4.7.4
Proposed Water Transit Strategy ............................................................. 151
4.7.5
Proposed Non-motorized Transit Strategy ............................................... 161
4.8
Environment Strategy ....................................................................................... 163
4.9
Comprehensive Area wise development projects ............................................ 165
Land Assembly Strategies ....................................................... 173

5.1
Land Assembly Methods ................................................................................... 174
5.2
Land Aggregation Possibilities .......................................................................... 175
5.2.1
Types of Land usage: ................................................................................. 176
5.2.1.1
Land used by the Port for Port Activities: ................................................. 176
5.2.1.2
Land let out for port related activities: ..................................................... 178
5.2.1.3
Land let out for non-port activities ........................................................... 179
5.2.1.4
Vacant Lands not usable for various reasons: .......................................... 181
5.2.1.5
Lands leased to MbPT in perpetuity (999 years): ..................................... 182
5.2.2
Location of Estates: ................................................................................... 182
5.3
Phasing of Land Assembly ................................................................................. 183
5.4
Land Development Available area ................................................................. 185
5.4.1
Process for land assembly ......................................................................... 186
Strategies for Development .................................................... 191

6.1
Priority actions for Port Land Development to be taken by MbPT: ................. 193
6.2
Formation of Mumbai Port Land development Authority (MPLDA) ................ 193
6.3
Re-development and Rejuvenation Policies ..................................................... 193
6.3.1
Defining the Enabling Environment .......................................................... 193
6.3.2
Define Land Development in various zones / Land Use classifications .... 194
6.3.3
Define Development Control Regulations ................................................ 195
6.3.4
Guidelines for rehabilitation and conservation of existing resources ...... 195
6.3.5
Guidelines / Strategies of Rehabilitation of residential activities ............. 196
6.3.6
Strategies for rehabilitation of Non-residential activities through Labour
Rehabilitation and Employment Regeneration Programmes ................................... 196

6.3.7
Guidelines for training programmes for capacity building ....................... 196
Along with labour rehabilitation and employment generation, the MPLDA will
set up programmes to develop capacities of the existing labour to take up jobs that
have emerged in newer areas due to the regeneration and re-development projects
like that of special industries and enterprises. These programmes will include
monitoring the capacity of existing labour, formulating capacity building exercises
from time totime and monitoring the impact of the capacity building exercises. ... 196
6.3.8
Strategies for dealing with MbPT tenancies ............................................. 196
6.3.9
Joint mechanism between the MbPT and MPLDA ................................... 197
Implementation Mechanism................................................... 201

7.1
Legal Constraints ............................................................................................... 201
7.1.1
Existing Situation ....................................................................................... 201
7.1.2
Coastal Regulatory zone (CRZ) implications ............................................. 201
7.1.3
Slum Rehabilitation Authority regulations ............................................... 202
7.1.4
MRTP Act Implications .............................................................................. 202
7.1.5
Maharashtra Rent Control Act and Maharashtra Land Revenue Code .... 203
7.1.6
The Major Port Trust Act 1963 ................................................................. 203
7.1.7
Cessed Buildings........................................................................................ 204
7.2
Development Control Regulations for Greater Mumbai .................................. 204
7.2.1
7.3
MCGM Development Plan Reservations: A Critical Appraisal .................. 204
Institutional model for development ............................................................... 207
7.3.1
MPT Act 1963 ............................................................................................ 207
7.3.2
SPA under MR & TP Act 1966 ................................................................... 207
7.4
Legislative Actions for the development of Mumbai Port Lands: .................... 208
7.4.1
Policy actions required for the setting of a Special Planning Authority (SPA)
209
Strategies for Project Implementation .................................... 217

8.1
Strategizing Project Implementation through Phasing..................................... 217
8.2
Financing and Project Implementation Strategy .............................................. 217
8.2.1
Time frame for setting up the institutional frame work and phasing of
activities for implementation of plan. ...................................................................... 218

8.2.2
Financial Strategies ................................................................................... 220
8.2.3
Key design principles for creating a people oriented world class
development ............................................................................................................. 221

8.2.4
Economic master-planning ....................................................................... 222
8.2.5
Resource mobilisation .............................................................................. 223
8.2.6
Optimal sequencing: Approach to phasing of projects ............................ 224
8.2.7
Land development models ....................................................................... 225
8.2.8
Financing of infrastructure projects ......................................................... 226
8.2.9
Project financing and Recovery options: .................................................. 229
8.2.10
Next steps for the redevelopment of Mumbai Port Trust Lands .............. 230
8.2.11
Innovative financing models ..................................................................... 232
8.2.12
Functional & Financial Autonomy of the SPA : ......................................... 232
8.2.13
Sources of Financing ................................................................................. 233
Appendix ...................................................................................... 235

Appendix A: MPLD committee Terms of reference ...................................................... 237
Appendix B: Meetings of Committee............................................................................ 240

Appendix C: Summary of public suggestion received ................................................... 241
Appendix D: Brief profiles of projects ........................................................................... 268
D.2Brief Profiles of projects .......................................................................................... 271
D.2.1 Proposed by Mumbai Port Trust (MbPT) ........................................................ 271
Proposed by MAHARASHTRA MARITIME BOARD (MMB)......................................... 277
Proposed by MAHARASHTRA TOURISM DEVELOPMENT CORPORATION LTD (MTDC)
.................................................................................................................................. 282
Appendix E: Performance Indicator of Mumbai Port Trust .......................................... 285
Appendix F: Environmental issues and suggested solutions preliminary observations
...................................................................................................................................... 286
F.2 Environmental issues and their impact ............................................................... 290
F.3.6 Setting up principles for sustainable development to address the local impact
at the neighbourhood level and the issues arising from externalities: .................... 299
Appendix G Abbreviations ............................................................................................ 304
Appendix H Bibliography .............................................................................................. 306
Executive Summary
(To be drafted)
16
1: Introduction
18
Mumbai Port areas in a manner that
1 Introduction
offers a wide
variety of leisure,
Port cities of today are faced with the
entertainment and waterfront activities
global
de-
that can be enjoyed by all classes and
industrialization of city centres. This
social strata of society. It also offers an
relocation of industrial activity due to
opportunity to raise resources for
modernization of manufacturing and
development of the port estates to
goods handling methods has led to
forge a new symbiotic and sensitive
dereliction and redundancy in vast
relationship with the city.
syndrome
of
the
tracts of inner city harbour areas.

In order to avoid any isolated and
The resilience of cities, their ability to
uncoordinated effort in dealing with the
adapt to changed circumstances, to
real issues of the Eastern Waterfront of
adjust to new technological impacts, to
Mumbai,
seize opportunities and forge new
Development Committee (MPLDC) has
images has triggered the pursuit of
put together a vision and strategy for
waterfront regeneration. Subsequent
Mumbai Port Trust (MbPT) lands taking
processes
and
into account the needs and concerns of
revitalisation have, however, raised
Mumbai Port, needs of the area, needs
some serious questions about the
of the rest of Mumbai city and the
social,
overall development of the Mumbai
of
gentrification
economic,
cultural
and
the
Mumbai
Port
Land
environmental planning processes.
Metropolitan Region. This vision will be
The city of Mumbai with its co-existing
carried out in a phased and coordinated
patterns of cultures and subcultures
manner.
exhibits a fascinating gamut of social,
Keeping the complexities of the ground
economic and cultural orders. The
reality involving a large number of
pattern of harbours and activities linked
tenancies, all concerns will need to be
to Mumbai Port were the main
addressed with the co-operation of
contributors to the
various
founding and
agencies
responsible
for
subsequent development of the city.
providing
The need to accommodate modern
The MPLDC envisions development
handling
through an inclusive process with a
mechanisms
and
deeper
supporting
infrastructure.
draught shipping has led to the creation
transparent
of new harbours on the mainland. This
establishment, Mumbais Port has been
has resulted in a shift of shipping and its
a key economic driver of the City. Its
related activities to the new locations
land
and, although this shift is slow, it
752.72 hectares i.e. 1/8th of Mumbais
presents
for
island city area and has an extensive
redevelopment and regeneration of the
14kms interface with the citys Eastern
an
opportunity
19
coverage
approach.Since
encompasses
its
about
Waterfront. The 752.73 ha of land
Strategy for the future of Mumbai Port
under the Mumbai Port Trust retains
lands.
several operational and non-operational
The process was initiated by inviting
areas, and present a unique opportunity
suggestions from the public at large.
to envision a new more efficient land
The report reflects the priorities for
development strategy for the port
development
lands.
as
individuals,
expressed
groups
by
and
Taking a cue from several global cities,
organisations/institutions
which have been able to recycle unused
responded
port areas, to create new and attractive
(Appendix C Summary of Suggestions)
business
venues,
global
tourist
attractions, public infrastructure, and

memorable landscapes, Mumbai Port
can be remodelled in a manner which
benefits both the Port operations and
the City of Mumbai as a whole. With
this objective, the Mumbai Port Land
Development
Committee
has
undertaken the preparation of an

integrated Vision and Development
20
in
generous
who
numbers
Drawing 1-1 Location

Source: Urban Design Research institute
21
22
Drawing 1-2 Delineation

Source: Urban Design Research institute
23
24
2: MbPTPort Overview
25
26
while the draft at the 4 Harbour Wall
2 MbPTPort Overview
berths is 8.5 metres. The 2 berths at

the entrance of Indira Dock, BPX and
2.1 Current Port Activities
BPS have a draft of 10.4 metres. The

BPS which was used for handling
Mumbai Port is a multipurpose Major
container traffic till the recent past is
Port handling various types of cargo:
now used as a multipurpose cargo
break bulk, dry bulk, liquid bulk cargo
handling berth which includes iron and
and containers. The port provides a

range
of
services/facilities
steel and project machinery. The BPS
to
berth is used for handling general cargo,
ships/cargo from pilotage to berthing,
but also doubles up as the berth for
storage to delivery of cargo in house
handling Cruise vessels.
and undertakes ancillary services of
attached terminal building for handling
running Container Freight Stations, Port

Railways,
maintenance
of
It has an
cruise passengers.
crafts,
equipment and buildings.
The Huges Dry Dock is located inside

the Indira Dock. This Dry Dock provides
Of the 3 docks i.e. Indira Dock, Princes

Dock and Victoria Dock, only the Indira
services for ship repairs.
Dock is operational. Princes Dock and
The total area of Indira Dock is 25.72
Victoria Dock as well as the adjoining
hectares.
Merewether Dry Dock have been
storage/warehousing area admeasuring
decommissioned due to their low drafts
2,68,000 sq. metres and open storage
and outdated handling equipment.
area of 4,78,000 sq. metres.
These docks covering a total area of 55
Dock is directly connected with railway
acres are now being reclaimed to serve
sidings for aggregation and evacuation
as back up storage space for the
of export/import cargo. As against the
upcoming
Container
total handling capacity of all berths of
Terminal(OCT). Indira Dock which was
11.25 MMTs, the actual cargo handled
commissioned in 1914 operates on a
during 2013-14 was 5.77 MMTs. The
lock system thereby restricting the
berth occupancy of the impounded
movement of ships in and out of the
berths inside the dock areas is below
docks to availability of suitable tidal
40%, while the outer harbour wall
conditions. Besides the 17 berths inside
berths have utilisation of 60%. The BPX
the impounded dock, there are 2 deep
and BPS berths show the highest
drafted berths at BPX and BPS as also 4
utilization at 72% and 77% respectively.
Offshore
This
includes
covered
Indira
Harbour Wall berths. These berths are

used to handle general cargo traffic.
The open wharves also called bunders,
The available draft in the impounded
in and around Darukhana area have an
dock basin is a maximum of 9.1 metres
approximate area of 30.56 hectares.
27
Out of this, 7.58 hectares is covered by
For handling other liquid cargo, the Port
roads and 11.88 hectares is leased out.
operates a state of the art chemical
The Port handles approximately 3
terminal at Pir Pau, set up in 1996.
million metric tonnes of cargo (2013-14)
Construction of the second chemical
in the bunder areas.
The principal
berth is in progress and is likely to be
activities carried out in this area is
commissioned by March 2015. The old
handling of Coal at Haji Bunder,
Pir Pau berth continues to be used for
handling of raw fertilizers and liquid
handling
bulk at Hay Bunder and ship breaking at
requiring smaller drafts.
Lakri Bunder, Coal Bunder and Powder
together handled a total traffic of
Bunder is earmarked for storage of
555.50 MT during the year 2013-14 with
Dangerous
Mumbai Port accounting for 10.65% of
Goods (IMDG) class containers to be
the total traffic. The number of ship
handled at Offshore Container Terminal
visits to the port during 2013-14 was
(OCT) berths.
5969.
The Marine Oil Terminal with 4 berths

for
handling
vessels
of 59.19 MT in 2013-14. All major ports
parking small crafts. Besides this, Haji

Maritime
chemical
The Mumbai Port handled a total traffic
Works Bunder. Tank bunder is used for
International
liquid
petroleum
oil
A look at the cargo mix of the port
and
shows that it handles approx. 77%
lubricants (POL) is located at Jawahar
(60.8%
Dweep, an island off Mumbai Port.
Liquid
Bulk
16.2%
Transhipment) of its traffic offshore, not
These berths are connected to the BPCL
requiring land for its operations. The
and HPCL refineries on the shore at
Port can thus remain operational
Mahul through submarine pipelines,
despite opening large tractsof land for
thereby enabling direct transfer of
redevelopment to ease pressure on
crude oil and finished products to and
requisite city roads.
from the refineries.
Figure 1 Cargo distribution (in MMT)
28
show and improvement and the same
2.2 Analysis of port

activities in Last 3 years
are in the range of 21.8%, 9% and 2.7%

respectively.
The total cargo handled by MbPT
The operating income of the Port comes
increased from 29.99 MMTPA ten years
from four main sources i.e. (a) general
ago in 2003-04 to 59.18 MMTPA in
cargo handed in the docks and bunder
2013-14. This is projected to increase to
areas, (b) liquid cargo and on stream
72.35 MMTPA by the year 2016-17 after
discharge, (c) estate income and (d)
the commissioning of the Off Shore
income from other sources i.e. octroi,
Container Project (OCT) among a few
stamp duty, chipping and painting etc.
others. The OCT project, however, is

considerably delayed, with huge cost
The
over runs and may not be completed till
profitability of various activities of the
early 2016 even though the targeted
port
date was October 2012. A comparison

of the physical performance parameters
relating
to
ship
berthday
average parcel size and
output,
turnaround
time of vessels over the last 3 years
29
table
below
indicates
the
Table 2-1Port Performance Indicators
II
Operational Information
1. Cargo Throughput
2. Ship Berthday Output
3. Average Parcel Size
4. Turnaround time of Vessel
5. Berth Occupancy Levels
6. Warehouse area
Warehouse Occupancy Level
7. Revenue
from
storage
&
Warehousing
(including demurrage)
Financial Information
1. Operating Income
a
Liquid Cargo + Pipeline + Stream +
Vessel
b
General Cargo (Other than 'a'
above)
i) Docks
2.
3.
4.
5.
6.
MMTPA
MT/day
MT
Days
%
Hectares
%
Rs in Crore
Rs in Crore
11-12
56.20
7729
19752
2.96
57.58
169.58
12-13
58.07
9017
22023
2.85
51.22
13.18
30 to 40
181.87
13-14
59.18
9415
21554
2.88
43.29
321.21
528.90
639.78
656.87
Rs in Crore
360.98
383.94
404.98
ii) Bunders
Rs in Crore
30.16
32.97
32.78
iii) Others
(Octroi,Stampduty and
etc.)
Total General Cargo (i+ii+iii)
Rs in Crore
41.90
47.64
21.42
C&P
Rs in Crore
433.04
464.57
459.19
Estate & Others
Rs in Crore
134.33
122.99
248.54
Total Operating Income (a+b+c)

Operating expenditure
a) Liquid Cargo + Pipeline + Stream
+ Vessel
b) General Cargo (Other than
above)+Railway
c) Estate
d) Management Overhead
Total
Operating
Expenditure
(a+b+c+d)
Operating Surplus
F & M Income
F & M Expenditure
Net Deficit
Rs in Crore
1096.27
1227.34
1364.60
30
Rs in Crore
201.41
225.66
250.24
Rs in Crore
491.59
620.91
607.03
Rs in Crore
Rs in Crore
Rs in Crore
66.86
234.82
994.68
33.32
275.7
1155.59
33.97
278.33
1169.57
Rs in Crore
Rs in Crore
Rs in Crore
Rs in Crore
102
485.28
674.29
- 87.42
72
452.24
794.62
- 270.63
195
347.88
903.61
- 360.70
III
Analysis of Income & Expenditure

1.
Operational Income
Per MT
195
211
231
2.
3.
Operating Expenditure
Contribution
for
superannuation expenditure
(Pension + Gratuity + Leave
Encashment)
Number of Employees
Employee Cost
Employee cost Per Ton of
Cargo
Dredging Cost
Per MT
Rs in Crore
177
598
199
693
198
705
No.
Rs in Crore
Rs./T
16366
751
134
15281
903
155
12191
900
151
Rs in Crore
(Approx.)
Rs./T
Rs in Crore
36
30
44
4.
5.
6.
7.
8.
9.
Dredging Cost Per ton of Cargo

Impact of Wage revision
Due from 01.01.2012
31
6.31
5.07
7.32
Approximately 170 Crore
An analysis of the operating income and
Rs.656.87Cr.
operating expenditure of liquid cargo,
operating
stream cargo including vessel related
Rs.250.24Cr.
income as compared to general cargo
operating surplus of Rs.406.63 Cr.
handled at docks and bunders, shows
These
that while the growth in the former is of
expenditure on management overheads
the order of 24% over the last 3 years
totalling Rs.278.33 Cr. which when
up to 2013-14, the growth in general
apportioned
cargo is only 6%. The operating income
including stream operations, general
from estates shows significant increase
cargo and estate income would further
from Rs.134.33 Cr. to Rs.248.54 Cr. The
accentuate the operating losses of
income from collection of Octroi, Stamp
general cargo handled in the docks. In
Duty, Chipping and Painting etc. has
any event, what is noteworthy is that
fallen from Rs.41.90 Cr. in 2011-12 to
general cargo operations result in a
Rs. 21.42 Cr. in 2013-14 owing mainly to
27.88% deficit with an operating income
the reduction in commission income on
of Rs.437.76 Cr. compared to operating
Octroi.The total operating income from
expenditure of Rs.607.03 Cr.
all sources shows an increase of 24.48%
operating surplus from handling of
over the same period resulting in
liquid cargo, vessel related income and
operating surplus of Rs.195 Cr. in 2013-
on stream operations shows a surplus
14 compared to Rs.102 Cr. in 2011-12.
of 162.5%. This operation, therefore,
An
analysis
of
the
Against this, the total

expenditure
resulting
figures
do
is
an
not
between
liquid
only
overall
include
cargo
The
subsidizes the loss incurred on handling
operating
of general cargo at dock and bunder
expenditure shows that whereas liquid
areas.
cargo together with stream cargo

accounts for 21.40% of the total
The operating income from estates
operating expenditure, general cargo
shows
accounts for 51.90% even though
Rs.119.65 Cr. to Rs. 235.28 Cr.during
general cargo accounts for only 23% of
2011-12 to 2013-14. The corresponding
the total cargo handled by Mumbai
operating
Port. Looking at the overall operating
management have reduced from Rs.
performance of dock operations, it will
66.86 Cr. To 33.97 Cr. during the same
be seen that against a total operating
period resulting in operating surplus of
income of Rs.437.76 Cr, the operating
Rs. 201.31 Cr. i.e. 85.56% during 2013-
expenditure is Rs.607.03 Cr. resulting in
14.
total operating loss of Rs.169.27 Cr. On
stream
on
estate
on investments and profit on sale of
and vessel related income including

on
expenses
from
(F and M) comes mainly from interest
income from handling of liquid cargo,

handled
increase
The Finance and Miscellaneous Income
the other hand, the total operating
cargo
significant
uncleared goods etc.
is
32
F and M
expenditure
mainly
represents
mounting pension liability of the port
contribution towards Superannuation
employees. Given the declining trend of
Funds.
While F and M income has
dock operations as also the rising
declined from Rs.485.25 Cr. in 2011-12
pension payouts, the profitability of the
to Rs.347.88 Cr. in 2013-14, the
Port in the coming years can be
corresponding expenditure on F and M
expected to decline even further. When
has increased from Rs.674.29 Cr. to
the Port undertakes the proposed
Rs.903.61 Cr. The decrease in F and M
streamlining of port operations, it can
income of 28.3% is on account of
consider conducting an independent
erosion in the total investible funds and
third party audit to decide on the
fall in interest rates earned on bank
viability/desirabilityof
deposits. The increase in the F and M
continuing/trimming/stopping any of its
expenditure is on account of the impact
existing activities.
of Wage Revision in the year 2012 and
The development plans of Mumbai Port
the enhanced pension liability.76.95%
Trust have been designed in a way that
of operating cost is employee cost. The

assessed
past
liability
most of its projects would go offshore.
or
The Oct terminal is 1km towards the
superannuation funds is to the tune of

Rs.9211.23
Cr.
as
on
sea. The offshore general cargo berth is
31.03.2014.
designed to be 1.2km offshore. The
Against the above, the port has already
midstream operations and anchorage
funded Rs.6295.39 Cr. over the last
are fully offshore. The LNG terminal is
eight years mainly out of cash profits
also planned as a fully offshore
generated. The Port is planning to fund
facility.This will go a long way in
the balance Rs. 2915.84 Cr. over the
releasing the pressure on land on the
next five years from internal accruals
waterfront and make it available for
and from revenues to be generated
other public purposes.
from OCT.
Looking at the overall profitability of the
Port, it will be seen that the last 3 years
have consistently shown an increase in
the net deficit from Rs.87.42 Cr. in
2011-12 to Rs.360.70 Cr. in 2013-14.
Since both liquid cargo including vessel
operations and stream discharge of
cargo, on the one hand, and estate
income on the other, are profitable, it
can be concluded that these losses are
on account of two main factors i.e dock
and
bunder
operations
and
the
33
of Karachi Port to the Pakistan State
2.3 Port within the City: A

Critical Appraisal
2.3.1
(1947) rendered Mumbai port as the

key nodal point for the entry and exit of
goods headed to and coming from
Growth of the Premier Port
Northern and Central India. Broadly
Mumbai owes its existence as a global
speaking, Mumbai port grew in tandem
metropolis to its strategic location in a
with the mercantile and manufacturing
region that included some of most
sectors
important colonial sea trade routes on
articulating
the
important economic generators in the
western coast
presence
of
an
of India. The
excellent
natural
of
the
citys
itself
economy
amongst
the
city until the last two decades.
harbour along the Eastern Waterfront

of
Mumbai
led
to massive
land
2.3.2
reclamations for the development of

port and port related activities during
City During the last two decades a
the last three centuries. The initial

impetus
for
the
development
number of interrelated reasons like
of
the high costs of real estate, the
Mumbai Port was provided with the
stringent labour laws, labour unrest, the
shifting of the headquarters of the East
high taxation structure and above all
India Company from Surat to Mumbai
the
(1684). The first phase of major land
manufacturing took a complete flight
growth of industrialising in Great
from the metropolitan city of Mumbai
Britain. The importance of Mumbai Port
to be relocated outside the city or to
grew immensely after the opening of
operate as informal units along the
the Suez Canal (1869) flagging the
fringes of the city. This restructuring of
second phase of land reclamations
the industrial geography transformed
(1875 1925) for the port, which
the
overlapped with the development of
Producer
Eastern Waterfront of Mumbai allowed
which
were
for
based
from
on
being
Industrial
Services
like
finance,
management, law etc. This process of
the
Deindustrialisation has been supported
transformations,
necessary
economy
Manufacturing to being based on
Mills) in Mumbai. The geography of the
abovementioned
citys
predominantly
industrial manufacturing (Cotton Textile
up
towards
of Mumbai. As a result, industrial
development of cotton trade with
take
investments
be a sustainable activity within the city
city of Mumbai overlapped with the
to
of
difficult for industrial manufacturing to
docks (1800 1825) in the mercantile
port
lack
modernisation of the industry made it
reclamations for the building of the
the
De-industrialisation of
Mumbai
and facilitated by the RegionalDecline in
the
Port Activity within the City (Refer Plate
modernisation of the port. The transfer
2.10)
34
Image 2-1 Ship breaking activities on Tank bunder imgae source- UDRI
to around 0.54 lakh TEUs in a span of
2.3.3 Issues
of
Technological
Shortcomings and Draught
Depths of the Mumbai Port
ten years upto 2009-10, whereas during

the same period, the container cargo
volume at the JNPT grew from 5 lakh
The process of de-industrialisation in
TEUs to 42.3 lakh TEUs in the same ten
Mumbai has overlapped with the

development
of
newer
years.
and
technologically advanced ports in the
The out-dated and defunct Victoria and
surrounding
deeper
Princess Docks with draft not exceeding
draught depths further affecting the
6.5 mt. have since closed along with the
port in Mumbai. For example, the
Mereweather Dry Dock which are now
establishment of the Jawaharlal Nehru
designated as back up yard for the OCT
Port (JNPT) in 1987 across the Mumbai
which
harbour with a draught depth of 11.5m,
implementation. The bunder area which
modernized container handling facilities
handles coal raw fertilizer etc. do not
and well established road and rail
have any modern handling facilities.
connections to the hinterland has led to
Coal is brought in barges from the
the diversion of container trade from
mother vessel during availability of tidal
Mumbai Port. The container cargo
windows which provide draft of 4-4.5
volume in the Mumbai port, which was
meters.
around 6 lakh TEUs in 1997-98 dropped
requires draught depths of the range of
regions
with
35
is
currently
Contemporary
under
shipping
more than 16m whereas Mumbai Port

presently has a maximum draught
depth of 10.5 meter in the dock area. It
is important for ports to keep pace with
the evolving needs of modern shipping.
In cases like the Rotterdam Port (The
Netherlands), the port has been shifted
from its present location on the River
Maas within the city further towards
the sea and outside the city limits to
acquire a draught depth of more than
23m. It is this transformation that the
Mumbai Port was not been able make,
thus raising questions on the future
growth potential of the port at its
present location.
36
Drawing 2-1 Growth of premier world port

Source- UDRI
37
38
Drawing 2-2Growth Shift from Mumbai to MMR

Source UDRI
39
40
Drawing 2-3 Container Traffic MbPT and JNPT
Data Source: Indian Ports Association (www.ipa.nic.in)

Mumbai Port Trust Administration Report (www.mumbaiport.gov.in)
JNPT Business Plan -Final Report
41
42
2.4 Proposed
modernization
and
development projects of
MbPT by 2020
The Present cargo handling capacity
(2013-14) of Mumbai Port is 49.25 MMT
(Indira
Dock-11.25
MMT,
JawaharDweepand Pir Pau-32 MMT,

Anchorages- 6 MMT).
The port has
envisaged capacity addition of 23.10

MMT raising its present capacity from
49.25 MMT to 72.35 MMT by the year
2016-17. Details of Proposed Capacity
addition of 23.1 MMT are shown in
table No. 2-1 below.
Present
Capacity
ID
MOT JD and
PP
Anchorages
2nd Liquid
Chemical
Berth
Off-shore
Multipurpose
Cargo Berth
Harbour Wall
Berth
Cement
Terminal
OCT
Edible Oil and
Base Oil
Anchorages
Other
Initiatives
TOTAL(MMT)
2013-14
2014-15
2015-16
2016-17
49.25
49.25
50.25
56.00
11.25
---
---
---
---
32.00
---
---
---
---
6.00
---
---
---
---
---
---
2.50
---
---
---
---
2.00
---
---
---
2.00
---
---
1.25
---
---
1.00
---
8.60
---
---
1.00
---
---
---
---
---
1.00
0.75
49.25
50.25
56.00
72.35
Table 2-2 Present and proposed capacity of port, Source- MbPT
43
3.00
Image 2-2 Source: commons.wikimedia.org/wiki/File:Mumbai_Port_Trust.JPG
2.4.1
project is expected to be completed by
Major ongoing projects of

MbPT
January 2016.
1. Construction of off-shore
container terminal berths:
2. Construction of Second berth

for handling liquid
chemical/specialized grades
of POL off New Pir Pau Pier:
The project comprises of construction

of 700m length Container Berth in the
sea, which can handle container vessels
The project comprises of construction
upto 14.5m draft (6000 TEUs). The
of 650m long approach trestle with
capacity of berth after commissioning
space for 23 pipelines and a 5m wide
would be 9.6 million tonnes (0.8m TEUs)
road, a berth with 2 breasting dolphins
in phase-l and 1.25 million TEUs in
and 4 mooring dolphins, dredging for
phase-ll. The total cost of project has
berth pockets 60m x 300m at 13m
been revised upward from Rs.1,460 cr
chart datum and widening of approach
to 2100 cr. Presently almost 100% of
channel and turning circles by 60m. The
civil work including the approach trestle
estimated project Cost is Rs.116 cr. The
and 700 m x 30 m berth is complete.
project will be commissioned by May
The BOT operator has to procure and
2015
install top side facilities which are likely

3. Wadala Kurla Link Rail
to take about 15 months time and
44
The project envisions laying dedicated
will be widened from 40m to 50m and
Goods line of 4.41 km long between
75m to 125m respectively. The new
Wadala and Kurla to establish a direct
berthing face will be constructed on a
link between MbPT Railway network
pile foundation of 10mt. away from the
th
th
and 5 / 6 lines being laid from Kurla to
existing face. This will take pressure off
Kalyan by Central Railway. The goods
existing deep draft berths of BPX and
line will remove the existing constraint
BPS On completion of the project, the
of limited availability of window for
cargo handling capacity is expected to
movement of goods trains in and out of
increase by 7 million tonnes per annum.
port via the harbour line. The original
The estimated cost of the project is
cost of the project Rs. 131 cr. has been
Rs.353 crore.. The project is to be
increased to Rs 176.81 Cr. in Revised
implemented on PPP basis
Cost Estimation (RCE)

3. Cement Terminal
2.4.2
Projects under bidding:
A cement terminal is proposed to be set

up at Petroleum Godown, Wadala. This
1. Offshore Multipurpose Cargo

Berth:
terminal will be used for storage and

distribution of Cement brought for city
Two berths are proposed to be
consumption through railways and
constructed south of the OCT. The
coastal vessels.
berths will be connected to the shore by
handled in the Indira Dock and cargo
a single trestle of 18 m. width and 1 km
will be moved to silos for storage and
length. These berths will be used for
distribution. It is proposed to lease out
handling general cargo and Ro-Ro
land area of 25000 sq.m. for creation of
vessels. The cost of this project is Rs.696
silos with cumulative capacity of 1.25
cr. This will increase ports capacity by
million tonnes. Bids for the project have
2 million tonnes by 2016-17.
already been invited.
2. Redevelopment
Wall berths:
of
Harbour
The vessel will be
4. Edible Oil Terminal

An edible oil terminal is proposed to be
The scheme comprises of the re-
set up at the triangular plot near
development of berth Nos.18 to 21
Nirman Bhavan. This terminal will
(four berths) at Indira Dock totalling
provide for storage and distribution of
882m length. The existing bed levels at
edible oil imported for Mumbai citys
the berth pocket and navigational
consumption. At a capacity of 0.40
channel will be deepened from the
million tonnes per annum with tankage
present 8.5m to 14.64m and from 7.3m
capacity of 20000 tonnes, the project
to 9.3m respectively. The berthing
for edible oil terminal is proposed at a
pocket and navigational channel widths
cost of Rs.50 crores.
45
At a cost of Rs.200 crores, the
5. Base Oil Terminal:
bunkering terminal is proposed to be

To handle the lube oil required for the
set up at Old Pir Pau berth with a
automobiles in the city, construction of
capacity of 1.5 million tonnes per
aBase Oil Terminal is proposed for
annum catering to about 5000 ships
storage and delivery of imported lube
visiting Mumbai and Jawaharlal Nehru
oil at Hay Bunder in an area of 5000 sq.

mtrs at a cost of Rs.50 crores.
Port.
The
expected to be ready by September
location identified for setting up this
2014 and invitation of bids is slated for
terminal falls in the area identified by

the
Mumbai
Development
Port
Trust
Committee
development project.
The detailed project report is
December 2014.
Land
for
7. Anchorage Project
Consequently,
This project aims to enhance cargo-
the Port will have to identify an
handling capacity in the anchorage area
alternative location of equal size, away
by 6 million tonnes. The mother vessels
from the Hay Bunder area, for setting
will be handled mid-stream by off-
up this terminal.
loading the cargo in smaller barges for

its transportation to other neighbouring
6. Bunkering Terminal
ports such as Dharamtar etc. Expression
46
of Interest is proposed to be invited by
With a view to provide state of the art
December 2014 by Mumbai Port.
medical
treatment
employees
8. Floating Storage
regasification Unit (FSRU)
infrastructure
with
to
the
modern
and
MbPT
medical
widen
the
opportunities for higher education in
Considering that the overall demand for
the medical field
LNG required by the city of Mumbai is
prepare
likely to grow at compound annual
operation and maintenance of a 300
growth rate of 7.5% over the next 10
beded hospital with attached medical
years the port proposes to set up a
and nursing college through partnership
floating LNG terminal on the eastern
with private sector.
it is proposed to
workable
scheme
for
side of MbPT anchorages in the sea

2.4.3
near Karanja Spoil Ground (FSRU). The

storage capacity of this terminal will be
1, 70,000 m3.
The terminal will be
Projects
under
segment of MbPT
leisure
1. Development of Marina:
connected to the gas grid pipeline of

the Gas Authority of India (GAIL) at
This project is proposed in the area
Karanja through a 7 Km. submarine
between Ferry Wharf and Princes Dock
pipeline.
on a stretch of 31000 sq. mtrs land and

84000 sq. meters water area.
The
9. Fifth Oil Berth at Jawahar

Dweep
marina will be developed at a cost of
Since the fourth oil berth at Jawahar
300 boats, floating hotel, fuel station,
Dweep (constructed in 1984), has
cafeteria, boat repairing facility, dry
outlived its useful life, the Port has
storage, waste disposal, etc.
Rs.100 crores with parking facility for
taken up major restorative repairs

2. Floatel and floating restaurant
which are expected to extend the life of

the structures by another 7-8 years.
A cruise ship will be anchored in the
MbPT
the
anchorage area of the port and operate
construction of fifth oil berth. The
as floatel with land/terminal facilities at
capacity of the berth is 20 MT. Suezmax
Ferry Wharf No.2. The anchorage will
vessals i.e. Upto 1,50,000 DWT can be
be licensed for anchoring the floatel.
handled at this berth. This is the captive
Besides this, four floating restaurants
cargo berth for oil refineries namely
are proposed in this project as a part of
HPCL and BPCL
the entertainment zone.
has
also
approved
Small ships
with restaurants will operate in the

10. Modernization of Mumbai Port
Trust Hospital:
harbour as dinner cruise boats
47
3. International Cruise Terminal

at BPX
4. Helipad at Mumbai Port Trust

Estates
BPX Cruise Terminal in Mumbai Port is a
This project envisages improvement of
multi-purpose berth. It lies inside the
the existing land area of 4.26 hectare at
custom notified area of the port. The
Sassoon Dock at a cost of Rs.25.5
terminus building is used for reception
crores.
of
envisages the following measures:
passengers
and
completion
of
custom / immigration formalities. It has

facilities are available at this terminal It
proposed
to
bring
about
improvements in the facilities for

embarkation / disembarkation of cruise
personnel and passengers by providing
gates for regular movement. it is
proposed to improve the furnishing of
the cruise terminal building to the
international standards at an estimated
cost of Rs.42.25 crores (at 2011 prices ).
The salient features of this project
include separation of cruise traffic from
cargo handling area, interior decoration
of existing building with change of
flooring, wall and column cladding, false
ceiling, sanitary fitting, glazed panels,
CCTV
system,
lighting
and
air-
conditioning. Provisions are also to be

made for information desk, entry / exit
waiting area, immigration / custom,
baggage handling and drop off area,
shops, coffee shops and snack bar,
internet
and
provision
is
telephone.
to
be
Separate
made
improvement
plan
1. Fish loading activities should be

restricted to New Sassoon Dock
area.
Old Sassoon Dock should be used for
out fitting of fishing boats and for
providing required facilities like fuel,
fresh water, and ice to fishing boat.
Conversion of existing open fish auction
Hall at New Sassoon Dock into Modern
fish handling and auction hall.
shed at Old Sassoon Dock into net
mending sheds.
Providing ice plant and chilled storage
facility and ice crusher shed.
Re-modeling of existing service block
into
Modern
fishery
Harbour
Management and maintenance block.
Overall improvement to storm water
drainage system, sewerage system,
Electric supply
and
distribution
network, internal road, fresh water
supply line and repairing of quay wall
Widening of Harbour Entrance of Old
Sassoon Dock and Construction of
compound wall and gate house.
an area of 6000 sq.m. Certain minimum

is
This
for
accommodation of staff for terminal
5. Sassoon
Dock
Fishery
Harbour Improvement Plan
management, custom and immigration,

intelligence bureau, cruise liner, port
This project envisages improvement of
offices etc.
the existing land area of 4.26 hectare at

Sassoon Dock at a cost of Rs.25.5
48
crores.
This
improvement
plan
Observatory Wheel and its associated

facilities is proposed to be made
envisages the following measures:
available by means of reclamation. It is
2. Fish loading activities should be

restricted to New Sassoon Dock
area.
Old Sassoon Dock should be used for
out fitting of fishing boats and for
providing required facilities like fuel,
fresh water, and ice to fishing boat.
Hall at New Sassoon Dock into Modern
fish handling and auction hall.
shed at Old Sassoon Dock into net
mending sheds.
Providing ice plant and chilled storage
facility and ice crusher shed.
Re-modeling of existing service block
into
Modern
fishery
Harbour
Management and maintenance block.
Overall improvement to storm water
drainage system, sewerage system,
Electric supply
and
distribution
network, internal road, fresh water
supply line and repairing of quay wall
Widening of Harbour Entrance of Old
Sassoon Dock and Construction of
compound wall and gate house.
6. Observatory
Nariman Point
It
is
suggested
to
wheel
at
construct
an
proposed to appoint a competent

expert to carry out detail study to
conceptualize this project.
As a part of streamlining of its
operations Mumbai Port proposes to
discontinue the following activities:
3. Coal handling at haji bunder area
Rock Phosphatre at Hay Bunder and Haji
Bunder
Ship breaking at Darukhana
STC Edible Oil Tanks on P D Mello road.
Tank Farms near Malet basin and Haji
bunder
Defence storages near Cotton Exchange
Observatory Wheel on the lines of

London Eye at an Estimated cost of
Rs.1085 crores (at 2008 level). This
Observatory Wheel with associated
facilities like land scape promenade,
sitting benches and parking place is
proposed at Nariman Point. The land
parcel required for the development of
49
50
3: Existing Situation Analysis
51
52
the city. This physical adjacency is not
3 Existing Situation
Analysis
complemented by physical connectivity

with the city mainly because it does not
have the scale of activities as in the
3.1 Delineation
adjoining city areas
This report focuses on the part of the
3.3 City Relations: Linkages
Eastern Waterfront of Mumbai that

forms a part of the island city. The study
The area comprising of the Eastern
area, spanning a north-south length of
Waterfront consists of an extensive
around 14 km, is sub-divided into two
road and rail infrastructure that was
parts: the Core Area consisting of
primarily planned during the late
thirteen MbPT estates from Sassoon
nineteenth and the early 20th century
Docks in the south up to Wadala Estate
for the movement of goods. This
in the north admeasuring around
transport infrastructure provides links
709.51 hectares and the Immediate
to the main regional corridors like the
Influence Area towards the north of
Eastern Express Highway and the
Wadala. The study area is bounded on
Central Railway line. Additionally there
the west by the Harbour Railway Line,
are a few locations on the waterfront
towards the north by the Eastern
that are used as passenger terminals for
Express Highway, on the west by the
inter-city water bound traffic like the
harbour whereas the Sassoon Docks
Gateway of India and the Ferry Wharf
form the southernmost part of the
(Bhaucha Dhakka). There is a clear
study area.
inadequacy of linkages to the city from

the port land. This inadequacy has
3.2 City Relations:

Adjacencies
resulted in the eastern water front

being completely excluded from the
imagination of the city. This physical
Adjacent to these Port and Harbour
disconnect has resulted in the exclusion
Lands lie the Central Business Districts
from city imagination that Mumbai is a
of Nariman Point and Fort area, the
city on water.
Inner City Markets and Housing of the

areas like Bhuleshwar, the earlier
Industrial Lands of Parel Lalbaug and
the early twentieth century suburbs of
Dadar Parsee Colony. The adjacencies
between the port and the inner city
markets as well as the Industrial Lands
are apparent in the physical structure of
53
54
Drawing 3-1Drawing 3 1 City relation: adjacencies
55
56
Drawing 3-2Drawing 3 2 City Relation Linkages
57
58
3.4 MbPT Land Review

Mumbai Port Trust has 752.72 hectares
of land in Mumbai. Most of these lands
are situated on the East Coast of the
city stretching from Colaba to Wadala.
Aside from this, port lands in smaller
pockets are situated at Thal knob
(Alibaug),
Chairman
Bunglow,
Chowpatty
Bunder,
Worli
Bunder,Zakaria
Bunder,
Govandi,
Mahim Bunder, and at Titwala. In

addition to the lands owned by Mumbai
Port it is in possession of certain plots of
land held in perpetuity of it under 999
year leases
The approximate area wise distribution
of land is given in the table below:
59
Type of land
Hectares
A)
Port operational area
i.
Docks and Dock operational area ( including Butcher island)
ii.
Staff quarters
iii.
Hospital
iv.
Port offices and amenities( schools, sports clubs, playground etc.)
196.50
48.79
4.68
Subtotal of Port operational area (A)
21.73
271.70
B)
Leases and Lettings
i.
Oil and Petroleum Companies
73.27
ii.
Defence Authority
32.58
iii.
PSUs
iv.
Central Government bodies
v.
State Govt. bodies
vi.
Private parties
136.73
Subtotal of Leases and Lettings (B)
275.55
2.26
25.73
4.99
C)
Vacant Plots Area
i.
712 isolated plots
ii.
217 plots handed to sis dept. for operational requirements.
63.62
Subtotal of Vacant Plots Area (C)
D)
-39.75
23.87
Infrastructure land
150.12
( roadways, railways etc. including slums/ encroachments 7.46 ha about 14365

nos. of hutments based on 2002 survey)
(1)
(A)+ (B)+(C)+(D)
721.24
E)
Land outside Eastern water front(already included in above figures)
i.
Worli Bunder (1.95 ha of Slums + 0.67)
2.62
ii.
Govandi
7.58
iii.
Mahim Bunder
1.53
Subtotal of Land outside Eastern waterfront (already included in above figures)(E)
11.73
F)
Land outside Eastern water front
i.
Thal knob (Alibaug)
1.98
ii.
Chowpatty Bunder
0.182
iii.
Chairman's Bunglow
iv.
Titwala (Vacant Land
0.93
28.39
Subtotal of Land outside Eastern waterfront(NOT included in above figures) (F)
31.48
(2)
Total Area outside Eastern Water front (E) + (F)
43.21
(3)
Total Area on Eastern Waterfront (1) - (E)
709.51
Total MbPT Land (2) + (3)
752.72
Table 3-1Area wise distribution of MbPT land
60
3.4.1
Lands
held
in
perpetuity by MbPT
3.4.3
Land used by the port for

its core activities
In addition to the above land there are
The Core activity of ship/cargo handling
52 foreshore properties at Mazgaon,
by the port is carried out at different
Malabar Hill and Colaba given on lease
facilities from Indira Dock basin to
to MbPT in perpetuity (999 years) prior
Wadala Sewree area.
to 1873 and vest with MbPT as per
used
schedule E of BPT Act I of 1873 and
approximately 196.50 hectares.
Section 28 of the BPT Act 1879, rent of
roads/railway network in the docks
which
Collector
operational area cover an area of
Mumbai Government Resolution Rev.
150.12 hectare approximately. The Port
Dept.
11.8.1882..
hasits own railway system over a
Another parcel of land at Mazgaon
distance of 10 km. with 54 km. of track
Reclamation
admeasuring
length between the Docks and Wadala,
4596.47sq.mtr. has also been taken on
the inter change point with the trunk
lease in perpetuity (999 years) by MbPT
Railways. The Rail Container Depot is
from Shri Byramjee Jeejeebhoy and Ors.
used for storing vehicles prior to their
and
export. Besides this, the Port Trust has
are
collected
No.5408
is
by
dated
Estate
currently
subleased
for
operational
purposes
is
The
around 11,500 employees on its rolls
warehousing purposes.
and
3.4.2
for
The total land
about
34,000
pensioners.
Categories of Mumbai Port

land usage
About5000 employees currently stay in
From the point of usage, the land area
Trust has 7700 residential quarters in
can broadly be classified into three
all. The offices and residential quarters
categories viz Port operational use,
are spread over an area of 48.79
Land let out for port and non port uses,
hectares from Colaba to Govandi and at
Vacant lands
Worli, Bandra and Mulund. The port
Port Trust quarters. The Mumbai Port
has a 240-bedded hospital at Wadala

Distribution of Port operational area (35% of total)
2%
Docks and Dock operational
area ( including Butcher
island)
Staff quarters
8%
18%
Hospital
72%
61
with inpatient and outpatient facilities
possession
and diagnostic services. This hospital is
companies are used for storage and
spread over an area of 4.68 hectare
distribution of the commodities through
with a residential complex for the
the port. Tank farms of BPCL/HPCL are
medical and para medical staff inside
important to maintain POL supply chain
the hospital campus. The port offices
in the Mumbai city as these are being
and
clubs,
used for storage of POL.In all the Port
playgrounds etc.) occupy another 21.75
has entered into 2676 leases of which
hectare of land. Thus, a total of
leases relating to port operations add
approximately 421.84 hectare of land is
upto 178, while the remaining 2548
occupied by the port for its core
leases are leased to private parties for
operation. This includes the common
non-port purposes
amenities
(sports,
of
oil
and
petroleum
road infrastructure spread over the

entire waterfront.
Sr. No.
3.4.1
Land let out by the

Port for port and nonport uses
USER
CATEGORY
NUMBER OF
LEASES
Port Related
The port has let out around 275.55
hectares of its land to various users. Out

of this around 138.83 hectares is leased
Petroleum/ Oil
Sectors
77
P.S.U.
51
and Petroleum industries, Defence
TOTAL
128
authorities and 136.73 hectares is given
Non
on lease to private parties for home and
Related
to the PSUs, Government Bodies, Oil

Port
2548
non-home occupations. The lands in
Leases and Lettings (36 % of total)

Oil and Petroleum
Companies
26%
50%
Defence Authority
PSUs
12%
9%
1%
2%
62
Central Government
bodies
State Govt. bodies
3.4.2
As shown in the table above,23.86
VacantLand
The port got vacated approximately
hectares of land in possession of the
63.62 hectares of land from the tenants
port is lying vacant. These vacant plots
after following the due process of law.
are spread over from Sassoon Dock to
Out of 712 plots, about 252 nos. of
Wadala in 460 plots of varying sizes
vacant plots covering 39.76 hectares of
Note:
In addition to above, land at Titwala,
land have been handed over to sister
Tal. Kalyan, (28.39) hecates is vacant.
departments besides this, there are 2
This plot, being removed from the area
vacant plots at Titwala aggregating to
under consideration is excluded from
28.39 hectares.
the scope of this report.
Table 3-2Area wise details of vacant plots
Location
No.
of
In addition to the lands shown as vacant
Area (m2)
above a further, 39 hectares of let out
plots
land is likely to become available in the
vacant
near
Wadala Sewree
Estate
21
83614.75
Sewree Estate
10
2233.43
Cotton Depot
147
56116.88
future.
These
lands
though
presently in occupation of various PSUs,

Defence Authorities, Oil companies etc.
are earmarked for the Port Trusts own
use. So far, BPCL have agreed to
Coal and Grain

Depot
48
32372.17
surrender their occupations at Wadi
M.S.R. Estate
5755.69
Bunder,
OGPD,
admeasuring
4.13hectares but only after relocating
Maz. Tank Bunder

Estate
Opp.
1928.41
1507.99
Estate
2686.54
Elphinstone Estate
14
1651.13
Elphinstone Estate
70
14937.39
Modybay Estate
415.74
Apollo Estate
22
4620.22
addition to above, exchange of about
Bunders
79
22873.07
6.90hectaresof land owned by the
their present operations at Wadala.
Maz. Reclamation
Estate
Defence Authorities occupying 32.5

hectares have been requested to
Maz. Reclamation
surrender their occupations at Cotton

Green, admeasuring 8.0 hectares. CWC
and FCI have agreed to surrender 0.655
and 2.84 hectares of their occupations
Ballard and
at
Cotton
Green
respectively.
In
Mahim, Mallet
Central Railway at Haji Bunder with
Bunder, Jamshetji
MbPT land at Wadala is being discussed
Bunder, Sassoon
with Central Railway.
Dock
16
7932.81
TOTAL
460
238646.22
Eviction proceedings under PPE Act
23.86 Ha.
have
been
filed
against
private
companies situated at Haji Bunder such
63
as HLL (10.39 hectares) and TOMCO
brought first wave of wealth to the city
(5.53 hectares) which have closed
in late 19th century are no longer being
down. Radio Club (0.58 hectares) at
used for the purpose for which they
Colaba has filed a Writ Petition against
were created, the cotton trade having
the eviction orders passed by the
gradually declined after closure of the
MbPTEstate officer. This is pending in
textile mills in Mumbai.
the High Court. This location is most
As a result a large part of the storage
suitable for MbPTs public projects of

developing
Marina
and/
or
and warehousing infrastructure is no
longer needed and hence offers the
Passenger terminal.
3.4.3
best opportunity to utilize the same for

needed economic activities. The road
Encroachments
network of the port is being extensively

According to an incomplete survey
conducted
by
the
Port
used by the general public causing
(Estate
congestion in the area. The port railway
Department) in the year 2002 in all 7.46
infrastructure is relatively underutilized
hectares of Port Trust land was found to
as compared to the overburdened
be encroached. The total number of
transport network in the adjoining parts
hutments recorded was 14365. A fresh
of the city. However when the OCT
survey needs to be carried out to
project gets commissioned in 2016, this
ascertain if there has been any increase
railway network will become critical for
in the area under encroachment
transport of 1.25 mn TEUs at its peak

utilization.
3.5 Sub-Optimal Use of the

Land
3.5.1
Under
use
Resources
3.5.2
of
The
Growth
Sector
process
of
in
the
Informal
de-industrialisation
hasled to the decay and dereliction of
It was to support the crucial function of
large
trade and exchange of commodities in
Waterfront on the one hand, whereas
the mercantile and the industrial city
on the other, it has led to substantial
that the docks along with their massive
growth of the informal economy.
infrastructure
and
Certain areas on the Eastern Waterfront
warehousing,
have transformed either into small-
godowns, elaborate rail and road
scale informal industries for ship-
transport
were
breaking, marine repairs, copper and
developed over the last three centuries.
aluminum turnings or into regional /
unloading
like
facilities,
loading
infrastructure,
areas
in
Mumbais
Eastern
national scrap markets for iron, steel
However the cotton godowns which
and machinery. These industries are
facilitated thriving cotton trade that
64
served
by
migrant,
daily
wage,
unskilled, informal labour that has come

to reside in this area during the last
twenty-five years or more. This is one of
the significant differences between the
Port lands of several First World cities
like London, where the port lands
underwent complete dereliction due to
the restructuring of the industrial
geography and that of a third World
City like Mumbai where the land
resources
are
sub-optimally
appropriated through growth in the

informal sector.
The informals in the Core Area of the
Eastern Waterfront occupy an area
of18.42 acres (Source: MbPT) and can
be seen on three distinct types of
location. The first type is the location on
vacant / empty / unused plots and on
environmentally sensitive areas like
marshlands and saltpan lands. The
second type is that of pavement
dwellings or along the perimeter of
plots whereas the third type is seen a
stilt housing on thewater area/landing
area of the Quay.
65
Drawing 3-1 use of land resources
66
Drawing 3-2Suboptimal use of land resources
67
68
Drawing 3-3Growth of Informal Sector
69
70
occupations at 10% of the land values
3.6 Impact
of
Supreme
Court Judgement in
2004 and 2006 on MbPT
Land
3.6.1
as on 1980 for the period from

01.10.1992 till 30.09.2012.
Further,
vide another Supreme Court judgement

dated 09.01.2006 the rates for home
occupation were corrected to 3% return
Background
on the land values as on 1980 with 4%
In the year 1982, the Board of Trustees
escalation per annum.
of MbPT revised the letting rates for

leased
land
based
valuation report.
on
Out of total 2848 let out plots /
Kirloskar's
occupations,
The same was
around
2424
plots
challenged in the High Court by several
comprising of monthly tenancies, 15
lessees and tenants. The revision was
monthly lease
stuck down by High Court judgement
approximately 190.69 hectares are
dated 04.10.1990.
affected
Thereafter, in the
by
and expired lease,

the
Supreme
Court
year 1991, in order to reduce huge
judgement. In addition, approximately
number of litigations pending in various
85 hectares of land are leased out on
courts, Port Trust came out with a
subsistence/ long term lease basis.
compromise
was
These leases are covered by the terms
endorsed by the High Court vide order
of individual lease agreements. Even
dated 12.03.1993. However, the said
though Supreme Court judgement is not
compromise
also
directly applicable to these leases,
challenged in the Supreme Court by
principles pronounced by Supreme
several SLPs and finally Supreme Court
Court judgement dated 13.1.2004 need
gave
to be kept in mind while dealing with
its
proposal
which
formula
verdict
on
was
13.01.2004
these leases.
upholding the compromise formulae.

The Supreme Court also pronounced
Under TR No.127 of 2006 Board decided
certain observations and principles to
to increase the letting rates w.e.f.
be followed by Port being a public body.
1.9.2006
with
6%
of
the
Ready
Vide TR No.31 of 2004, approval was
Reckoner values for leases, which are,
accorded to acceptance of Supreme
not protected under 3(1)(b) of the
Court judgement dated 13.01.2004 read
Maharashtra
with
Addl.
corporate lessees with paid up capital of
Solicitor General. The said TR accorded
Rs.1 crore and above, lessees who had
approval to the implementation of the
committed breaches after 10.03.2004.
judgement.
Court's
The Board has also reserved its rights to
decision has fixed the letting rates for
fix revised rent and terms w.e.f.
home occupations at 8% return of land
01.10.2012
value as on 1980 and for non-home
breaches. The above decision has been
clarifications
The
given
by
Supreme
71
Rent
while
Control
regularizing
Act,
such
challenged in 29 Writ Petitions filed in
estate is covered under the Supreme
High Court, Mumbai. Even though the
Court judgement.
Writ Petitions have been admitted, no

relief is granted by the Court to the
3.6.2
Issues
pertaining
development of let
lands:
The
MbPT
Petitioners.
Ministry of Shipping, Government of
India
came
out
with
New
Land
Land
to
out
Development
Committee (MPLDC) had requested to
Management Policy, 2010 for Major
MbPT to examine, the implications of
Ports which was adopted by the Board
Supreme Court judgement and indicate
vide TR No.21 of 2011 which accorded
the
sanction to adopt the land policy as
limitations
if
any
on
the
development of estates.
circulated by Ministry of Shipping, GOI.

Govt. of India notified the new Land
Based on the discussion held by MbPT
Management
for
with Supreme Court Advocate dealing
operational land, excluding township
with the land matters of MbPT, the
areas of Mumbai, Kolkatta and Kandla
following relevant points were made:
Policy,
2014
Ports for which separate Land Policy is

to be notified. As far as MbPT is
1. Validity of Supreme Court

judgement
concerned, majority of township area

excluding the subsisting leases in every
72
The principles and findings contained in
functions
Supreme Court judgement are a law
mandated by the Act. Though prima
declared by Supreme Court and is
facie there does not appear to be any
binding on the Port Trust even after
bar to the Port Trust carrying out such
30.09.2012. However, the letting rates
activities, certain precautions may have
contained in the original Compromise
to be taken, such as prior consent of the
Proposal would be valid only upto
Government of India, ensuing that the
30.09.2012. The Port is empowered to
revenue
refix the letting rates and terms w.e.f.
development of such land must be
01.10.2012
utilized towards the core functions of
keeping
in
mind
the
principles laid down by Supreme Court
received
statutorily
from
the
The issue is likely to be a highly

contentious one in future and having
1. Implications of Supreme
Court judgement on the
proposed Development of let
out areas by short closing of
leases and by taking back of
possession etc.
regard to the various legal scenarios

which are possible, the Port Trust needs
also to take the opinion of the learned
Attorney General of India or Advocate
General of the State on the issue.
The Compromise Proposals themselves
2. The issues pertaining to

lessees / occupants not
willing to vacate, obligation of
Port
Trust
to
provide
alternative accommodation,
amendments to MPT, PPE Act
or to notify the entire Port
Trust estate within the Port
limit to bring under TAMP
purview etc.
provide that the Port Trust need not

grant a fresh lease if such land area
required for its "own use". The Supreme
Court judgement does not prevent the
Port Trust from using its land in any
manner which is otherwise permitted
by the law. The right of the Port Trust to
such
are
the Port Trust etc.
judgement.
recover
which
land
clearly
exists
especially when such land is required

for its "own use", however the process
The
of recovery of such land in the existing
Public
Premises
Act
already
provides sufficient powers to the Estate
system is likely to be tedious and time
Officer of the Port Trust to evict any
consuming.
defaulting
tenant
or
occupant.
On principles also, an owner of a land
However, amendments could be made
has the right to use its land as it may
to the PPE Act
wish
laws.
compliance of Orders of the Estate
However the Port Trust being the
Officer a cognizable offence and/ or (b)
creature of a statute, the powers of the
providing for prosecution of defaulters
Port would normally be limited by their
and (c) specific provision to require for
within
the
applicable
73
(a) making non-
police aid in enforcing orders of the
developed area may incentivize the
Estate Officer on the same lines as are
occupants to return the possession of
currently available to the Collector.
the premises without resort to the legal

process. To some extent the number of
Further amendments could also be
occupants who would contest the
thought of for the purpose of defining
eviction by the Port trust may if the
limits to the jurisdiction of the Appellate
terms of alternative accommodation
Court under the Public Premises Act.
are
One such amendment could be to
policy decisions would be needed to
facts. Another ammendent could be for
facilitate the smooth transfer of land as
the Act or the Rules to require filing of
per the development plans..
pleading etc. within a time bound

in
the
non-
resort to legal process.Appropriate
only on questions of law and not on
as
and
the premises to the Port Trust without
Estate Ofiicerl would be maintainable
such
reasonable
discriminatory, return the possession of
provide thatappeas on the orders of the
manner
fair,
2002
As mentioned, the Public Premises Act
Amendment to the Civil Procedure
contains
Code.
strengthen the Port trust' hands to evict
to
be
strengthenedis
provisions
to
any defaulting occupants. However
However inthe immediate present what

needs
adequate
what is needed is the strengthening of
the
the infrastructure and institution of the
infrastructure and institution of the
Estate Officer.
Estate Officer. Part of the immediate

solution lies in increasing the number of
Though this issue would also require
Estate
further and more detailed study into
Officersand
giving
them
sufficient staff and Infrastructure etc.
the
for the adjudication of the cases and
implication
execution of orders in an expeditious
Rehabilitation policy needs to taken up
manner. There also needs to be greater
on priority.Further, the possibility of
co-ordination
local
acts
and
suitable
their
Slum
both
the
MbPT be declared as special planning
of
the
authority for its area and vested with
Government and the Courts to execute
the powers on par with MCGM can be
the orders of the Estate Officer in the
considered.
enforcement
with
various
agencies
shortest possible time..
Merely notifying any part of the Port
Though the Port Trust may not, in law,
trust land as a part of Port Limit within
be
alternative
the jurisdiction of the TAMP would not
accommodation, normally a scheme to
"get rid of" any of the other laws such
provide
accommodation
as "Transfer of Property act and Rent
either in a new area or in the re-
Act". All such Acts would continue to
obliged to provide
alternative
74
apply even after any such notification.
Recourse to the legal process is likely to
The jurisdiction of the TAMP extends
be time consuming etc. and the Port
only to the fixation of rates within the
Trust may consider the option of
Port Limit and such notification could
formulating a fair, reasonable and non-
not negate the effect of the other laws.
discriminatory
The following specific queries were
alternative
made by Mumbai Port :
occupants to try and ease such process
Section 33 of the Major Port Trust Act

permits the Port Trust to enter into any
contract for the discharge of its
functions. There prima facie, does not
appear to be any bar in engaging any
special purpose vehicle to undertake
redevelopment of the Port land subject
to the prior consent of the Central
Government.
The biggest constraint which is likely to
hinder the smooth development in the
Port Trust' area is resumption of
possession
from
the
occupants.
75
scheme
to
accommodation
offer
to
the
3.6.3
Legal Implications on
Current Lease Status and
Tenure Patterns
Monthly
1759
66.31
2788
275.55
Tenancies
TOTAL
Out of the 752.72 hectares of land,

421.82 hectares is used for the ports
operational purposes, 275.55 hectares
326
given on leases comprising of 2788
Subsisting
Leases
Expired leases
462
leases including the expired leases.
1759
241
Fifteen monthly
leases
Monthly
Tenancy
These leases can be classified into 3

categories viz.
(1) Monthly Tenancies
Figure 2Number wise details of MbPTs let out

estate
(2) 15 Monthly Leases

(3) Long Leases for periods exceeding
15 months.
The monthly and 15 monthly leases,
though not renewed every month/every
15
months
regularly,
continue
66.31
99.6
Subsisting Leases
in
occupation of the lessees till terminated
Expired leases
98.99
by eviction notice .There are altogether
Fifteen monthly
leases
Monthly Tenancy
10.4
2000 such monthly/15 monthly leases

covering an area of 76.71 hectares.
There are 326 subsisting long leases
Figure 3Tenure-wise and area-wise details of

MbPTs let out estate
covering an area of 99.86 hectares and

462 expired leases covering 98.99
The Port Trust is saddled with a large
hectares which continue to be in the
number of litigations with its defaulting
possession of the lessees. The tenure-
tenants and lessees. Under the present
wise and area-wise details of the 275.55
legal system, Port Trust like any other
hectares of MbPT's let out estate is
common landlord is constrained to
shown in the table below:
follow tedious legal processes against
Tenure-wise and area-wise details of
the
MbPT's let out estate
serving termination notices under the
TENURE
Subsisting
NUMBER
326
defaulting
tenants/lessees
by
AREA
Transfer of Property Act and then file
(in
Petitions/PlaintsTrail before the Estate
Hectare)
officer of the Port under the PPE Act.
99.86
Every trial matters, requires extensive
Leases
evidence to be furnished to establish
Expired Leases
462
98.99
breaches,
Fifteen Monthly
241
10.40
examination of the witnesses. The
Leases
entire
76
followed
legal
by
proceedings
cross
take
inordinately long before giving final
even in all these cases what has
orders in the matter can be expected.
accepted by the Supreme Court and
Final eviction orders are invariably
also what has been followed by MbPT is
challenged in the Appellate Courts,
that
thereby
rentals would cease to be applicable
further
prolonging
the
against
the
in default of payments due. Based on
defaulting
this approach, Mumbai Port Trust has
tenants and lessees and in spite of the
filed approximately 1590 cases for
tedious legal process, the Port Trust has

succeeded
in
obtaining
eviction in past, of which about 700
vacant
cases have already been passes in
possession of about 712 plots by due
favour of MbPT and consequent of
process of law and regained about total
which 63.62 hectares of land has been
63.62 H of land. Presently, still there
repossesses
are around 603 eviction suits/appeals

pending in the various Courts including
cases under the PPE Act. There are
about 200 defaulters against whom
legal action under PPE Act is being
initiated. Except in the cases of HLL and
Radio Club where eviction proceedings
have been filed to take back the land for
the ports own use all the other
suits/proceedings were filed on account
of breaches and non-payment of rental
arrears.
It is learnt that Mumbai Port Trust has
sought further clarification regarding
interpretation of the Supreme Court
judgements of 2004 and 2006 from the
Attorney General of India. However The
Same has not yet been received from
the Mumbai Port Trust. What is clear
from the approach adopted by MbPT is
that
the
compromise
breach of any conditions of the lease or
Over time, Port Trust has filed about

suits
concessional
whenever a tenant/ lessee is in any
litigation.
1590
the
compromise
formulae
approved by the Supreme Court are

applicable to the rate of lease rentals
upto 30 September, 2012. However,
77
by
MbPT.
78
Drawing 3-4 Ownership of MbPT Estates and Tenureship of MbPT

Estates
79
80
Drawing 3-5Existing Land Use Map ( A3 Size
81
82
83
Drawing 3-6 Activities within Port Land
84
Drawing 3-7 MbPT Dstricts
85
86
Image 3-1 MbPT colony in Wadala Estate Source : UDRI
3.7 Area wise details

existing land use
3.7.1
approaches have silted considerably. At
of
present some small crafts are being

sheltered there.
Sewri / Wadala Estate
At the south end of Sewri Fort Road, are

buildings housing MbPT employees.
1. Timber Pond and Wadala
Further, northwards along this road is
Timber Pond has been reclaimed by the
the Sewri Fort which is under the
MbPT for an area of 14.13 ha. Sewree
jurisdiction of the Department of
Timber
existing
Archaeology. To the north of Sewri Fort
Container Freight Station is planned to
is the factory of Colgate Palmolive Ltd.
be handed over to MMRDA for casting
housed in a multistoried building of
yard of MTHL Project for 7 years.
recent
Pond
(STP),
the
construction.
Further
northwards on Sewri Fort Road are the

The area north of Timber Pond houses
shipyard and workshops of Shaparia
the Kerosene Wharf which was used in
Dock and Steel Co. Pvt. Ltd.
the past for the transport of kerosene in

tins loaded into sail boats for coastal
In the center of Sewri Estateis the Sewri
transport. This wharf is not usable for
fishing village. There are several small
sea traffic as the Wharf and its
scale industries and shops in this area
87
which have come up haphazardly. The
2. Nadkarni
Industries
rest of the area in the Sewri Estate is

predominantly
used
by
the
Oil
Park
and
Oil
This estate is predominantly occupied
Companies.
by oil companies,oil tanks and filling
Issues affecting the Sewri/ Wadala
points on its northern, eastern and
Estate.
southern sectors.The northern part of

the estate, Raoli Camp, comprising of
The MbPT area is assigned I-3 Zone
land of MbPT railway land has been
status due to the presence of hazardous
completely
industries.
encroached
upon
by
extensive slums. This comprises one of
The proposed Trans Harbour Link(THL)
the largest pockets of unauthorized
from Sewri to Nava Sheva will serve as a
informal settlements on the MBPT
link to hinterland. The Port traffic
estates and MBPT's past efforts to
coming from the hinterland can also be
vacate the land have not had the
diverted to this road which in turn will
desired effect due to lack of a
relieve the burden on city roads upto
comprehensive policy for rehabilitation.
Chembur.
The southern sector has godowns of the

Central Warehousing Corporation on
land leased from MbPT. Along the
88
western sector parallel to the Central
debris from dismantled structures. Even
Railway Harbour Branch lines between
though garbage was burnt there in
Wadala
and
earlier days, with the installation of fuel
alongside the BPT main line, there is a
oil tanks on the reclaimed site this
housing complex for BPT employees, a
practice has been stopped as it poses a
dispensary, a primary school, and
fire hazard. Most of the area is custom
welfare centre. Reynolds Road runs
notified area and under the control of
along these buildings.
Traffic Manager.
and
Sewri
Stations
Raoli junction in Wadala is the railway
3. Wadala Salt Pans
transfer station for MbPT wagons to be
The ownership of the area is with the
hauled on the Central and Western
Salt Commissioner under Ministry of
Railways to country destinations and
Industries, Government of India and is
vice versa. Within the railway yard
leased for salt making. The land here is
premises there is a Diesel Loco shed for
mostly swamp with rank vegetation.
maintenance of diesel locos which
Mumbai Port Trust road to Pir Pau Oil
isnow being gradually eased out of use.
jetty passes through this land. The total
The Wadala Incinerator plot on the
area of the land is 74 hectares
eastern end of Wadala was used for
comprising of parts of C.S. Nos. 6, 145
dumping of garbage, road and dock
and 210 and is reserved in the City
sweepings, excavated materials and
Development Plan of MCGM, for MbPT
89
godowns. Out of total area of 74
under terms of lease. However there
hectares, about 18.31 hectares is in the
exists a
green belt and about 5.93 hectares is to
regard
be used for the approved D.P. road. The
permanent structures and also change
net area available for MbPT godowns is
of user, in respect of these leases.
number of breaches with

to
the
construction
of
49.77 hectares (approx.). This area is

contiguous to the Port area and located
3.7.3
Cotton Depot
on either said of Wadala - Mahul Link
A) Cotton Depot Tenancies
Road. It is adjacent to the existing

Petroleum
The land was reclaimed by landfill in
Hindustan
1913 on which 178 ferro-cement
Petroleum Corporation Ltd. Both these
concrete structures with portal frames
oil
requested
were constructed the earliest of their
additional areas here to set up storage
kind, in the year 1925, primarily for the
plants for crude as well as other
export of cotton bales to Manchester.
products. In addition to the above, the
The huge cotton exchange building is a
Port has planned various projects for
ground reminder of the scale of cotton
capacity augmentation, which require
trade of by gone days. The Cotton trade
creation of commensurate facilities like
has since greatly reduced with many of
Transit
Freight
the cotton mills in Mumbai having
Station, Custom Bonded Warehouses,
either closed down or shifted outside as
etc. In order to set up these facilities
per the new planning guidelines for
and to cater to the expanding activities
heavy industries. The godowns here are
of port users, the earmarked Salt Pan
in a state of extreme disrepair.
refineries
of
Corporation
Bharat
Ltd.
companies
Storage,
and
have
Container
Land at Wadala needs to be transferred
Issues affecting Cotton Depot Area
to Mumbai Port Trust.
Cotton trade, both export and import, is

3.7.2
Jackeria Bunder (West of

Sewree Station)
almost negligible today. The present
The area has mixed uses of Residential
connection to the Port activities. Most
and Industrial Units with major portions
of the textile mills in Mumbai have
of open land appropriated by informal
either closed down or are shifting out.
activities in these areas have no
settlements of Chatai Chawl and Kranti
The physical life of almost all godowns
Nagar.
is over with almost 50% of the godowns

having already collapsed. The remaining
Issues affectingJackeria Bunder
godowns are standing in a dangerous

The leases here are mostly of fifteen
condition and hence need to be pulled
monthly and monthly tenures where no
down immediately.
permanent
structures
are
allowed
90
The economic return from these areas
(Heavy Industrial Zone) in the final
to the MbPT is negligible and not
development plan of F-South Ward of
commensurate with the escalating land
MCGM.
prices in Mumbai.
B)
A large number of vacant godowns and
Cotton
Depot
(The
Railway
Container Yard)
plots in possession of MbPT are

3.7.4
scattered all over the area and cannot

be developed individually due to their
small size. If kept unused, these are
likely to be encroached upon.
The land in the possession of FCI and
the Defence Department are also highly
underutilized. MbPT should take steps
Railway Container Depot is

not being used for storing
containers but for parking
of vehicles prior to their
export.
The
railway
platforms
with
railway
sidings
aresparingly
used.Coal and Grain Depot
to resume the unutilized space with

these
agencies
Mumbai
port
Coal Depot
has
suggested that this land can be suitable
The land does not have any permanent
considered for redevelopment by the
built structures but temporary bamboo
MPLDA.The area is reserved as I-3
sheds constructed by monthly tenants
91
for the use of charcoal storage. Since
land with F.C.I. are highly underutilized
charcoal trading has diminished greatly
with some areas like R.R.No.1465 being
over the years, the storage areas are
in a state of neglect since several years.
now being converted into warehouses
The weigh bridge of F.C.I. is a cause of
for industrial use or are put to industrial
traffic jams at Fosberry Road. F.C.I. may
use.
be asked to relocate the weigh bridge

location and surrender the unused
Issues affecting Coal depot
sheds.
The small-scattered vacant plots are

3.7.5
now prone to encroachment. Each plot

has a railway siding that is not in use
Hay Bunder and Haji

Bunder
Hay Bunder is sparingly used for barge
anymore.
traffic and self-propelled and sailing

4. Grain Depot
vessels which approach the bunder at
Sheds at Grain Depot with Railway
the rise of tide to unload their cargo
sidings are utilized for storage of food
and thereby lighten their draft taking
grains viz pulses, sugar etc and domestic
advantage of the tide. The approaches
cement. Open Plots are utilized for
to this bunder are shallow. Self-
storage of coal.
propelled vessels move away from this

bunder at the fall of tide and before low
Food Corporation of India occupies
water. Common traffic handled is palm
23.70 acres of this land. The structures /
92
dates from the Arabian Gulf, packaged
Issues affectingHay Bunder and Haji
cargo and spices.
Bunder
Hay Bunder is utilized for handling of
The Haji Bunder area is sparingly used
fertilizer/ fertilizer raw material for RCF
for landing and storage of hazardous
through lighterage operations. Further a
goods brought in barges, loaded off
small quantity of liquid bulk cargo is
ships. The northern part of this bunder
handled thereat mainly for bunker
is in the occupation of the Central
supply
offshore
Railway and is used for storage of
installations. The Hay Bunder sheds are
railway scrap material. MbPT has
utilized for storage of food grains viz
already sent a proposal to exchange this
pulses etc. MbPT also uses a part of the
waterfront land with another plot to the
Hay
transporting
government. The Hindustan Lever Ltd
construction materials by barge for
(HLL) has two plots in the Mazagaon
infrastructure development in the Pir
Sewri Reclamation area, one having a
Pau and JD areas.
waterfront area and the other on the
to
ships
Bunder
and
for
opposite side of MSR Road, for its
The land area to the south of Signal Hill
factory and Branch Office. Though these
Avenue Road comprises land leased to
plots are notbeing utilized since long
Hindustan Lever Ltd (erstwhile Tata Oil
and HLLs activities are neither port-
Mills) and a playgroundpresently under
based nor port-related, the company
control of MbPT Sports Club. Another
continue to occupy these premises.
plot adjacent to Hindustan Lever Ltd
Action to resume these plots needs to
and named Block-yard, is used by the
be initiated by MbPT..
Engineering Department of the MbPT

for the stacking of dismantled and
3.7.6
usable building material

The two premises of Hindustan Lever
Ghorupdeo Area (Reay

Road/ Mazagaon Tank
Bunder Estate)
Ltd (HLL) which are non-port related are
This area lies on the west side of the P D
hardly
proceedings
Mello Road opposite Reay Road and
under PPE Act have been filed against
Cotton Green railway stations. The area
HLL.
has
Activities
utilized.Eviction
such
as
coal
and
mixed
uses
warehousing,
rock
commercial
phosphate handling, ship breaking,
which
include
workshops,and
and
residential
uses.
Thearea is cut off from port operations
bunkering carried out in these areas are
and the existing activities have no link
hazardous and polluting. These need to
to port activities.
be discontinued.
Issues affectingGhorupdeo Area
93
The area is cut off from port operations
additional
and
Mumbai Port Trust.
existing
activities
have
no
connection to port activities. There are
areas
is
pending
with
Bunders: (Brick bunder, Coal bunder,
several proposed D.P .reservations like
Lakri
Housing Recreation Ground, Municipal
bunder
and
Tank
bunder
Darukhana)
school etc
The nineteenth century open finger

3.7.7
Britannia Factory Area
profiles of bunders are outdated and
Britania
have lost their relevance to the present
factory and Petit Mill which are
day requirements. The silting of water-
currently in a non-operational state.
areas has rendered them useless, thus
Proposal for extension of 30 year lease
the Brick bunder, Lakri bunder, Coal
is pending with central government.
bunder no longer handle brick, timber
The proposal may be withdrawn in view
or coal traffic.
The
area
accommodates
of defunct nature of factory area which
Issues
should be got vacated.

3.7.8
affecting
the
Bunder
and
Darukhana
Mazagaon Dock Area
The Brick Bunder, Lakri Bunder, Coal
The land is leased to the defence
Bunder hardly handle any Brick or Lakri
authorities and is currently being used
or Coal traffic.Some part of these
as Naval Dock. Request for lease of
bunders on the water front in the
94
Darukhana area is being utilized for ship
Growth of wholesale storage activities
breaking activities. The current ship-
bearing no link to port activities is
breaking
area
compounding traffic and environmental
usedrudimentary technology and pose a
problems in the area. The Powder
serious health threat to the highly
Works bunder which is utilized for
congested
finger
extremely hazardous ship breaking
profile of bunders is outdated for
activity is also encroaching on to the
maritime trade and the water portions
other bunders. This bunder is supported
between the bunders have been silted.
by an informal area trading in iron and
The constructed wharf and water
steel and scrap. The ship breaking
frontage therefore need to be re-used
activity is absolutely haphazard with
for appropriate activities.
vessels for break-up being dragged in a
activities
in
locality.The
the
open
primitive fashion through the heavily
Parts of these areas are used by
silted water portion to bring them as
wholesale iron and steel storage while
close to the land as possible for suitable
the rest are completely encroached

upon
by
informal
Figure 4Ferry wharf Image by Appaiah
access.
settlements which arein an appalling

state, without sanitation, services and
3.7.9
amenities.
The area consists of Mallet Bunder
A part of the area is used for wholesale
Basin, one RCC Jetty known as Ferry
iron and coal storage which generates
Wharf and MbPT Warehouses. The
heavy truck traffic that is essentially
Chief
non-port based.
drainage,
water
supply
with
the
problem
being
compounded
by
The existing Jetty is used for Passenger

Boat Services to Alibag (Rewas), Uran,
Basin
without
Konkan and Goa areas. One arm of the
any
Jetty is being used for the fish traffic
treatment.
along Gujarat/ Maharashtra Coast.
The vacant plots in possession of the
The Mallet Bunder is sparingly utilized
MbPT are scattered all over these areas
for Bunder traffic due to heavy siltation.
in isolation and their size and location

make
them
Engineers
Bhavan are also situated in this area.
MCGMdirectly discharging sewerage in

Bunder
Mechanical
Workshop,Bhandar Bhavan and Nirman
This area lacks basic infrastructure like
Lakri
Mallet Bunder / Ferry Wharf
unusable
for
The Wadi Bunder ware house complex
any
is given to Customs on 30 years lease
meaningful development.
for installation of container scanner.

Frre basin is utilized for parking of
95
Export LMVs, PDI facility, storage of
cum cargo berths. The Ballard Pier
pulses
cargo.Issues
Extension Berth which is 231.6m long
affecting Mallet Bunder and Ferry
has a passenger terminal building
Wharf Area:
adjoining the berth. An Oil Pier at Pir
The
and
uncleared
number
of
fishing
Pau was constructed in 1923 to handle
trawlers
oil tankers at 170.7 meter length with
operating in the area has increased over
an 8 meter draft. In addition there are
the years, for which the space on the
three jetties at Jawahar Deep. Two of
jetty has become highly inadequate.
these can take tankers of upto 70,000
The peeling of prawns and cleaning of
displacement tons and 228 meter
fish is carried out on the Jetty leading to
length. All jetties are connected to the
extremely unhygienic conditions. The
refineries at Trombay by means of
vacant plots outside the operational
submarine pipelines. There are berths
area have remained unutilized for many
for ferry ships at New Ferry Wharf and
years and are being appropriated by
open wharves and basins where traffic
private individuals.
such as sailing ships is handled.
Ferry wharf has the potential to expand
The total storage in various warehouses
the water transport connections to
at the port exceeds 2, 90,000 sq. meters
several locations in the city as also to
accommodating
the intercity locations of Navi Mumbai,
packages. In addition, there is an open
Thane, Raigad, Sindhudurg and further
area of about 1, 58,000 sq. meters. Of
South. Similar services can also be
this, over 73,000 sq. meter is blocked by
initiated to the ports to the north in
storage of confiscated goods. About
Thane, Palghar districts and to the port
23,000 sq. meter is used for storage of
cities of Gujarat.
export goods.
about
3.5
lakh
The Princess and Victoria Docks have
3.7.10 Operational areas: Indira

Dock,Jetties are Pir Pau
and Jawahar Deep)
been filled up and 38 hectares land

based
support
for
the
offshore
container handling facility is being
Among modern ports, Mumbai is the
created in its place.
second oldest in the country. The port

serves a small hinterland with most of
Indira dock is the only operational dock
the
admeasuring around 25.72 hectares.
cargo being handled through
This
pipeline or stream discharges.
includes
covered
storage/warehousing area admeasuring

On the southward extension of the east
2,68,000 sq.metres and open storage
quay of Indira Dock are two passenger
area of 4,78,000 sq.metres.
96
line on the west side and the P.Dmello
3.7.11 Manson Road Estate
road on the east side. The area houses

The area is situated on the east side of
among
the P.Dmello Road situated just outside
others,
the
MbPT
grain
godowns, where the godowns or
the dock gates. Godowns of the Custom
portions of them known as 'galas', are
House Agents and Transport Offices
given
with some commercial establishments
on
monthly
tenancy.
The
remaining areas are used as godowns
are the principal uses of the area. Many
for iron and steel and for transport
of the structures are multistoried
offices. Although as per the regional
buildings and are in a dilapidated
development planning the wholesale
condition. The area is also used for
markets and godowns are shifted to
informal truck parking and repairing.
alternative
new locations in New
Mumbai the traders still continue to
Issues affecting Manson Road Estate:
occupy this prime area next to the

Informal truck parking and repairs on
commercial and business district of the
this road need to be stopped and
city.
alternative parking arrangement made.

Issues affecting Elphinstone Estate:
3.7.12 Elphinstone Estate
a) Large scale wholesale warehousing
These are areas adjoining the main
generates heavy truck traffic. The
docks bounded by the Central Railway
haphazardly parked trucks on internal
97
roads and also along the P.Dmello road
Ballard Estate and Mody Bay Estate
often block traffic movement leading to
This conservation area presents one of
heavy congestion and pollution in the
the most efficiently planned early
area. The roads are poorly maintained
twentieth century business districts of
by MCGM.
Mumbai. The business district houses
b) The First Town Planning Scheme of
many leading corporate sector offices
Mumbai was published for this area in
and includes the MbPT head office, New
1957. However it has onlypartlybeen
Custom House, offices of clearing and
implemented.
conflict
forwarding agents and many shipping
between the Town Planning Scheme
companies. Ballard Estate offers an
and the Development Plan of MCGM,
effective model for office development
which came into force in 16-11-1991.
in Mumbai and hence is proposed to be
There
is
effectively conserved.
c) All the footpaths along the roads are

encroached by informal settlements.
The area is fully developed and hardly
The roads along with footpaths have
any land potential is available for
been handed over to MCGM for
exploitation.
maintenance purposes as per the
Issues affecting Ballard Estate and
provision of the Town Planning Scheme
Mody Bay Estate Area
but very little maintenance has been

undertaken by MCGM.
Some of the small vacant plots in the

area which are reserved for gardens in
d) The State Government haddecidedto
the Development Plan are encroached
shift the wholesale godowns to New

Bombay.
Although
accommodation
is
by
alternative
available
commercial
the
units.Though
space
destinations
in
Mumbai, the lease rental being charged
shifted. Similarly, the plan to shift

to
housing
Ballard estate is one of the most prime
there,
these wholesale dealers have not yet

transportersoffices
informal
by MbPT seems to be considerably low
Wadala
as compared to similarly placed areas in
Truck Terminal has not met with any
south Mumbai. Revenue for MbPT from
success.
this prime property needs to be
This site, with its proximity to CST
augmented. is negligiblehence effective
station, inner city markets of Masjid
review of the land rents in this area
Bunder and Fort CBD can potentially
needs to be considered.
serve as an effective extension to the

3.7.13 Apollo
Estate
CBD activities.
98
Reclamation
This area is one of the prime estates of
rental disputes. Revenue needs to be
Bombay with late nineteenth and early
stepped-up by proper, amicable rental
twentieth
buildings
policies. One of the plots reserved for a
including the grade one listed 'Taj Hotel'
garden is in disrepair and needs to be
and the monumental arch of Gateway
adequately restored as a public garden.
century
listed
of India.The Apollo Reclamation estate

has
the
largest
concentration
An issue of major concern is the number
of
of motor boats that operate from the
residential hotels, restaurants, tourist
Gateway of India. Inadequate mooring
curios shops and other complementary
and landing facilities with rapidly
activities transforming this area into the
increasing traffic is a major threat to the
most important tourist district of
site and the Gateway Monument.
Mumbai.
Overall inappropriate land management
Issues affecting Apollo Reclamation
and over use of the existing landing
Area
facilities for tourism is potentially

degrading the fabric of the area. Many
Although the land potential of the
of the buildings in this area have been
estates has been fully utilized the

existing
revenue
does
listed as heritage buildingsand are
not
governed by the Development Control
commensurate with the market values

of
the
land.
The
many
Regulation No.67. As per the provision
ongoing
of these rules, any alteration / repairs /
litigations are mainly on account of
demolition, etc. in these buildings
99
would
require
Municipal
permission
Commissioner
of
the
The New Fish harbour covers an area of
and
the
23.71 acres. Due to acute shortage of

land in the old Sassoon Dock, Ministry
Heritage Committee.
of Agriculture, Government of India

3.7.14 Jamshedji Bunder
expanded
the
Sassoon
Dock
by
Local fishermen use the area as a small
reclaiming additional land. The Mumbai
fishing harbor.
Port Trust which executed the project

also developed a Botanical Garden, as
Issues affecting Jamshedji Bunder
extension of the Fish Harbour also a

new road to the MbPT Housing Colony.
The area is very unhygienic and full of

informal settlements numbering more
c)Senior officers Quarters and Dy.
than 1,900. The approach road is also
Chairmans residence is situated within
completely
making
this estate. The MbPT colony area
vehicular entry difficult in the area. The
admeasures about 6.27 acres and has
land is reserved for Koli Housing and
prestigious
Net
redevelopment
House, Jackson House, Sangam, Colaba
schemes may have to be considered to
House, Dougal House and Atithi Guest
rehabilitate slums from this area.
House, etc.
Drying.
encroached
Slum
buildings
like
Kennery
Issues affecting Sassoon Dock area:
3.7.15 Sassoon Dock Estate

The area consists of the Old Fish
4. Inadequate infrastructure and

operational areas in the Old
Sassoon Dock restrict the number of
fishing trawlers operating in the
area. At present, more than 1,200
trawlers operate from Sassoon Dock
and the number is increasing every
year due to the high demand of fish
in the local as well as the foreign
markets .
5. Un-planned and out dated physical
layout and dilapidated buildings.
Narrow gullies/lanes and roads for the
movement of trucks leading to heavy
congestion and pollution.
Large parts of the land is in occupation
for non-fish based activities like garages
and godowns leading to further
congestion of the area and choking of
Harbour, the New Fish Harbour and

MbPT Quarters at Dumayne Road.
The Old Fish Harbour (area: 17.5 H ) was
originally constructed by M/s. Sassoon
& Co. in 1873 and was the first wet dock
in Mumbai. With the increase in the size
of vessels and draft requirements, the
harbour was used primarily for fish
traffic and is currently one of the most
overcrowded fish harbours of Mumbai
city. The Old Fish Harbour consists of
about 17.5 acres of area including the
water basin and wharf. The backup area
is given on lease to various fish based
and non-fish based users.
100
the roads. There are no green or open

spaces in the harbor estate.
The fish waste from peeling and other
activities are dumped on the roads and
within the basins leading to the
harbour. The non-removal of fish waste
and cleaning of the area is always a
subject of complaints from the local
residents.
The harbour is situated at the tip of the
South Bombay. The main approach to
the harbour is the narrow Colaba road
that
passes
through
congested
Residential areas which offer very little
scope for road widening. The heavy
truck traffic generated at the Sassoon
Docks is a nuisance to the residential
locality
The Sassoon Dock Gate house, the
enclosing wall, wet dock system with
gates are excellent examples of heritage
structures/sites which are functional in
and are in current operational use.
Appropriate conservation programme
can augment their utility as well as
enhance its longevity.
the plot of land admeasuring about 70

hectares bearing CS No. 72 Part (CTS
No. 474) is in the vicinity of MbPT
approach road to the Pir Pau Jetty. The
plot is foreshore land with 40% of the
plot area being submerged, while the
balance is covered with mangroves and
will require large scale filling and
leveling of the land. Moreover the area
is completely land locked as there is no
direct access from any nearby public
roads.
The said land is abutting the sea and
falls under CRZ and No Development
Zone of MCGM DP Plan. Its utility for
construction of tank farms needs to be
ascertained from CRZ regulations point
of view to ascertain which relaxations
are permissible for construction of Tank
Farms and public interest projects.
If such construction is permissible,
suitable steps can be initiated for
acquisition/transfer of the land from
Tata Power Corporation Ltd. to MbPT
3.7.16 Foreshore land Offered by

TPCL at PIR PAU
after carrying out the valuation of the

plot.
A pocket of foreshore land with Tata

Power Corporation situated at Pir Pau
If the project becomes feasible, it can
('M' Ward ) has been offered to MbPT
result in some land being released at
for shifting of tank farms at Sewree,
Mallet Bunder, Haji Bunder and Wadala
Wadala, Mallet Bunder and Haji Bunder
Estate by relocating the existing tank

farms, occupations of HPCL, BPCL and
areas.
STC etc.
From
the
preliminary
information
received from Tata Power Corporation,
101
102
4:Vision
103
104
4 Proposed Vision for

the Mumbai Port
Lands
Redevelopment
by several cities across the globe in the
The vision proposed for Mumbais
redevelopment
portland Redevelopment builds upon
consolidation of the ports activities and
the synergy of the two entities the
introduction of new public open spaces,
PORT and the CITY of MUMBAI.
economic
Mumbais port and city have been
recreational and social spaces, thus
integral to each others genesis and
reimagining Mumbais inner city areas
growth since the establishment of
and its eastern waterfront.
last few decades, leveraging on the

valuable asset, namely, large tracts of
land running along an extensive stretch
of the eastern waterfront.
The
objective for the Mumbai port land

is
to
activities,
achieve
tourism,
Mumbai city as a colonial trading

outpost.
However,
with
the
4.1 Objectives
of
the
Mumbai Port Lands
Redevelopment
transformation of sea transport and

port operations in modern times,
coupled with the growth of competing
ports in the region, the economic
1. MbPT projects such as water

transport terminal, cruise terminal,
marina, helipad, fish/sea food
courts, convention centre, and
special trade zone should be
incorporated in Vision plan.
2. The city has 3 mass rapid transit
corridors- Western railway, Central
Railway, Harbour Railway. The
MbPT area will provide 4th and 5th
mass rapid transit corridors with
Metro and BRTS as the 4th and 5th
corridors for the city. These
corridors can augment, merge, and
supplement the existing corridors
beyond Wadala with connections to
the existing and proposed transport
connections to the suburban rail,
mono rail and metro connections.
3. 6th corridor shall be the waterfront
corridor which will be for water
transport for inter-city and intra-city
connectivity. This will be largely
vitality of the Mumbai port has been on

the decline. On the other hand, the city
of Mumbai faces several infrastructural
challenges, represented mainly by lack
of open spaces, social amenities and
transport connectivity. Moreover, the
shortage of land supply and the
associated spiralling real estate prices
have contributed to the economic
downturn of the city.
The new vision for the Mumbai port
lands acknowledges the need for
continual and sustained operations of
the
Mumbai
port,
and
envisages
appropriate new uses for the surplus

land made available through land
consolidation, thus providing a fresh
opportunity to link the city and the
eastern waterfront. Such a strategy has
been the key regeneration tool adopted
105
4.
5.
6.
7.
managed mass transport through

Mumbai Port Trust or through an
arrangement with associated entity.
This mass transport corridor should
also provide for a roll-on roll-off
berth for passenger and small
commercial vehicles can also avail
this facility.
28 km of the Eastern Waterfront to
be opened up through initiatives
such that long contiguous portion of
water front access made available
to public.
At least 30 % MbPT land be
converted to create parks, gardens,
playgrounds, plazas, recreation
ground, sports facility, maidans
and other spaces in the public realm
which would be open to all.
Creation
of
Entertainment/Recreation
zone
(approx. 300 acres) which would be
international
level
tourist
attractions which may have facility
such as Maritime Museum,
Aquarium and Water world/Sea
world, children entertainment like
Disney world Mumbai and family
entertainment
like
6
Flags
Mumbai).
Inter-modal transport in the 4th, 5th
and 6th corridor and the existing
railway stations shall be overhauled
through a Station Area Traffic
Improvement Schemes (SATIS).
These schemes should also initiate
improvement in the public realm
through appropriate pedestrian
friendly street designs, street
furniture and supporting urban
design interventions.
8. MbPT land has several heritage

sites such as Sasoon docks, gate
house, Apollo Bunder, Ballard
estate, St. George fort, Sewri fort
and several environmental assets
such as mangrove areas, mud flats
in Sewri which attract flamingos and
several migratory bird species.
These sites shall be delineated,
protected, restored and developed
as a recreation/tourist site through
Heritage
and
Environmental
Conservation
processes
and
through
specific
conservation
projects.
9. Slums in the area shall be
rehabilitated
through
slum
rehabilitation programs which will
involve rehabilitating eligible slum
dwellers.
10. Housing can work as a catalyst with
its backward linkages through job
created in construction and forward
linkages through jobs created for
management and upkeep of
housing stock. Rehabilitation as
well as inclusive housing (e.g.
affordable
housing,
working
persons
rental/transit
accommodation etc.) can be
created to serve the larger housing
need of the city. Area with suitable
infrastructure can be demarcated
with well-defined carrying capacity
parameters to calibrate proposed
density and proposed FAR based on
proportionate
amenities
and
utilities (physical and social)
provided to the users.
11. Spaces which would provide and
facilitate employment opportunities
to people in Mumbai with special
106
focus on youth should be

encouraged
by
creation
of
Entrepreneurship Promotion Zones
to harness young talent and create
entrepreneur who can develop
business in Greater Mumbai.
12. In addition to the Entrepreneurship
Promotion Zone, support shall be
provided
for
creation
and
facilitation of jobs in MbPT area in
sectors such as small and medium
scale enterprises which will also
rehabilitate
industries/semiindustries jobs existing on MbPT
land. Aim of the vision should be to
create one million jobs in the next
Development Plan period of the city
(2014- 2034).
13. Central Government has been
promoting
Mumbai
as
an
International Finance Centre (ref.
Report of the High Powered Expert
Committee on Making Mumbai an
International Financial Centre). In
line with this report an International
Finance Centre can be considered
along with convention centre
/exhibition hall and other allied
infrastructure at the southern
location of Elphinstone estate.
Special impetus to Maharashtra
Business
Promotion,
Export
Promotion Zone and Maritime
Regional Centre.
14. City Port model with Intermodal
Transport
Terminal:
The
parking/service areas for medium
and heavy vehicles need to be
provided which could be evolved on
a city port model where buses,
trucks and other vehicles can park
service and also operate as a
transport terminal. Parking areas

especially in public realm shall be
provided with basement and subterrain parking. This parking should
also be connected to public
transport corridors and inter-modal
transit locations.
15. Bio-remediation is one of the most
important processes which will have
to be undertaken in order that we
neutralise toxicity /hazards of an
industrial waste land to be used for
other purposes. Remediation of this
brown field site through active and
passive measures will have to be
scientifically initiated before the
above projects are executed
16. Selective reclamation may be
considered as an outside option if it
is
prone
feasible
through
hydrological studies that such
reclamation would not have
adverse environmental impact.
107
4.2
existing stake holders, which is reflected
Themes of the Port

Lands Redevelopment
in its recommendations.
Redevelopment of Mumbais port lands
4.2.2
City Integration:
presents a unique opportunity to add
The
attractive destinations to, as well as
redevelopment is happening at a very
address the pressing needs of Mumbai
opportune
city. However, redevelopment has to be
Mumbais Development Plan 2014-34 is
carefully concerned and, needs to take
underway. Given the scarcity of land
full cognizance of the various legal and
and the density of development in the
regulatory complexities. As such, the
adjacent
redevelopment of the Mumbaisport
Development Plan 2014-34 identifies
lands would need to focus on three
several deficiencies. The port land could
broad aspects, namely:
provide a timely response by making
opportunity
time,
for
port
when
city wards, the
lands
Greater
Mumbai
available large scale spaces for public

4.2.1
Land Consolidation
Land Use Efficiency:
and
purposes, currently of great need in the

city. Similarly, several state agencies are
The most critical stage at the inception
in the process of planning several
of the port lands redevelopment would
transport and infrastructure projects
be to resolve the legal and policy issues,
within and around the area of the port
so as to make land available for
lands, namely, the MTHL by MMRDA,
development. This would entail taking
the third and fourth Metro Rail lines by
cognizance of and addressing all ground
MMRDA, Regional Water Transport
level issues pertaining to legal and
projects by MSRDC as well as by MMB.
regulatory constraints and adopting a
These need to be reconsidered and
participatory and synergistic process for
integrated with the development of the
redevelopment. This would also entail
port lands. In addition to this, physical
analysing
the development fabric and
integration of the hitherto disconnected
suggesting means for reuse of non-
port lands and the city needs to be
strategic
areas;
addressed through provision of access
under-developed
and linkages through various modes of
consolidation
and
unused
of
areas; and redevelopment vital areas.
transportation.The
MPLDC
was
This would ensure that development
sensitive to the lack of open spaces
does not occur in a piecemeal manner,
inMumbai city, which is reflected in the
but in an integrated and systematic
recommendations.
fashion, and based on a long term

4.2.3
vision. The MPLDC was sensitive to the

rights to livelihood and shelter of
108
Development of Land for

Public Purposes:
Several
programmes
public
offered through multiple choices of
purposes are envisaged for the port
pedestrian, cycle, metro rail, buses and
lands.
BRTS,
Activities
for
related
to
new
businesses, exhibition and convention,
GREEN,
sports and recreation, etc. could find

the
city,
and
road
with
resplendent
open
spaces, sea side promenades, along
place in the port lands. The Eastern

of
transit,
connectivity.
heritage and tourism, arts and culture,
water-edge
water
with environmentally sustainable land
hitherto
uses and coastal developments, and a
inaccessible to the city residents, needs
smart
to be opened up through the creation
and
eco-sensitive
built-
environment.
of contiguous waterfront promenades,

and made accessible to all through the
This vision will be realized and directed
provision of pedestrian, cycling, and
through a set of guiding principles,
public transit connectivity that link the
developed and tested in India's context,
city to its eastern waterfront. The
to maintain sensitivity to key issues
MPLDC was sensitive to the existing
confronting urban development along
deteriorated
the eastern seaboard.
environment
environmental
and
implications
the
of
redevelopment, which is reflected in its
4.3 The
principles
intelligent urbanism
recommendations.
of
The new vision for the Port Lands

The Principles of Intelligent Urbanism
Development is proposed based on
(PIU) are a set of axioms laying down a
these three shoreline broad principles.
value-based framework that acts as a
Proposed Vision Parameters for
consensual charter based on which
Port Land Redevelopment
actual
planning
decisions
can
be
constructively debated, evaluated and

The Vision for Mumbais Port Land
confirmed. They act as a reference point
Redevelopment
re-imagine
to the values that the MPLDC has
Mumbais eastern waterfront as being
applied to its recommendations and
Open, Connected, Green. . .
underlie the way forward in the
OPEN for new and exciting public uses
docklands redevelopment.
including recreation, culture, tourism,
Principles of Intelligent Urbanism are:
social and community amenities, which
Principle One:
is
to
The ten
will help revive Mumbai city and help

A balance with Nature emphasizes the
rebrand its eastern shoreline.
distinction between utilizing resources

CONNECTED with seamless local,
and exploiting them. It focuses on a
regional
threshold which, if crossed, would lead
and
national
accessibility,
109
to further coastal pollution, soil erosion,
utilities and services, transport systems,
and aquifer deterioration, silting, and
watershed catchments boundaries to
flooding. These, operating together in
encourage balances between these
urban systems, destroy life support
systems within local area planning
systems.
zones.
The principle promotes
environmental
assessment
of
Principle Four:
ecosystems to identify fragile zones,

threatened
natural
systems
and
Conviviality
encourages
social
habitats that can be enhanced through
interaction through public domains and
conservation, density of land use and
connections in a hierarchy of open
open space planning. This principle
places, devised for personal reflection,
promotes the mitigation of the toxic
for engaging friendship, for household,
condition along the eastern seaboard.
neighborhood, community and civic life.
This
the
It seeks a seamless integration between
employment of green practices in city
Mumbai city and new open spaces
making.
created along the eastern sea board. It
principle
promotes
promotes the protection, enhancement
Principle Two:
and creation of open public spaces
A Balance with Tradition integrates
which are accessible to all.
plan interventions with existing cultural
Principle Five :
assets, respecting traditional patterns

and precedents of style.
It seeks to
Efficiency promotes a balance between
preserve and integrate heritage assets
the consumption of urban resources like
like
land energy, time and finance, with
Ballard
estate,
Sewree
Fort,
Ghadiyal Godi and Gateway of India. It
planned
respects
and
safety, security, access, tenure and
historical assets that weave the past
hygiene levels. It encourages optimum
and the future of cities into a continuity
sharing of land, roads, facilities and
of values.
infrastructural networks to reduce per
heritage
precincts
Technology
materials,
building
promotes
between access to basic user end
techniques,
infrastructure services and the per

capita life cycle costs of these services.
management that are consistent with

capacities,
comfort,
civic viability. The principle finds a link
infrastructural systems and construction

Mumbai's
in
capita costs, increasing affordability and
Principle Three:
Appropriate
achievements
Principle Six:
geo-climatic
conditions, local resources, and suitable
Human Scale encourages ground level,
capital investments. The PIU propose
pedestrian-oriented
integrating the physical spread of urban
arrangements based on anthropometric
110
urban
dimensions as opposed to machine-
being supported by more specialized
determined scales. It advocates mixed
centres, which are in turn supported by
use urban villages, in the new dock land
still more focused services and facilities
precincts or local area plans with most
at
day-to-day needs accessible at walking
locations.
distance,
as
opposed
to
mono-
more
central
inter-connected
Principle Nine:
functional blocks and zones linked by

motorways and surrounded by parking
Balanced
lots.
The principle prioritizes people
integrated transport systems composed
over machines and pedestrians over the
of pedestrian paths, cycle lanes, water
automobile.
transport, express bus lanes, light rail
Movement
promotes
corridors and other vehicular channels.
Principle Seven:
The modal split nodes between these
Opportunity Matrix enriches Mumbai
systems become the public domains
city as a vehicle for personal, social, and
around
economic development, through access
density, specialized urban hubs and
to a range of organizations, services and
pedestrian enclaves. The dock lands
facilities,
of
vision employs the concept of transport
opportunities for education, recreation,
oriented development with local area
tourism,
plans
providing
variety
employment,
business,
which
are
facilitated
clustered
by
high
multi-modal
mobility, shelter, health, safety and
transport nodes at walkable distances
other basic needs. The principle views
from mixed-use, high-density residential
human settlements as the generators of
neighbourhoods and open spaces.
learning
experiences
enhanced
knowledge,
promoting
skills
Principle Ten:
and
sensitivities. The redevelopment dock
Institutional Integrity recognizes that
lands
good practices inherent in considered
will
become
vehicle
for
opportunity.
principles can only be realized through

the
Principle Eight:
emplacement
transparent,
of
accountable,
competent
and
Regional Integration envisions the dock
participatory local governance.
lands as an organic part of a larger city
recognizes that such governance is
and
environmental,
founded on appropriate data bases, on
and
due
metropolitan
economic,
social
cultural
on
civic
geographic system, which is essential
responsibilities and duties.
These
for future sustainability. The principle
principles further a range of facilitative
sees economies of scale in clustering
and promotive urban development
activities, services and amenities into
management practices and tools to
nodal hierarchies, with basic services
achieve intelligent urban practices,
111
entitlements,
It
systems and forms. These are further

elucidated in the report.
The proposed strategic land use plan
would
focus
on
ideal
h)
overall
development scenario and not plot by

plot development. Plan should strictly
i)
conform to the planning principles

which can be elaborated as follows for
the project area
a) All new tenancies, whether in new
buildings or old, should be outside
the provisions of the Rent Control
Act. [Housing]
b) Provide uninterrupted safe water
supply with equitable distribution
to all. [Water]
c) Access to sanitation facilities and
piped sewage collection shall be
extended to all. [Water]
d) Extend public transport networks
urgently to MbPT areas to connect
the proposed development to city.
[Transport]
e) Public transport to be prioritized
and actively promoted over private
transport by allocating public
spending on public transport
infrastructure by, at least, five times
the public spending on private
transport infrastructure and by
making public transport more
convenient and comfortable than
private transport. [Transport]
f) Walking should be encouraged as
the primary mode of transport with
tools such as pedestrian friendly
foot paths, pedestrian only
streets/zones etc. [Transport]
g) Priority should be given to facilitate
inter-modal transfer for all to
j)
k)
l)
m)
n)
o)
112
ensure that point-to-point travel by

public transport is faster than
private transport. [Transport]
Recognize all patterns and types of
livelihoods and provide basic
services for all modes of livelihoods
without discrimination. [Livelihood]
Creation of inclusive livelihoods in
by creation of innovative public
spaces accommodating various
livelihoods (street vendors, home
based workers, naka workers,
construction workers, rag pickers
etc). [Livelihood]
Plan and set up comprehensive skill
up-gradation
infrastructure.
[Livelihood]
Development Control Regulations
should protect and enhance the
public good which may supersede
individual rights. [Urban Form]
Involve local community in the
evaluation process of all public
projects through public discussions
and exhibitions. [Urban Form]
Have every parastatal present a
half-yearly report to citizens in a
public
meeting,
showing
a
performance review for the past
half-year and plans for the coming
half-year. [Governance]
Implement transparent, time bound
evaluation and approval process for
all building approvals. [Urban Form]
Planning of the built environment
shall be based on and derived from
a detailed understanding of
livelihood, housing, environment,
transportation, health, education,
energy, water and sanitation, and
security. [Urban Form]
p) There shall be no lowering of

standards of built form, light and
ventilation and public amenity
provision in the DCRs for low
income housing. [Urban Form]
q) Replace planning tool of Floor Space
Index with other planning tools
such as form based, height based,
density based building controls etc.
[Urban Form]
r) Public space such as notified open
spaces, water edges, paths, urban
squares and plazas etc. shall be
sacrosanct and not built upon.
[Environment]
s) Mangroves to be retained in their
natural habitats. [Environment]
t) No sewage or solid waste to be
disposed of, without treatment, in
sea or bay. [Environment]
u) Garbage to be segregated at source,
recycled as much as possible, and
disposed of in the most energy
efficient way. [Environment]
v) Building Regulations to be designed
for maximising energy efficiency in
built environment. Infrastructure to
be designed for conservation of
energy. [Energy]
w) Encourage private investment in
renewable energy generation by
providing policy framework for
private energy suppliers to connect
to the distribution grid. [Energy]
x) Review and upgrade infrastructure
as per the National Urban Health
Mission (NUHM) requirements Service delivery mentioned in the
NUHM should be incorporated into
the existing infrastructure in the
form of SWASTHYA CHOWKI,
PRIMARY URBAN HEALTH CENTER
and REFERAL UNITS. Health Posts

and Dispensaries should be
integrated at some level. [Health]
y) Education need not be limited to
the RTE Act. All schools should
include Pre-Primary (Age 3-5),
Primary (classes 1-5), Upper primary
(classes 6-8) and secondary (classes
9-12) to provide seamless education
to all children. [Education]
4.4 Components
of
proposed Vision
the
The key components of the proposed

Vision for the Port Land of Mumbai are:
4.4.1
Proposed Broad Land Use

Strategy:
This land use structuring strategy

proposes
broad
land
organization
principles and possible programmes for

areas of land available for non-port
activities. Identification of programmes
includes the demands from various
stakeholders,
which
have
been
presented to the Mumbai Port Lands

Development
Committee.
The
proposals aim at inclusiveness of all age

groups, genders and economic strata of
Mumbai city. This is presented in
section 4.6
4.4.2
This
Proposed
and
Strategy:
suggests
the
Transportation
Infrastructure
broad
mobility
strategies for the various modes of

transport, namely, pedestrian, rail,
metro, BRTS and bus, various modes of
113
water transit, and non-motorized transit
Implementation Plan through Local area
such a walking and cycling. Upcoming
plans specific to particular land parcels.
transport proposals of the various

government
agencies
incorporated.
The
have
newly
4.5 Proposed
Spatial
Organization Strategy
been
available
possible access through the port lands

presents an opportunity to provide new
4.5.1
city connectivity routes, as well as

integration of the Eastern Waterfront
In
with the City. This is presented in

section 4.7.
the
last
from
few
transformations
One hundred percent
Global
decades,
in
the
with
shipping
industry, many cities across the globe
access of specially abled persons is a
have reprogrammed their surplus, non-
hall mark.
4.4.3
Lessons
Examples
operational port land areas for an array
Proposed
Strategy:
of public purposes. Very often, as such
Environmental
ports are located in the heart of the

city; unlocking the potential of such
This suggests the various mitigation
public lands has resulted in significant
measures that need to be put in place
city improvement and public good. A
for remediation of the land, coastal and
study of the some of the significant
water pollution, as well as various
global cases reveals several similarities
checks that need to be instituted, to
in
ensure that new developments come
utilization.
about in an environmentally sustainable
takeaways of relevance to the case of
manner. This is presented in section 4.7
Mumbais port lands redevelopment
complexities
of
adopted
Some
of
for
the
land
salient
are:
The previous sections have elaborated

the
principles
occupancies
Maximization of public access
attached to the various land parcels
to the waterfront, and augmentation of
within the port lands, which would need
water transit;
resolution at policy levels. Moreover, a

structured institutional setup would
need
public open and recreational spaces;
to
be
incorporated
for
undertaking land development. Upon
such resolution, the proposed vision
Creation of large and significant
Increased connectivity and ease
of access between the opened up port
would need to be followed up with the
lands and the city;
preparation of a Structure Plan, which

would take into account finer ground
realities
realistic
for attracting tourism through the
phased
creation
proposals,
and
make
along
more
with
114
Leveraging new land availability

of
high-quality
sports,
recreational,
cultural,
and
tailed local area plans for the individual
entertainment venues;
Provision
port land estates.
of
spaces
for
These space planning strategy proposed
introduction of new economic initiatives
by the spatial strategy are:
and employment generation;
Making
availability
use
to
of
meet
new
the
Consolidation of port activities
land
towards achieving economy, efficiency
citys
and effectiveness, so as to free up
deficiencies through provision of social
under-used
amenities such as for educational,
oriented developments.
medical,
recreational
and
civic
purposes, as well as through creation of
Optimizing
upon
the
for
new
public-
Creation of a series of green,
east-west links, 25-100 meters wide,
new affordable housing stock ; and
land
from the western edge of the site to the

new
waterfront,
in
order
to
maintain
opportunity to re-envision the citys
physical and visual access to the water.
branding and identity.
These could be in the form of linear

parks,
4.5.2
Proposed
Spatial
Organization Strategy for
Mumbais Port Land
civic
plazas
promenades
with
or
street
pedestrian
shopping
activities. At a minimum, each of the

five Harbour Line rail stations, namely,
In order to guide the redevelopment of
Wadala, Sewri, Cotton Green, Reay
Mumbais
spatial
Road, and Masjid, which abut the site,
been
needs to be linked with such a green
the
connector to the waterfront. This will
objectives of allocated land uses as per
integrate existing heritage and cultural
the locational potentials, maximize
assets present on the site, such as the
access to the waterfront, maximize city
Sewri Fort, Ghadiyal Godi, the Gateway
connectivity to the port land, provide a
of India and others.
organization
proposed
port
lands,
strategy
keeping
in
a
has
mind
range of transit modes within the site,
integrate developments with public
publicly
transit accessibility, creating a safe,
Creation of a contiguous and

accessible
waterfront
promenade fifteen to fifty meters wide,
pleasant, green and sustainable built
along all areas made available for
environment. This Spatial Organization
development.
strategy is the basis on which the broad
Considering
the
possibility that all areas, except the
land use strategy and transportation
operational port areas, the Naval Docks
strategy are proposed, and will also
and the Mazgaon Docks, the oil tank
need to be adopted in the future
farms, are available for development,
detailed structure plan and the dove-
this would offer the possibility of a
115
fifteen to eighteen kilometers long
transport modal split nodes. This could
waterfront
be made possible by ensuring that
promenade
along
the
transit stops of the various routes,
eastern edge of the City.
namely, harbour rail stations, metro
Ensuring that at least thirty
stations, BRTS and shuttle bus stops,
percent of all areas available for
water transit stops, are all linked
development are developed as public
through
open spaces, in the form of parks,
recreational venues, water sports etc.

Allocation
of
pedestrian
connectors.
gardens, play grounds, sports and
continuous
Ensuring seamless high-speed
connectivity between the MTHL and the
water-front
Eastern Freeway, with a high speed link
related land uses and activities along
from the downtown to both.
the waterfront promenades to the East,

and city-related employment and social
amenities closer to the city to the West.
road networks within the site through
road widening, improvements and new
Creation of a high density,
mixed-use,
Augmentation of the existing
road provisions.
transit-oriented
development nodes along the five
Harbour rail stations, where possible
road links from the port lands to the city
high foot-fall retail, high rent office,
across the P DMello Road and under
higher FSI, higher rateble tax levels can
the eastern expressway.
generate public revenues, could be
located.
Creation of new east to west
Rebranding
the
eastern
waterfront of Mumbai as an endearing

Addition
of
parallel
public
city space, attracting citizens and
transit routes between P. DMello Road
tourists, through the adoption of high
and the waterfront, by way of provision
quality urban and architectural design.
of an underground metro line, a BRTS

line, shuttle bus routes, water transit
routes which include regional ferry
services, regional water taxis, river
cruises,
marinas, as
international
possibility
cruise
to
reuse
well
as
the
terminal.
The
existing
rail
alignments could be explored.
Ensuring
interchangeability
ease
between
of
these
various modes of transit by creating
116
4.6 Broad
Strategy
Land
Of this 721.24 hectares, presently
Use
about twenty- eight percent (196

Ha)is under active port operations.
With the objective of using the available
In addition about 75.20 hectares are
areas of the Port Land for Public
used for MbPT Staff quarters,
Purposes, a Broad Land Use Strategy is
amenities and railways. About five
being proposed. This Strategy is based
percent is under defence use, and
on an understanding of the land
fourteen percent under tank farms is
availability, as well as analysis of

possible public purposed programmes
used by oil companies and CPSUs.
that could be accommodated. As part of
The land occupied by tenancies with
this visioning exercise, the Mumbai Port
private
Lands Development Committee invited
companies and CPSUs form the
suggestion from various state and
remaining 136.73 ha land on the
central government agencies, as also
Eastern Water Front. Large parts of
from
The
these tenancies comprise of the
suggestions received and aspirations
built-up areas is Ballard Estate,
the
public
at
large.
expressed during these consultations
excluding
oil
Jamshedji Bunder and Sassoon Dock,
have been included in the preparation
as well as areas under storage and
of this proposed vision.

4.6.1
parties,
godown facilities.
Area Available for Nonport,

Public
Purpose
Developments
The reuse of these areas would need

a
mediation
strategy
of
consolidation or re-allocation in
Of the 752 .72 hectares of land with
order to accommodate new uses.
Mumbai Port Trust, 709.51 hectares
The strategy and possibility of land
are
eastern
aggregation and land assembly has
11.73
been separately discussed in Section
hectares are in three locations,
5 of this report. This includes
namely,
consolidation
located
waterfront.
on
In
Mahim
the
addition,
Bunder,
Worli
of
vacant
areas,
Bunder and Govandi comprising,
relocation of port related activities,
which lands are also included in this
streamlining of port operations and
Vision
speeding up eviction proceedings
for
comprehensive
redevelopment of port lands. This
already
gives a total of 721.24 hectares
resettlement of eligible slums etc.
initiated
by
the
ports
which are being considered for this

The actual land availability for non-
visioning exercise.
port use would be subject to an

117
elaborate study at the detailed
land use suitability. However, to guide
structure planning stage. However,
the development of these programmes,
for the purpose of this exercise,
a broad land utilization strategy is being
about sixty percent of the 721.24
suggested.
hectares has been considered as
The
possibly
by
percent of the available land would be
excluding the core port activities at
required for transportation related
the three Docks, the Mazgaon Dock,
uses, and five percent for installation of
the oil tank farms under government
public utilities. Thirty percent of land
and private holdings.
should be planned for public open
being
available,
Committee
envisions,
twenty
spaces, which should include waterfront
Large parts of this sixty percent area
promenades as well as green open
considered to be available comprise
spaces
of the built-up areas under Ballard
disaggregation, namely, regional, and
Estate,
and
city scale, estate level, community and
Sassoon Docks, as well as areas
neighbourhood levels. Of the remaining
Apollo
Reclamation
at
various
scales
of
forty-five percent, thus available for
under storage and godown facilities,
built uses, several activities for public
(in Elphistone Estate, Coal Depot,
use can be accommodated. This forty-
Darukhana etc.). The Mumbai Port
five percent includes the existing built-
Trust staff quarters and amenities,
up areas in the south. A comprehensive
and railway use. The reuse of these
strategy for revitalization of these areas
areas would need a mediation
is also to be a part of the land use
strategy of consolidation or re-
strategy.
allocation in order to accommodate

4.6.3
new uses.
4.6.2
Suggested Programmes for

Land Available for NonPort Use
Suggested Utilization of
Land Available for NonPort Use
The overall objective of redevelopment
Detailed programmes for the utilization
new and exciting public uses in the city
of the available land need to be
of Mumbai. To get a gauge of the citys
established at the structure plan stage
aspirations, inputs have been publicly
and more so in the detailed Local area
sought
planning stages ,which would entail an
representative
assessment of via a techno-commercial
groups, local, regional and state level
feasibility of each of the programmes,
government
based on actual market demand and
development experts, political groups,
of the port lands is to make available
118
from
several
of
stakeholders
various
agencies,
citizens
land
academic institutions, etc. Keeping in
Bunder, and other proposed sites of
mind
of
heritage and cultural value. Presented
introducing public uses, as well as the
below are further details of possible
received stakeholders inputs, five main
open spaces.
the
overall
objective
groups of uses are recommended for

4.6.3.2 Tourism and related Mix
Uses:
the port lands, namely:

Recreational Waterfront and Green
This would entail branding of the
Open Spaces
eastern waterfront as a Global /
Tourism and related Mix Uses
Regional tourist destination offering
Economy, Employment and related
Leisure Tourism Facilities such as an
Mix Uses
International
Affordable Residential rental and
Cruise
Terminal,
Oceanarium, Theme Park, Water Sports
related Local Amenities
Centre,
City scale Amenities
Adventure
Floating
Multi Modal Transport Nodes
Hotels
Sports
and
Centre,
Restaurants,
Marinas and contiguous Waterfront

Entertainment Activities; as well as
4.6.3.1 Recreational Waterfront

and Green Open Space:
Thirty percent of all land areas that are
Culture Tourism Facilities such as a

Maritime Museum, A City Museum, Arts
to be developed for non-port use
and Cultural venues, Performing Arts
should
publicly
Centers, Amphitheatres and Open Air
accessible open spaces. The open
Theatres, etc. These tourist attractions
spaces should be so arranged as to form
are to be supported by hospitality and
a web of green and blue (waterfront)
entertainment uses such as hotels,
connectors which provide continuous
restaurants, retail, lifestyle, marinas and
pedestrian and cycle access to the
waterfront activities and attractions.
different activities of the site. Open
Presented below are further details of
spaces should include a contiguous
possible tourism and related uses.
be
developed
as
waterfront promenade running along

4.6.3.3 Economy,
Employment
and related Mix Uses:
the entire site as possible, which is

publicly accessible and activated with
complementary abutting land uses.
Development of an international /
Inland open spaces should comprise
regional business and financial district
large and small parks, gardens, civic
housing Financial Services, Research &
squares, parade grounds, open air arts,
Training
performance and exhibition venues, etc.
Enterprise
This should also include heritage trails
Entrepreneurship
connecting
Cross
Centres, Convention and Exhibition
Island, Sewri Fort, Ghadiyal Godi, Apollo
Centers, which are to be supported by
Elephanta
Caves,
119
Institutes,
Zones,
Knowledge
Innovation
Hubs,
&
Incubation
ancillary hotels, retail, lifestyle and
always open, accessible, connected to
entertainment uses.Presented below
and from a range of destinations, by
are further details of possible economy,
multiple transit modes, for all types of
employment and related mix uses.
visitors and users, in an environmentally

sustainable manner.
4.6.3.4 Residential and

Local Amenities:
related
The current transportation situation
shows a general disconnect between
Addressing the issue of resettlement
the port land and the city, as well as the
and rehabilitation of existing tenancies
city-region. The Mumbai port emerged
on the port lands, as well as the
was planned as the gateway to India.
demand for social infrastructure in
However, with the decline of the textile
Mumbai as highlighted in the upcoming
mills and the flagging-off of the JNPT
Greater Mumbai Development Plan

2014-34, through the
port across the harbour, the activities
creation of
and employment associated with the
integrated, high-density, mixed use,
Mumbai port, and the corresponding
transit-oriented communities around
influx of commuter traffic to and from
the rail stations, offering a better
the port has seen a steep decline over
quality of urban environment to the
the decades. Also, with alternative
port and the city.
means of regional transport, namely,

the well-established railway systems
4.6.3.5 City scale Amenities:
and
airports,
the
connectivity
to
Development of Social amenities such
Mumbai via the sea-route, has also
as
diminished significantly.
Marine
Engineering
College,
Professional / Vocational Education,

The opening up of the Port land, for
facilities for Medical Tourism, etc.
non-port city functions offers a great

opportunity to reverse this disconnect.
4.7 Transportation Strategy
Several transportation projects related

The proposed Land Use strategy is
to rail, roads, and water transport, are
based on the first goal of the overall
already
Vision for port land redevelopment,
implemented by various state and
namely, Open, Green, Connected, and
central
suggests opening of the port lands for
Authority would need to harmonize
new
these proposals with the transport
and
attractive
recreational,
in
the
agencies.
pipeline
The
to
Port
be
land
needs of the port itself.
cultural, tourism, economic and social

functions. The proposed transportation
The key focus for connectivity and
strategy is based on the 3rd Goal and
mobility
suggests multiple interventions that will
for
the
port
redevelopment would, thus, be:
ensure that the port lands remain
120
lands
A strategy integrating existing
upgradation of transport mode in
transport networks in the city abutting
response to the demand & technologies
the port lands with that of the port
of the future. This could be done by way
lands.
of reserving mass transit corridors and
strategy
integrated
creating
multi-modal
designing them to be suitable for
an
multiple transport modes.
transport
network for the city and the port lands,
Mumbai Port is in the process of
enhancing existing and proposed metro
identifying suitable locations of setting
train stops.
up a satellite port for handling general
cargo. This may result in drastic
Sharing of the existing port
curtailment of its dock operations. In
transport infrastructure of rails, roads
the eventuality of this happening, the
and water transport infrastructure for
long-term transport plans needs to have
public transport.
in-built flexibility to adapt to possible

changes in use of these areas.
As part of the plan for the port
lands and its future transport needs, to
As suggested by the Spatial planning
create a multi-modal transport network
Strategy,
for the port lands.
discussed
earlier,
mass
transportation is envisaged as a series
Given the scarcity of green and
of north-south links of Suburban rail,
open spaces in Mumbai, and the high
metro rail, BRTS, shuttle buses, and
value of land, to ensure optimum and
water transit routes running parallel to
efficient use of the limited land
each other within the area of the Port
resources, via freeing up land from
Land, and offering regional connectivity.
under used and redundant transport
Road transportation is envisaged as a
facilities;
underground
grid of north-south & east-west links
locations for functions such as parking,
connecting the Port Land to the City,
metro rail, road interchanges; and
and offering internal connectivity to
integrating land uses with transit in a
various developments. In addition a
dense and compact manner, so as to
dense web of pedestrian & cycle
minimize land taken up for transport
connectors made up of green links
infrastructure.
through
maximizing
parks
represented
Ensuring that all modes of
by
and
blue
the
links
waterfront
promenades are envisaged to promote
transport are built around the principles
non-motorized transit.
of Smart City planning.

The proposed Transportation Strategy is
Adopting a long-term, flexible
presented as analysis of existing and
and adaptable transport strategy, which

would
allow
for
selection
planned
or
121
infrastructure
as
well
as
proposals for different transit modes,
the rail tracks servicing the coal, grain
namely:
and cotton depots, etc., are sub-
i.
ii.
iii.
iv.
v.
vi.
4.7.1
optimally used, or not used and could
Rail Transit
Road Transit
Bus Transit
Water Transit
Non-motorized Transit, and
Other Special Transit Modes
Proposed
Rail
Network Strategy
be considered for removal or reduction,

to free up land for other activities.
Metro line: The existing Metro line
(Metro-1) from Versova to Ghatkopar
via, Andheri and does not directly
impact the port areas.
Transit
4.7.1.2 Rail Projects in the

Pipeline (Details are shown
in map TR 2)
4.7.1.1 Existing Rail and Metro

Networks :( Details are
shown in Map TR1)
MbPT
Thereare
Passenger Rail: Existing rail connectivity
Freight
Rail
two
freight
Connectivity:
rail
related
proposals currently being considered by
to the Port Land is provided by the
the MbPT. The first is the freight line
Harbour Line of the Suburban Railways,
extension, as a 4.41 km broad-gauge
which is a vital city connection with
single dedicated goods line, being
links to the Western Line via Mahim, to
planned from Wadala to Kurla, to be
the Central Line via Kurla, as well as to
implemented by the Central Railways
Navi Mumbai and the Region beyond. 4
on behalf of the MbPT. This will help
stations, namely, Masjid Bunder, Reay
establish a direct link between the Port
Road, Cotton Green, and Sewri are
Railway Network and the fifth and the
located immediately adjacent to the
sixth lines of CentralRailwaybeing laid
western edge of the Port Land; and 2
between Kurla to Kalyan, which will
stations, namely Sandhurst Road and
further help facilitate the movement of
Wadala Junction are located in close
north bound cargo via the Diva-Vasai
proximity. The Harbour line exhibits
route, bypassing the Western Railway
good ridership, and has been regularly
stretch completely. In the future the
augmented over time.
Delhi-Mumbai
dedicated
freight
Freight Rail: There are several freight
corridor is planned to pass through this
lines located within the Port Land, with
Diva-Vasai route, and the Wadala-Kurla
only the connections from the Indira
freight rail extension, will afford the
Docks being fully operational. Some
port traffic direct access to it.
sections of the rail infrastructure, such
The second project is the creation of
as the railway scrap yard at Haji Bunder,
new
the MbPTs marshalling yard at Wadala,
freight
rail
infrastructure
to
support the planned operations of the
122
Offshore Container Terminal and its
the Navi Mumbai International Airport
Container Freight Station (CFS) at the
(NMIA).
recently reclaimed Princess & Victoria
As part of this project, 5.78 ha land is
Docks. In addition, the following 4
required from the Port Land in areas
alternative locations for augmenting the
between
container storage capacities are also

being
considered,
namely,
CFS),
the
planned to become an important

regional multi-modal transport hub.
This project will greatly benefit the Port
needs to be handed over to MMRDA for
Land redevelopment, by offering high
the MTHL construction activities), the
speed connectivity to the Region and
Wadala Container & Cargo Complex
the NMIA. However, as per the MRVCL
site, and the FCI plot at Wadala near
proposal,
Mahul Toll Naka. The finalized location
Metro
Mumbai Rail Vikas Corporation Ltd.
kms for MMR by 2031. A majority of

lines planned for up to 2016, having a
corridor on the Harbour Line between
total length of 228 kms, have been
CST and Panvel. Catering to the

in
proposed in Greater Mumbai, Thane
commuter
and Navi Mumbai. Priority was to be
volume from the region to Mumbai in
given to planned metro lines totalling
the next 20 years, this project entails
upto 148 Kms in Mumbai-Thane area.
two additional tracks which will be laid
However,
along the east side of the existing
various
factors,
line from Versova to Ghatkopar via
fast link with 10 stops, namely, CST,

Nerul,
to
modify these proposals. While Metro 1
with air-conditioned coaches, will be a
Vashi,
due
MMRDA has decided to combine or
Harbour Line. This 49 kms new rail link,
Kurla,
Comprehensive
network having a total length of 435
the
development of a fast suburban rail
increase
The
MMRDA (2009) suggests a metro
Railways and the Govt. of Maharashtra,

undertaking
Rail:
Transport Study (CTS) undertaken by
(MRVCL), on behalf of the Ministry of
Mankhurd,
require
above.
CST-Panvel High Speed Rail Link: The
Road,
would
Kurla freight line extension, discussed
freight connectivity.
Wadala
this
modifications to the proposed Wadala -
will also need to be considered for
anticipated
Wadala
Wadala station area, which is being
Wadala
the Sewri Timber Pond CFS, which
currently
and
includes 0.63 ha for expansion of
Incinerator Plot site (planned in lieu to
is
Road
stations along the Harbour Line. This
the
Manganese Ore Depot site (existing

operational
Reay
Andheri
Chembur,
(11.4
Kms)
has
been
commissioned, Charkop Bandra
Belapur,
Mankhurd Metro (Line 2) has been
Kharghar, and Panvel. In addition, a
combined with Charkop-Dahisar Metro
separate 6.6 kms spur branching from

Nerul, will also provide connectivity to
123
(Line 4) to create a single Metro -2.
i.
Backbay.
Bandra Airport SEEPZ: This metro

corridor is planned to connect the three
. Backbay (Colaba) Bandra Metro (Line
major employment nodes of Mumbai,
-3) has been combined with a modified

BKC-Kanjurmarg
via
Airport
namely, Fort/ Churchgare, BKC and
Metro
SEEPZ. It is proposed to interchange
(Line-6) to plan a single Metro-3 from
with
Colaba Bandra Airport SEEPZ. This
well as the Eastern Suburbs. Through a
will interconnect at Bandra. It is

connect
Dahisar
Charkop-Bandra-Mankhurd
connected to the Western Suburbs as
The revised Metro 2 and Metro 3

to
the
metro line, which will further make it
line is on the verge of implementation.
planned
Metro Line 3: Colaba CST -
connection at Mankhurd, both these
to
lines would have connectivity to Navi
Kasarvadawali in Metro 4. The
Mumbai.
Hutatma Chowk Ghatkopar Metro

(Line-8), Ghatkopar Mulund Metro
The Colaba-Bandra-SEEPZ Metro line
(Line -5) are modified and extended
has a planned station at CST, through
from Wadala Ghatkopar Mulund
which there is ready access to the Port
Thane - Kasarvadawali as a single Metro
Land. Due to this connection, the Port
Line-5. Metro Line-5 is connected at
Land will have extended connectivity
Kanjurmarg to SEEPZ through a Metro
from various parts of Mumbai.
line.
The
planned
Kasarvadawali
Monorail
subsumed
this
in
Thane
will
be
revised
ii.
Kasarvadawali
monorail corridor to a metro link which

will have a direct link to the Wadala -
Chowk Wadala section, it was
Ghatkopar-Thane Metro Corridor. As
dropped & CST connectivity was woven
such this will become an extension of
into the revised Metro-3 line. In
the Wadala -Ghatkopar-Thane Corridor
addition, there are future proposals to

Sewri
Wadala-
upgradation of the Kasarvadavli (Thane)
present unviability of the Hutatma
Uran,
5:
MMRDA metro rail master plan is the
Kanjurmarg on Metro 5. Due to
to
Metro: A recent addition to the
connect SEEPZ on Metro 3 with
Fort
Line
Ghatkopar-Thane
Metro
alignment. Another Metro line will
connect
Metro
into the heartland of Thane City
to
providing it a much needed, and
Kharkopar and Navi Mumbai Airport
erstwhile missing, high-capacity rail
with the present airport via Mankhurd
connectivity.
to strengthen the mainland and the

hinterland connectivity with the city.
Coupled with the metro connection
(Details are shown in map TR-2)
from Carnac Bunder to Wadala, this

connection
Presented below are details of the
from
Kasarvadavali
to
Wadala will now connect the Port Land
metro lines which impact the Port Land.
124
directly right
upto Thane, greatly
Monorail: The monorail is a light rail
improving the accessibility to the new
connection
land use which will come up in the
implemented by MMRDA. Phase I
future in the Port Land.
(8.8kms, with 7 stations), of this project
iii.
Metro
Line:
and
operational. Phase II, from Wadala to
The
Jacob Circle (11.2 kms) is under
underdeveloped areas of Uran-Alibaug
construction and expected to launch
are recognized as the long-term future
shortly. Through the hub at Wadala, the
growth areas of the MMR. In order to
Port Land will be able to have a direct
catalyze future development in these
link to the Monorail.
areas, the CTS study proposes transport

connectivity from Mumbai to this region
via another trans-harbour link directly
connecting the Fort area to Uran and
further extending southward to connect
to Rewas across the Dharamtar Creek.
The Port Land would benefit greatly
through this linkage to the new growth
areas of the Region.
iv.
planned
from Chembur to Wadala is already
Fort (Horniman Circle) to Uran /
Dronagiri
being
Sewri-Kharkopar Metro Line: As
a part of the long term planning, it is

proposed to include metro line along
the MTHL proposal from Sewri to the
hinterland. It is proposed to have
interchange stations and facilities with
the existing and proposed rail networks,
both in Mumbai and in Navi Mumbai,
thus improving connectivity between
the two cities.
This corridor will also provide great
connectivity to the Port Land and will
make Sewri a major gateway junction of
Mumbai. This direct rail link would be
an additional high-speed link to the Navi
Mumbai International Airport to the
fast rail link between CST-Panvel as
proposed by MRVC ltd.
125
126
Map TR1 : Existing Rail Lines
Figure 5Existing rail lines
127
128
Map : TR2 Planned Rail Lines. Sources: MMRDA, MRVC Ltd
129
130
environments which in turn benefit the
4.7.1.3 Proposed Rail (Details are

Shown in Map TR2 and
TR3
ridership of the mass transit systems.

A tentative alignment suggested for this
The rail transport strategy for the Port
transit spine would be starting at
Land builds upon the above discussed
Wadala, Nadkarni Park, Fosebery Road
rail projects planned to come up in its
(between Cotton Estates & Haji / Hay
vicinity, and focuses on improving
Bunder), Bhaucha Dhakka (via Mallet
access to and within the Port Land
Bunder, below the alignment of the
Central Internal High-Capacity Transit
Eastern Freeway), Nandlal Jain Road
Spine: In the light of the existing and
(within
planned rail projects in both Wadala &
terminating at CST Station (Carnac
CST, both these stations become the
Bunder). A possible extensiton through
mass transit hubs anchoring the Port
Shahid Bhagat Singh Road to S. P.
Land to the North and the South. For
Mukherjee Chowk could be considered.
transport connectivity within the Port
However, the detailed alignment would
Land a high-capacity transit corridor is
need to be finalized once the detailed
proposed linking the Wadala Transport
land uses are allocated and it is possible
Hub to the North and CST Transport
to estimate the volume of passenger
Hub to the South, and passing through
traffic expected in this area.
the Port Land.
Elphinstone
Estate),
and
This central transit spine would need to
This central, internal transit spine could
be supported by feeder bus networks,
be developed in phases where in at the
which would connect to the mass
initial phases buses would run on this
transit stations on the Suburban, Metro
central spine. Once the travel demand
& Mono rail routes, as well as to the
starts to increase in this area, this
internal developments on in the Port
corridor could be developed with
Land.
exclusive
bus
supplemented
lanes
by
an
BRTS
and
underground
Carnac Bunder Wadala Sion
BKC Metro line: Since earlier port
metro from Wadala to Carnac Bunder.
lands were not accessible to the public,
The alignment of this transit spine
MMRDA had dropped the Carnac
needs to be carefully integrated with
Bunder Wadala metro proposal. As
the land uses, using the principles of
and
transit-oriented development, where
portlands to a commercial cum
in high density land uses are clustered
tourist hub is achieved, the emerging
around mass transit stations enabling
traffic demand is expected to justify on
the
underground metro between Carnac
creation
of
walkable
car-free
when
Bunder
131
the
and
redevelopment
Wadala.
of
However,
expanding this line to BKC via SIon and
Kalyan, the Diva-Vasai line (part of the
Dharavi will provide greater accessibility
DMIC corridor)
across the MMR to portlands. Hence, it
The possible extension of the currently
is proposed that MMRDA take up, at an
operational Versova Ghatkpor metro
appropriate future date, the Carnac
line
Bunder Wadala Sion Dharavi BKC
to
Wadala,
currently
under
consideration.
metro line alround connectivity. It is

shown by a thick dotted line in purple in
With the confluence of three mass
Map: TR-2.
transit rail lines, Wadala would emerge

as an important rail junction, similar to
North and South Transit Hubs: Though
Dadar. It will become an important
both Wadala Station and CST Station fall
transport hub of Mumbai with links to
outside the MbPT owned areas, their
the Western, Harbour, Central, Metro &
success as a transit hub is of paramount
Mono rail lines. Hence, it is important
importance to the success of the Port
that Wadala Station be redesigned as an
Land Redevelopment. As such, the Port
integrated
Land Development Authority should

actively
participate
in
the
multi-modal
hub
with
seamless interchange facilities between
proper
the different modes of transport.
planning and development of these 2
Proper feeder transportation systems in
transit hubs.
the form of bus stations and stops, taxi
Wadala Transit Hub: Wadala is planned
stands, etc. need to be integrated into
to serve as an interchange for the
the
following lines: The existing Harbour
infrastructure for passenger circulation
Line which has connections to the
and
Western Line and to Navi Mumbai
concourses and addressing systems,
station
dispersal,
design.
such
Suitable
passenger
centralized ticketing areas, elevators,
The proposed CST-Panvel high-speed
escalators, footbridges and underpasses
rail link being planned by MRVCL
connecting the surrounding precincts
The proposed Carnac Bunder Wadala
and the various transport modes, etc.
metro link being planned by MMRDA
should also be carefully planned.
The proposed Wadala Kasarvadavali
A City Marine Terminal for the water
transport terminal at Ferry Wharf could

be a part of this transport hub
The junction of the Phase 1 & 2 of the
supported with ticketing and check-in
Monorail being planned by MMRDA
facilities, tourist facilities, and a pointto-point express shuttle bus connection
The proposed Wadala-Kurla Freight rail
from Wadala to the terminal at Ferry
extension being planned by the Central
Wharf. This would offer seamless
Railways, which will further connect to
132
connection for the local and regional
Eastern lines into a continuous metro
tourist from the city rail network
loop, with a junction at CST.
directly to the regional destinations
Connectivity to Existing and Planned
along the water transport routes.
Rail Infrastructure around and within
CST Transit Hub: CST is planned to be
the Port Land: In addition to the
an interchange of the following lines:
Wadala and CST hubs, there are several

other rail stations planned to developed
The existing Harbour Line which has
around and within the Port Land.
connections to the Western Line and to
Proper connectivity and design of these
Navi Mumbai
planned stations would also need to be

address in a timely manner, and
The existing outstation train terminus
integration of these stations would have

The proposed CST-Panvel high-speed
to be done at the time of detailed land
rail link being planned by MRVCL
use planning. These stations include:
The proposed Carnac Bunder Wadala
i.
Prabhadevi and Sewri-Kharkopar Metro
Sewri station on the Sewri-
Line
The proposed Colaba - Bandra - SEEPZ

Metro Line being planned by MMRDA
ii.
Horniman Circle Station on the
Fort (Horniman Circle) to Uran /
With the confluence of three mass
Dronagiri Metro Line
transit rail lines, namely the Harbour

Line, the CST-Panvel express line, and
iii.
the 2 metro lines connecting the
Bunder Wadala Metro Line
Western
and
Eastern
Carnac Bunder on the Carnac
Suburbs,
respectively, CST would also emerge as
iv.
an important transport hub of Mumbai.
Mono rail line
MRVCL
is
considering
the
Wadala Bridge station on the
The land station at Sewri and the Sewri-
redevelopment of CST as a world-class
Prabhadevi
transit hub.
line
could
be
made
underground. Moreover, the existing
It would be critical to consider the
railway stations can be revamped to
connectivity to the Port Land from this
create high quality transit nodes, thus
critical southern transport hub. A
improving the commuter experience.
possible
This would include creation of skywalks
connection
between
the
and railway crossings where required
Carnac Bunder Wadala line and the

Colaba Bandra SEEPZ line would
help integrate the 2 Western and
133
iii. All future mass transit station

(underground metro /BRTS) within
the Port Land
Details are Shown in Map TR3
TOD around Mass Transit Stations:

Transit-Oriented Development (TOD) is
a mixed-use and economic
area
designed to maximize access to public

transport, and incorporates features to
encourage transit ridership. A TOD
neighbourhood typically has a centre
with
transit
station
or
stop,
surrounded by relatively high-density

development. Planning based on the
principles of TOD makes it amenable to
make better use of low-energy, lowpolluting
public
transport
systems,
making it an environmentally friendly

development. It also promotes walking,
cycling, and social and community
integration, and goes a long way
towards placemaking.
The transport strategy for the Port Land
lays great emphasis on the transit based
development. Hence, the land use
planning and density allocation within a
400 m radius around existing and future
mass transit nodes needs to be carefully
done. The following nodes / routes
need
to
be
considered
as
TOD
developments:
i.
The 5 existing Suburban Rail stations

along the Harbour Line adjoining the
Port Land, namely, Masjid, Reay
Road, Cotton Green, Sewri and
Wadala.
ii. The planned stations along routes
outside of the Port Land, namely, the
Carnac Bunder Wadala line, the
Sewri - Prabhadevi line, and the
Horniman Circle Uran / Dronagiri
Line.
134
Map TR3 : Proposed rail transit strategy
135
4.7.2
Constructed by MMRDA, the Eastern
Proposed Road Network

Strategy(Details as shown in
Map TR4 and TR5)
Freeway connects the Eastern Suburbs

to
downtown
South
Mumbai.
It
Comprises of a 16.8 kms, 4 lane

4.7.2.1 Existing
Road
Networks(Map TR4)
elevated road from Orange Gate to
Existing roads, within and adjacent to
from Chembur to the Ghatkopar
the Port Land are configured in a gird of
Mankhurd Link Road. It was designed to
north-south and east-west network.
reduce travel time between South
Since it was planned, the Port Land, and
Mumbai and the Eastern Suburbs and
consequently the Eastern Waterfront,
has helped alleviate traffic from the
has generally been separated from the
Port Trust Road, the P. DMello Road,
City in order to segregate the Port and
Dr. B. R. Ambedkar Road, Mohammed
City functions. The Harbour Rail Line,
Ali Road and the Eastern Express
the P. D Mello Road with freight traffic,
Highway. The Port Land is served by 2
and now the recently constructed
exits along the Eastern Freeway, one
access controlled Eastern Freeway, have
near Reay Road station, and the other
all limited east-west linkages between
at Orange Gate.
Chembur, and an underground link
the Port to the East and the City to the
MMRDA is considering extension of
West. In addition to these, physical
elevated link from Orange Gate up to
barriers such as the boundary walls
the Prince of Wales Museum, as was
along the western edge of the Port, the
originally planned, but the possibility of
poorly maintained roads, lack of proper
this is difficult due to the non-
signalling and signage, irregular and
availability of land for elevated roads
unauthorised parking of goods vehicles
and slip lanes, the presence of utilities,
and tourist buses, and the presence of
and the presence of listed heritage
slums along the sides of several local
structures
and trunk roads, further make access to
Alternatively,
and movement along the Port Land
adjoining
MMRDA
the
road.
is
also
considering westward connections to
difficult.
the Island City through improvements

and additions to the existing roads.
Regional Road Connections: The Port

Land is connected to the western and
Road-based Freight Connections: The P.
northern regions via the Western
DMello Road connects the Port Land to
Express Highway, to the eastern and

southern
regions
Express
Highway,
via
the
the
the
Eastern
Eastern
Express
Highway
at
Matunga / Kings Circle and is the main
recently
north-south connector bounding the
inaugurated Eastern Freeway, and the
western edge of the Port Land. The
Sion-Panvel Expressway.
Mumbai Port Road, also a north-south
136
connector, was planned as the primary
Senapati Bapat Marg via the Acharya
road to service the Port activities and
Donde Marg), Tilak Road (connecting to
connect the operational areas to the
Dadar), and the Sewri-Chembur / Road
various docks & bunders, namely, the
No. 16 (connecting Wadala).
Mazgaon Docks, the Coal, Tank, and
It can be observed that the major east-
Lakdi bunders; the warehousing and
west connections are concentrated in
storage facilities at Haji Bunder, Hay
the south where they give access to the
Bunder, Cotton Green, oil installations
operational areas, and are spaced at
at Mahul, and the BPT colonies at
about 1 km distance. With new
Wadala. The S. V. P. Road is the main
developments coming up in the Port
east-west connector which provides
Land to the north of Reay Road, a
immediate connectivity from the Port to
similar network of east-west connectors
the various wholesale markets to the
would also need to be provided, so as to
immediate west. The P. DMello Road,
offer connections from the city to the
the Bombay Port Trust Road, and the S.
waterfront.
V. P. Road are the main road based

freight routes which connect to the
Internal Roads: Prominent roads within
Highways.
the Port Land include the Mansion

Road, which runs along the Indira,
City Connections: The main north-south
Princess
road which runs from Colaba in the
and
Ferry Wharf from the Dockyard Road;
Shahid Bhagat Singh Marg-P. DMello

Pai
Docks
Mujawar Pakhadi Road which connects
the western edge of the Port Land is the

Nath
Victoria
predominantly carry goods traffic; the
South to Wadala in the north abutting
Road-Barrister
and
the Haji Bunder Road which offers
Road-Rafi
connection to the Haji and Hay Bunders
Ahmed Kidwai Marg.
from Reay Road in the South and Sewri
The major east-west connectors are
in the North; and the L. M. Nadkarni
Madame
Marg, providing access to the MbPT
Cama
Road
(connecting
Nariman Point), Walchand Hirachand
colonies.
Marg (connecting Ballard Estate to D. N.
Parking: Parking for trucks and trailers
Road), Carnac Bridge (connecting Dhobi
happens is quiet and unregulated
Talao via the Lokmanya Tilka Marg),

Yusuf
Meherali
Road
manner, with several informal parking
(connecting
areas both, within the Port Land and
Mohammed Ali Road), S. V. P. Road
along the P. D Mello Road. In the non-
(connecting to Girgaum), Dockyard
port areas, south of the Naval Docks,
Road (connecting to the Eastern Express

Highway),
(connecting
St.
Savata
the
Mali
Eastern
there is a several lack of parking spaces
Marg
for private vehicles, with rampant on-
Express
street parking. With the addition of
Highway), G. D. Ambedkar Marg (linking
137
large scale amenities and attractions in
City and Chirle on the mainland, is
the future, the Port Land will have to
proposed as a third Trans-Harbour road
adopt a comprehensive parking strategy
connection, with the objective to
which will help regulated parking and
promote development of the main land
use of road space.
and alleviate traffic congestion in the

Island City of Mumbai. This 22 kms long
4.7.2.2 Planned Road Projects in

the Pipeline(Details are
shown in Map TR-4)
link will consist of about 16.5 km long
CTS
Mumbai
MTHL wouldbe connected to the
Region:The
current Sea Link on the Western edge of
Road
Proposals
Metropolitan
for
sea bridge and about 5.5km long

approach viaducts on the mainland. The
Study
Mumbai City at Worli via an elevated
undertaken by MMRDA suggests an
road (Sewri-Prabhadevi). At Chirle, it
addition of 1,740 kms of highways and
will connect to the Coastal Road
arterial roads within MMR by 2031. As
proposed by CIDCO on the western
part of the larger regional structure, it
edge of Navi Mumbai.
Comprehensive
Transport
suggests a series of rings and radial
The MTHL has its landing site into
roads centered around Greater Mumbai
Mumbai planned at Sewri, from where
and expanding into the Region. The 3
it will interchange with the Eastern
rings roads are located outside of
Freeway. The new and high speed
Mumbai. 5 radial roads are suggested to
access to the JNPT Port, the upcoming
emanated from Mumbai and connect in
Navi Mumbai airport, the Mumbai Pune
various directions to the Region. Three
Expressway, and the mainland, renders
of these radial roads already exist in the
Sewri as an important gateway node.
form of the Western Express Highway,
The MTHL would require 15.17 ha for
the Eastern Express Highway, and the
accommodating the right-of-way of the
Sion Panvel Expressway. Two new radial
MTHL. In addition, 9.90 ha would be
connectors in the form of trans harbour

links
are
proposed,
which
required during the construction period
would
on
connect the Island City to the east and
temporary
basis.
road
interchange between the MTHL and
south of MMR, the first being Sewri
Eastern Freeway is also proposed close
JNPT link and the second being the Fort
to Sewri station and falls partly in the
Uran Link. Both these trans-harbour
MbPT area.
links will have a large and direct impact

to the Port Land
i.
ii.
Elevated
Sewri-Worli
East
WestIsland City Corridor: As part of the
MTHL from Sewri to JNPT: The
upcoming MTHL project, MMRDA will
Mumbai Trans-Harbour Link (MTHL), a
construct
sea link between Sewri on the Island
an
elevated
East-West
connector from Sewri to Worli. This will
138
provide a high-speed link between the

Western coast of Mumbai, via the
Bandra-Worli Sea Link (part of the
future Western Coastal Road project)
and the mainland. This elevated road
will cross over the railway routes of the
Harbour Line as well as the Port rail
near Sewri station.
iii)
Western Freeway: A freeway
along the Western coast of Greater

Mumbai has been planned to run from
Dahisar in the north all the way upto
Colaba. Several iterations for the
alignment of this road have been made
suggesting possibilities of developing
this either as a Sea Link, or a Coastal
Road, or a combination of both. A
segment of this road, namely the
Bandra-Worli Sea Link is already in
operation.
In a recent announcement, the MCGM
has been nominated by the State
Government
as
the
implementing
agency for this project, which will now

run from Nariman Point to Kandivali.
With a length of 35.6 kms it will have 18
entry and exit points. This road would
provide easy access to the Port Land
from the western region.
iv)
Trans-harbour link from Fort to
Uran: The 2nd trans-harbour link running

from Fort area in the Island City to
Uran, and then branching out further
south to the future growth nodes of
Mandwa/Rewas/Pen/Alibaug
would
make the southern end of the port

lands a major development gateway.
139
140
Map: TR4 Existing and Planned Road Connectivity to the Port Land; Source:
MMRDA
141
142
4.7.2.3 Proposed Road Transit

Projects
(Details
are
Shown in Map TR-5)
Sewri, near the existing timber pond.
considered to be a very strategic
The landing site of an important

regional
Dedicated lanes for road freight
road
link
is
normally
location and has high potential for
/ goods vehicles:
development
of
To resolve the current conflict of goods
development
or
and city traffic on the limited available
underground connection of the MTHL
right-of-ways, the possibility of creation
to Sewri could be considered, which
of dedicated freight road / lanes along
would help free up land for such
existing roads could be explored. This
strategic global development which
could
through
would have direct road connection to
widening of P. DMello Road to
the Navi Mumbai Airport. Further, the
accommodate dedicated freight lanes
extension of the MTHL into the City via
as well as to accommodate truck
the Sewri-Prabhadevi elevated road
parking, repair and fuelling facilities.
could also be considered for under-
Alternatively, express connection from
ground connectivity, thus reducing the
Indira Docks to Wadala, following the
hurdles and delays in implementation of
alignment of the Bombay Port Trust
an overhead connection.
be
made
possible
significant
attraction.
An
Road could also be explored. With P. D

Mello Road and Bombay Port Trust
ii.
Road providing priority for goods
Freeway: As per MMRDAs plans, a
vehicles, the City traffic could be
clover-leaf
diverted
Land,
planned to connect the MTHL to the
providing connectivity to the new uses
Eastern Freeway, part of which falls
in the future.
within the MbPT area. Likewise, an
through
the
Port
Connection between MTHL and

interchange
has
been
smaller junction by way of slip-up and

Highway Connectivity / High-speed
slip-down ramps could be considered
Connections
from
the
possible
underground
alignment of the MTHL.
The Port Land could greatly benefit

from the existing and planned highways
iii.
in the immediate vicinity. However, it is
to Port Land & City: A connection from
important to ensure proper access into
the Freeway to the Port Land along the
the Port Land from these highways, as
Cotton Green Estate also needs to be
well
appropriate
provided to allow for an immediate
interchanges between these highways
high-speed connection. This could be in
for seamless movement.
the form of an ascent/ descent from
i)
as
so
ensure
Connection between Freeway
Eastern freeway to Haji Bunder road;
Connection between MTHL to
Port Land: The MTHLs landing site is at
143
and one ascent/descent from Eastern
ii.
Freeway to Wadi Bunder.
Flyover to Victoria Dock

iii.
Moreover, given the context of non-
Extension to the Reay Road

Extension of 2nd Avenue Cotton
Depot across Cotton Green station
availability of land for extension of the
iv.
Eastern Freeway further south as an
Connection across Sewri station
as suggested by MCGM
elevated link, the following alternative
v.
links to the city could be explored:
Connection
across
Dockyard
Road as suggested by MCGM
Internal
form the Freeway through the Port
order
to
Land and connecting to S. P. Mukherjee
connectivity within the Port Land for
Chowk / Hutatma Chowk / Horniman
future development, the following road
Circle
provision standards could be applied:
An underground link branching
A right turning (2+2) bridge /
Bridge Road at Yellow Gate junction
spacing
Right turning bridge (2+2) /
adequate
In
road
A grid of local roads at 150 m

A grid of collector roads 450 m
A grid of arterial roads at 900 m
spacing
elevated road from Freeway to S. V. P.
Road at Orange Gate junction
ensure
Network:
spacing
elevated road from Freeway to Carnac
Road
Highways /High-speed roads at
1.5 kms spacing
Local Connectivity / Port Land
This grid could be developed based on
and City Connections: One of the most
the existing road provision, and adding
critical road connectivity interventions
new roads to deficient areas.
would be to improve the existing, as

well
as
provide
new
east-west
connections from the Port Land to the
Management: This would include road
City across the Harbour Line, the P.
safety
DMello Road and the Freeway. Such
and
measures
augmentation of east-west connectivity
traffic
such
as
management
traffic
signal
installations / area traffic control
is particularly critical in the northern
systems, installation of signage and
areas of the Port Land, where large
variable messaging systems, traffic flow
tracts of land under non-operational
planning / one way traffic flow, removal
uses are planned for new large-scale
of encroachments, widening and re-
developments. The following new East-
laying
West connectors could be considered:

i.
Road Improvements and Traffic
of
older
road
surfaces,
intersection improvements, flyovers /
Mallet Bunder Elevated Road
road interchanges, pedestrian facilities

such as foot over bridges / skywalks,
subways,
144
foothpath
improvements,
especially across railways & high-speed

roads, etc.
Parking: the following parking
measures need to be considered:

i.
Each development should be
required to make full provision of their

captive
parking,
completely
underground, and as per the MCGM

norms, or the norms setup by the Port
Land authority. Drop-off zones for
individual developments should be fully
incorporated within the properties.
ii.
Estate level common / public
multi-storey car parking facilities should

be developed. Public parking should be
commercially operated with parking
charges in tune with the land value of
the place. On-street parking should be
completely restricted.
iii.
Tourist bus parking to be
integrated underground within all large

tourism related developments, and
should be publically accessible to all
tourist buses accessing the Port Lands.
iv.
Goods vehicle parking should be
restricted to designated zones and

should be commercially operated.
145
Map TR5 Proposed Road Transit Strategy
146
4.7.3
Proposed
Strategy
Bus
Wadala. However, due to its increasing
Transit
importance as a multi modal passenger

hub, the proposal to have the Inter-
4.7.3.1 Existing
Services
Bus
Transit
state Bus Terminus (ISBT) at Wadala has

been retained. This will greatly facilitate
BEST services: Currently the Port area is
inter-state passenger transport to the
serviced by the BEST which offers
port area.
regional links from Navi Mumbai to
BRTS for Mumbai: A recent study by
South Mumbai, as well as intra-city
MTSU/Embarq
connectivity from various parts of
MCGM
Mumbai, especially from the Eastern
by
CTSs
routes within Greater Mumbai. All of
Road. The connectivity through the

time
the
the
Rapid Transit System (BRTS) along 8
Eastern Freeway and the P. DMello

saves
upon
for
suggestions for EBLs and suggests a Bus
Suburbs. These buses ply along the
Freeway
builds
undertaken
these routes are away from the Port
avoiding
Land to the north, along the trunk road
congested areas like Sion, Parel and
of the City. A BRTS is a bus-based mass
Dadar.
transit system, which runs on dedicated

travel lanes and thus, offers the speed,
4.7.3.2 Planned
Bus
Transit
projects in the Pipeline
frequency and reliability of light rail or

metro and flexibility, lower cost and
(Details shown in Map TR6)
simplicity of a bus system. A BRTS can
CTS Bus-based Proposals for MMR: The
be easily integrated within existing road
Comprehensive
Study
space, and is often used as an interim
suggests the development of Exclusive
mass transit solution till such time as a
Bus Lanes (EBL) along several major
full-scale metro service becomes viable.
Transport
routes within Mumbai, and in areas

4.7.3.3 Proposed
Projects
where travel demand is expected to be

insufficient to justify investment in a
Bus
Transit
The
BRTS along the High-Capacity Transit
approximate length of EBL network
Corridor: To provide immediate services
proposed by 2016, 2021 and 2031 is
to the Port Land the central internal
165 kms, 112 kms and 79 kms
high capacity transit spine could be
respectively. Inter-state bus terminals,
developed as a BRTS route which
and inter-city and intra-regional bus
connects the 2 major transit hubs,
stations have also been proposed as
namely Wadala to the north and CST to
part of the transport plan.
the south. There are several possibilities
metro
line
in
the
Region.
on how this BRTS could be operated,

MMRDA has recently scrapped the
namely as a hybrid system with BEST
proposal to develop a truck terminal at
147
services plying on dedicated lanes, or a
Trans-Harbour Express Bus Routes:
full-scale BRTS line with both express
Considering the high patronage of
and slow services and built-in support
commuters to the express buses plying
infrastructure, etc. It may be possible in
on the Eastern Freeway, a similar model
due course to link this BRTS to the
could also be adopted along the MTHL,
planned northern BRTS grid through the
thus offering high-speed and affordable
Eastern Express Highway.
bus links between the Island City and

Navi Mumbai. Current services along
The objective is to continue this high-
the Eastern Freeway could also be
capacity transit corridor as a bus-based
improved
system until such time in the future
and
strengthening
where the increased travel demand
augmented,
connectivity
further
to
Navi
Mumbai.
would make an underground metro

viable to operate along the same
Inter-State Buses: Provisions need to be
alignment.
made for an Inter-State Bus Terminal to

cater to the high volume of tourists and
Feeder Bus Loops: In order to provide
business travellers expected in the Port
connections from the Central High-
Land in the future. It will need to link to
Capacity Transit Corridor to the various
the ISBT at Wadala being planned by
venues and destinations of the Port
MMRDA.
Land a feeder bus system needs to be

put in place. This could be in the form of
BEST routes or specially operated and
managed feeder buses for the Port Land
which run on fixed or flexible routes.
Low pollution, low energy buses should
be considered for operating inside the
Port Land.
Intra-city Express Buses: Special airconditioned
express
bus
services,
similar to the ones operational in

Mumbai and Navi Mumbai, could be
considered to and from major transport
and business hubs within Mumbai, such
as the International and Domestic
Airports,
CST,
Churchgate,
Dadar,
Mumbai Central, Bandra, BKC, Kurla,

Powai, Thane, and from the ISBT
proposed by MMRDA at Wadala.
148
Map TR6 Planned BRTS Network and Proposed BRTS connecting the Port Land
149
150
4.7.4
Proposed
Strategy
Water
The Gateway of India: Unlike the Ferry
Transit
Wharf, the Gateway of India was not
Mumbai is a waterfront city with an
formally
extensive coastline, and yet a very small
Transport Terminal. It merely grew as
component of its travel demand is met
an embarkation / disembarkation point
through
transport.
for passenger boats plying to Mandwa,
Considering the congestion on the
Elephanta Island, Navi Mumbai, and for
current transportation networks, and
the Harbour cruise. Approximately 26
the land limitations for road expansion,
lakhs passengers travel annually from
inland water transport is a low-
Gateway of India. While, the area is
investment, time-saving, efficient, and
under administrative control of MbPT,
environment-friendly
the regulation of passenger traffic for
water-based
alternative
to
developed
as
Water
Elephanta and Mandwa is under the
ease commuting in the city.
MMB.
4.7.4.1 Existing Water Transit
Infrastructure (Details are
shown in map TR7)
Currently
two
sites
offer
This site does not have a formal

passenger terminal and embarkation/
disembarkation to the 5 existing jetties
water
happens from stone steps and slipways.
transport connectivity along the Eastern
The
Waterfront, namely:
(MMB) has a proposal to install two pre-
Ferry
Wharf
Bhaucha
Maharashtra
Maritime
Board
cast concrete floating jetties in this
Dhakka:
location, which was scrapped due to the
Bhaucha Dhakka or Ferry Wharf is
objection received from the Navy due
located along the coast of Dockyard
to security reasons.
Road (Mazgaon). Its passanger services

ferry people to Mora and Rewas for
4.7.4.2 Planned Water Transit

Projects
in
the
Pipeline(details are shown
in Map TR7)
their onward journeys to Uran and

Alibaug. The passanger terminal is a
basic building with ticketing services,
waiting area, eateries and toilet blocks .
Ferry Wharf which also serves as a pier
MSRDC Water Transport Master Plan:
for handling fish catch is usually busy
MSRDC is planning a Comprehensive
with fishing-related activities such as
Water Transport Network for the
landing, loading/unloading, washing,
Western and Eastern coast of Mumbai.
auctioning (at the auction hall), and
This includes the development of a
transport. This location is also a popular
state-of-the-art
site for the immersion of the Ganapati
transportation infrastructure for daily
idols during the annual Ganesh festival.
commuting, complete with accessible
water-based
mass
inland water transport terminals to ease
151
boarding and alighting and provide safe
which will have direct linkages to the
and
Eastern Waterfront. These include:
comfortable
passengers.
transport
for
terminals
are
Three
Construction of Passenger Jetty near
proposed to be located along the East
Radio Club: This proposal involves the
coast, namely, at Ferry Wharf (Bhaucha
relocation of the launch / ferry services
Dhakka), Nerul (Navi Mumbai), and
from the Gateway of India to a site
Mandwa; and six locations along the
along the Radio Club in Colaba. The
West coast, namely, at Nariman Point,
project includes the construction of 4
Bandra, Juhu, Versova, Marve, and
floating
Borivali. The existing terminal at Ferry
Club has received approval from the
from the P. DMello Road to the
Navy, the Traffic Police and the MbPT.
terminal is being considered.
i.
Passenger Service from Girgaum

Chowpaty to Bandra Reclamation:
This
proposal
involves
the
construction of pontoons and
temporary floating jetties at
Girgaum and Bandra Reclamation
complete with passenger amenities
like ticketing counters, waiting
area, potable water facilities,
toilets,
and
lifesaving
arrangements.
ii. Mumbai to Goa Ferry Service: This
proposal involves the operation of
ferry service from Bhaucha Dhakka
to Goa, which would have 2 to 3
halts enroute and would be
complete
with
onboard
entertainment and dining facilities
onboard for passengers/tourists. The
passenger arrival and departure,
reception and incoming formalities
including security arrangements
would be handled at MbPTs Cruise
Terminal building at Ballard Pier,
with shuttle bus connection to Ferry
This network will provide passenger as

well as roll-on roll-off services (RoRO)
for light vehicles (Ro-Ro Services on
Eastern Waterway only), and is planned
to provide intra-city, intra-region, as
well as inter-city connections, namely,
to Surat and Goa. Air conditioned
catamarans and high-speed RoRo crafts
are proposed to be deployed. As part of
the support infrastructure, light craft
repair & maintenance facilities would
also be included, which will help
promote leisure tourism. A majority of
the MSRDCs proposed sites for this
water transport plan fall within MbPT
provides
berthing platforms. This site near Radio
road connection giving direct access
This
to
arrangement of approach gangways and
part of this plan, and a new elevated
lands.
connected
passenger terminal building via a simple
Wharf is proposed to be upgraded as
owned
jetties
an
opportunity for synchronizing these

with the new land uses proposed to be
developed in the future.
MMB Water Transport Master Plan:
MMB is in the process of design and
development of several water transport
projects along the coast of Mumbai,
152
Wharf
for
embarkation
/
disembarkation.
iii. Helideck
and
Berthing
of
Seaplane: This proposal involves
the development of a helideck and
a seaplane berthing facility at
Backbay close to Nariman Point to
offer alternatives for movement of
personnel to airport and other
destinations. This is in line with the
Government of Maharashtras
intentions to start seaplane
operations along its coastline. This
project
would
involve
the
construction of a landing stretch, a
berthing jetty, and passenger
access ways to the berthing jetty.
iv. Floatel Project in Backbay: This
project involves the mooring
(anchoring) of a Floatel in Backbay
with a view of Queens Necklace
(Marine Drive) from the sea side.
Movement of tourists to this floatel
would be from the jetty proposed
at Giragum Chawpaty for ferry
service to Bandra Reclamation.
floatels and floating restaurants, and

harbour cruises.
MbPT Water-based Projects: As part of

its mission for next 5 years, MbPT
intends to undertake several projects
related to water-based transport and
water-related
activities.
tourism
These
and
include
leisure
the
upgradation of the existing Cruise

Terminal
standards,
building
to
international
improvement
and
augmentation of ferry service facilities,

and development of a landing site for
seaplanes, a helipad / heliport, marinas,
a ropeway, water sports facilities,
153
154
Map TR7 Existing & Planned Water Transit Infrastructure
155
156
4.7.4.3 Proposed Water Transit

Projects(Details are shown
in Map TR8)
The port owned land pockets within
Water transport projects have been
Worli, and Mahim Bunder can be
under consideration along the Easter
operationalized for provision of such
Waterfront since a long time, and
water transit services in an integrated
several intermittent attempts have
manner, and in coordination with the
been made in the past to operate
other state agencies. The ready break
various means of navigation. However,
water between Cuffe Parade and
this has met with limited success given
Nariman Point could also be utilized for
the pricing, the slow speeds of vessels
helicopter / seaplane infrastructure.
Mumbai, namely, at Nariman Point,

Jamshedji Bunder Chowpatty Bunder,
used, and operations being affected by
International Cruise Terminal: In line
seasonal fluctuations. However, with

the
opening
up
of
the
with the MbPTs proposals, the existing
Eastern
Cruise Terminal could be revamped to
Waterfront, this can be relooked with a
international standards so as to become
fresh perspective. A comprehensive
an important tourist gateway of India
water-based transport strategy with a
and South Asia. Mumbai City records
range of fast and slow choices to a
one of the highest tourist arrivals into
variety of locations could indeed make
India on account of the International
this mode of transport feasible in the
Airport. The Cruise Terminal could enjoy
context of Mumbai, and also become an
a part of this share by providing tourists
active and integrated transportation
an alternative means of transiting into
corridor for the Port Land.
the City.
Long-distance services could include
The revamping of the Cruise Terminal
connections to various destinations

along
the
coast
of
would include part closure of the pier
Maharastra,
for cargo handling and opening up the
Karnataka, Goa and Gujarat. Short-
outdoor areas for landscaping and
distance regional services could include
dedicated passenger movement. The
destinations across the Thane Creek,
terminal building would need to be
namely Vashi, Belapur, Nerul, Nhava-
revamped
Sheva, Elephanta Island, Cross Island,
and
redecorated
with
upgradation of information and check-
Mandwa, Rewas, Alibaug, Murud, and
in
Kashid; as well as to the Western coast
facilities,
baggage
handling,
immigration and customs activities.
of Mumbai. Water transport corridor

could be provided for passengers as
Water
well as for RoRo berth for small
promote intra-city, intra-region, and
commercial vehicles.
long-distance
Transport
Terminals:
inter-city
To
water
connectivity 2-3 numbers of water
157
transport
terminals
be
Marinas: 2-3 Marina sites for yachts
developed. The first could be developed
and pleasure crafts could be developed
through upgrading the existing terminal
along the waterfront to map Mumbai
at Bhaucha Dhakka. This would involve
on the leisure tourism circuit. These
developing
express
sites should be developed in an
connections from the Citys important
integrated manner with the upcoming
transport hubs (CST, Dadar, Wadala,
uses along the waterfront, so as to
BKC, etc.) linking directly to the terminal
ensure their attractiveness, viability and
building,
maintenance.
high
need
to
speed
construction
of
drop-off
Possible
sites
could
facilities with proper parking for tourist
include the area near Gateway of India /
buses, public buses, taxis, and private
Taj Mahal Hotel, the Coal/Tank/Lakdi
vehicles,
Bunder
upgradation
of
existing
where
entertainment
terminus to an air-conditioned facility
recreational
with
services.
developed, and the Haji/Hay Bunder
The second terminal could be created at
where availability of large parcels of
the MMBs identified site near Radio
land
Club, for relocation of the ferry services
development of large scale tourism
from Gateway of India. A third terminal
attractions.
proper
passenger
could optionally be created at Hay
cultural
and
rowing, kayaking, canoeing, parasailing,

etc.
that area
Fish Jetty: The two fishing jetties at
Water Taxi Stations and Harbour
Ferry Wharf and Sassoon Docks need to
Cruise: In addition to these, smaller
be cleaned and upgraded with creation
water taxi stations could be developed
of
all along the waterfront promenade, at
facilities
of
landing,
These can be developed also as tourist
as sites for privately operated water
sites through beautification of the
taxis and water buses which would
waterfront and provisions for sea-food
provide speedy connections to popular

holiday
proper
unloading, auctioning and distribution.
1 2 km intervals. These could operate
and
the
various locations for activities such as
social
facilities which are likely to come up in
business
possible
be
integrated along the waterfront at
giving direct connectivity to the large

tourism,
make
could
Water sports facilities: These could be
Bunder / Haji Bunder in the future

scale
would
activities
and
eating experiences.
destinations
around the harbour. These could also

support the operations of harbour
cruises which could be operated for the
purposes of tourism and leisure.
158
Map TR8 Proposed Water Transit Strategy
159
160
4.7.5
provision of appropriate infrastructure
Proposed Non-motorized
Transit Strategy
which enables people to avail these.
Cities all across the world are currently
retrofitting their built environment and
Network:
As
park connector network, comprising of
mainly in the form of walking and
a web of green and blue links needs to
cycling. Making provisions for non-
be provided in the Port Land. Such a
motorized transit has several benefits
park connector network would be a car-
such last-mile connectivity from mass
free gird, planned as being separate
transit nodes, reduction in use of
from the road grid, of liner landscaped
private vehicles and the consequent
pathways designed for walking and
reduction in emissions and use of
cycling. These pathways would connect
energy, improvement in health of
as well as traverse through all large and
citizens with the possibility of physical
small recreational open spaces, the
activities, and creation of vibrant, safe,
contiguous waterfront promenade, the
and socially integrated communities
cultural,
which are active due to round-the-clock
recreational
and
tourist
attractions, the social amenities and
public presence.
commercial uses. As such, it will ensure

pedestrian and cyclists free, unhindered
4.7.5.1 Existing Situation

the
Connector
suggested by the Spatial Strategy, a
public realm for non-motorized transit,
Currently
Park
Port
Land
movement seamlessly to all public areas

as
its
and developments.
surroundings are not amenable to

walking. This is largely due to the
Such connector pathways would be
presence of dominant port, industrial
planned as a parallel grid to the road
and heavy transportation related uses,
grid, spaced at intervals of 300 mts.
lack of adequate east-west links from
Such a dense grip of infrastructure
the City to the Port Land, poor state of
would ensure a truly porous and
roads further encumbered by on-street
pervious urban fabric, designed to the
parking and informal settlements, and a
human scale.
poor sense of safety and security.
People-friendly Urban Design: Several

urban design interventions need to be
4.7.5.2 Proposed Non-motorized

Transit
adopted at the detailed stage, which
For the promotion of non-motorized
remains active, safe and comfortable.
transit within an urbanscape, several
These would include:
will ensure that the public realm
urban design and planning tools are

i.
available which, focus on creation of a

mix of uses, amenities and facilities and
161
Avoiding single use zone and

planning for a mix of uses to
develop which will ensure round-
the-clock activities in all areas of

the Port Land. This could be
achieved through the integration of
housing,
retail,
dining
and
entertainment, public amenities,
etc. within all zones.
ii. Avoiding creation of large walled
enclosures along the street edges
and promote the creation of
visually and physically accessible,
pervious built environment
iii. Providing appropriate streetscape
design, which ensures mix-use /
retail edges along all major streets
and ensure adequate footpath
widths along such edges
iv. Provision of obstacle-free, firm,
stable and slip resistant surfaces,
with minimal & gradual changes in
level, good lighting and signage.
Internationally acceptable street
design standards need to be
applied for the design of all roads.
water transit stations, on local streets

along commercial, tourism, recreational
sites.
Universal Access: It is of paramount
importance
that
our
physical
environments are designed for use and

movement of people with all types of
physical
challenges.
The
National
Disability Act and the National Building

Codes give guidelines for barrier-free
design, which would give universal
access to all publically accessible areas.
These need to be stringently adhered to
in the design of the public realm, as well
as in the regulation of private buildings.
4.7.5.3 Other Special
Modes
Transit
Ropeway:
As a tourist attraction, as well as an
alternative transport mode a ropeway /
Infrastructure for Walking: In addition
cable
to the planning and urban design
connecting the tourist sites. A possible
interventions adequate infrastructure
connections could be provided to from
to facilitate walking also would need to
Cross Island from MbPT garden.
be put in place. These would include
car
could
be
developed
Helipad land / floating:
provision of wider footpaths, especially
In line with the proposals from MMB /
around mass transit stations and public
MbPT
activities designed based on expected
for
the
development
of
infrastructure for helicopter / sea plane
pedestrian flows, provision of weather-
services in South Mumbai, various sites
shading plants and devices, skywalks,
inland or floating could be explored in
underpasses, regulated grade crossing
conjunction with the proposed land
across road, etc.
uses in the Port Land, at the detailed
Infrastructure for Cycling: Cycle parks
master planning stage along with
and share stands would need to be
selection of suitable locations, Provision
made mandatory within all buildings
of easy connectivity to these helipads /
and would need to be well provided in
heli-decks also need to be considered.
public areas such as around rail / BRTS /
162
water front development should be the
4.8 Environment Strategy
adoption of ecological approaches that

Our cities are generators of wealth and
make it a sustainable neighbourhood.
prosperity. But ironically they are also
The Green vision, as proposed in the
major destroyers of the ecosystem and
Land Use strategy for the eastern
the greatest threat to human survival
waterfront development has suggested
on the planet. There is a steep rise in
opening of the Port Land for new and
the population wherein the rate of
attractive
consumption
is
cultural, economic and social functions.
producing a high quantity of pollutants
The MPLDC recommends that an Impact
like
(GHG),
Assessment Study be carried out for the
damaging the ecological balance of the
entire MbPT estates to determine the
planet.
nature of steps to be taken facilitating
of
the
greenhouse
gasses
Improper
approaches
development
is
environmental
resources
causing
imbalance.
recreational,
environmentally friendly development.
huge
Due
tourism,
In
to
the
meantime
assessment
urban areas commonly suffer changes
environmental features, issues and
in their hydrology, like decreased water
various mitigation measures that need
quality,
water
to be put in place for remediation of the
consumption, increased runoff, loss of
land, coast and water pollution to
native vegetation and wildlife habitat.
ensure that new developments take
increased
manner have been suggested (Appendix
must be viewed as ecological systems
F).
and this concept must be adopted while
Based
on
these
variousenvironmental
designing cities or neighbourhoods and

resources.
existing
place in an environmentally sustainable
Cities or neighbourhoods themselves
managing
the
preliminary
rampant development, watersheds in
and
of
observations
methodologies
have been recommended as below.
Environmental
sustainability should be the fulcrum of
1. Existing environmental features,
any development strategy. Approach of
natural as well as man made, of the
circular
eastern coast of Mumbai.
metabolism
over
linear
metabolism should be adopted, where
2. Environmental issues that have
reduce, reuse and recycle of all

possible
resources
should
be
emerged due to industrial activities,
the
urbanisation, and climate change.
guiding principle of development.
3. Mitigation and adaptation strategies
There is a strong need to develop a
that need to be applied for the
new, ecological approach for the urban
following:
planning in the Mumbais Eastern Water

Font which is partly to be opened up for
6. Identification and remediation of

the land, air and water pollution
public use. The focus of the eastern
163
due to existing industrial activities

and urbanisation:
Setting up of principles for sustainable
development to address the local
ecological impact at the neighbourhood
level and the issues arising from
externalities.
164
Recommendation:
4.9 Comprehensive
Area
wise
development
projects
a)
Station area development
b)
Inclusive Housing
c)
Special Trade Zone
d)
Small Scale Industries
e)
Instructions and office Spaces.
The Sewri Estate will be taken up for
f)
Mud Flat Bird Sanctuary
major comprehensive redevelopment
g)
Environmental
along with the adjoining Mazagaon
programs
Sewri Reclamation Estate station .The
h)
Water Transport Terminal
land is shown as I-3 (Heavy Industrial
i)
Coinservation project of sewree
Zone) in accordance with the existing
fort.
use however the reservation will be
j)
Tourist Market
downgraded to I-1 or I-2 conforming to
k)
Public Open Space (PG/RG/G)
2.
Jackeria Bunder
1.
Wadala Sewri Area
conservation
the planning brief. The portion of land

admeasuring approximately 45.09 acres
between proposed Eastern Express
Freeway and the Main land at Sewree is
Recommendation
full of mangroves which can be
Inclusive Housing: The area will be
developed as mangrove sanctuary. The
taken up for comprehensive slum area
sixteenth
and
redevelopment with the predominant
remains of the Sewri Village. The fort,
focus on social housing. The land is
which is under the jurisdiction of
shown I-2 (General Industrial Zone) and
Department
and
R (Residential) however it may have to
Museums of the state government, is in
be converted to I-1 / C2 in harmony
a state of disrepair, with parts of its roof
with the proposed residential landuse.
century
of
Sewri
fort
Archaeology
caved in. Furthering this problem is the
3.
lack of any access road to the fort which
Grain Depot
subjects it to neglect, misuse and

vandalism.
Cotton Green Area, Coal and
The
comprehensive
Mazagaon
Sewri
Reclamation
conservation and management plan will
Estate will be taken up for major
be prepared in order to protect and
comprehensive redevelopment along
maintain this monument.
with the station area development for

Cotton Green and Reay Road Station.
The entire area including the adjoining
The grain depot with its large steel
hillock and Sewree Fort which is an

archaeological
monument
may
sheds with loading and unloading
be
platforms and served by railway sidings
treated as a significant heritage and
are also not in regular use hence prone
environment site as conserved for
to vandalism. Adaptive reuse and
posterity.
165
conservation of these huge storage
e)
sheds and depots can bring back utility
(Theaters/ Open Air Concert areas)
of
f)
Public Terminal
substantial capital cost involved. (refer
g)
Sea Food Restaurant
3.3.2.5.1 Cotton Green Area (Unit 3,
h)
Retail market
5.
Ghorupdeo Area
these
structures
without
Entertainment World Mumbai
Unit 4, Unit 5)
Recommendation
a)
Minor area improvement initiatives will
Station area improvement for
be
Cotton Green
b)
Public Open Spaces (PG/RG/G)
c)
Inclusive Housing
d)
Entrepreneurship
Recommendations
a)
Development Institutions and
g)
Conservation
program
Station area development (Reay
Road Station)
office spaces
Small Scale Industry
augment
environment.
promotion
f)
to
infrastructure and upgrade physical
zone
e)
implemented
for
b)
Inclusive Housing
6.
Britania Factory Area
7.
DaruKhana Tank Bunder, Coal
Cotton exchange building.

4.
The
Haji Bunder, Hay Bunder

Mazagaon
Reclamation
The Ship Breaking activity will either be
Estate will be taken up for major
formalized or shifted to a suitable site
comprehensive redevelopment along
on the mainland preferably the latter.
with the station area development for
The area will be comprehensively
Cotton Green and Reay Road Station.
redeveloped for a mixed (industrial -
The land is shown as I-3 (Heavy
commercial) adaptive waterfront uses
Industrial Zone) in accordance with the
(3.3.2.5.2 Darukhana and Bunder Area
existing use however the reservation
(Unit 7, Unit 8, Unit 13, Unit 14, Unit
will be downgraded to I-1 or I-2
15).
conforming
to
Sewri
Bunder, Lakdi Bunder
the
regeneration
Recommendations
planning brief. (Refer 3.3.2.5.1 Cotton
c)
Water transport Terminal
d)
Marina
Recommendations:
e)
Water Sports
a)
f)
Recreations Areas
b)
g)
Public Promenade
c)
Aqua World/ Sea World
h)
Seafood Restaurant
d)
Maritime museum
Green Area (Unit 3, Unit 4, Unit 5)
166
8.
10.
Mallet Bunder and Ferry Wharf
Recommendations
The area is proposed to be redeveloped

and augmented for a state of the art
transport terminal inter and intra city
proposal
will
a)
b)
Station
area
development
(Masjid Bandar)
water connections. A comprehensive

redevelopment
Elphinstone Estate
also
include separate facilities for peeling,
c)
Convention Center
d)
Entrepreneurship
promotion
zone
fish processing and cold storage.
e)
Office Spaces
Recommendation:
f)
Small Scale Industry
a)
g)
Inclusive Housing
b)
h)
Conservation
c)
Fishing Activities
Ghadyal Godi and heritage godowns
d)
Fish Based Processing Industries
e)
Public Promenade
f)
Retail Market
g)
RO RO Jetties
h)
Seafood Restaurants
i)
Helipad
j)
Marina
9.
Manson Road estate
11.
of
Ballard Estate
Revenue needs to be augmented by

amicable rental policies especially when
renewal is under consideration. Urban
design interventions for traffic, road
management and parking with area
improvements initiatives through public
private partnership are proposed for
this area.
Area will be used for expansion of the

operational dock with separate space
Recommendations
for parking of trucks and other vehicles
a)
associated with the dock activity.

Vacant
program
heritage precincts
unused/underutilized
b)
warehouses and plots will be used for
c)
affected lease holders in the proposed

Railways proposed 6th Corridor and
MCGM /MMRDA proposed Free-way
may be compensated and/or re housed
in the delineated MPLDA area.
Recommendations
b)
Inclusive Housing
program
of
Conservation of Saint George
Fort
road widening of P. Dmello road, MUTP
Metro Station Proposal
Conservation
Ballard Pier
operational area expansion. Project
a)
Urban design interventions in
d)
RO-RO Jetty
e)
f)
International Cruse Terminal
12.
Apollo Estate
An
optimum
conservation
and
management plan will be drawn for this
167
area. This plan will be augmented by
Failing all these action, acquisition
developing an alternative site (i.e. Ferry
proceeding may be resorted to. The
Wharf) for landing facility.
released space from the old fish

harbour will be utilized to reorganize
Recommendations
the existing fishing activities like peeling
a)
b)
Urban Design Interventions in
and fish processing, cold storage and

fish drying, etc. The scattered fish
the heritage precinct
peeling and cleaning activity will be
c)
Public Promenade
d)
Conservation program of Radio
reassembled
modern
Club and Gateway of India

e)
Seafood Restaurant
f)
Helipad
13.
Jamshedji Bunder
The
area
will
processing
and
consolidated
industrial
fish
and
packing
in
storage,
area.
Infrastructure such as adequate road,

power, water supply and drainage will
be
comprehensive
taken
be augmented within this processing

area.
up
slum
for
Recommendations
area
a)
redevelopment with the predominant
Conservation
program
of
Sassoon Dock Gate
focus on social housing.
b)
Recommendations
c)
a)
Marina
d)
Fish Based Industry
b)
e)
Fishing Activity
c)
Restaurants
f)
Floating Hotels
14.
Sassoon Docks
In order to facilitate an integrated

development of old Sassoon Dock and
new reclaimed land, the land assembly
shall entail removal and/or relocation of
the non-fish based users from the old
Sassoon Dock which are occupying
substantial area (2.45 acres). Non-fish
based user will be given an opportunity
to convert to fish based users within a
year and settlement of dues as per
revised formula (refer appendix 5.07).
If necessary, re-location of non-fish
based users at other sites outside the
Sassoon Dock will be considered.
168
Housing
Entertainment,Recreation &
Tourism
Public open spaces
Special Projects
Environment
Projects by MbPT
& Govt. agencies
Projects proposed by MbPT

Projects by state agency
Environmental conservation programs
Bio-Remediation
Entrepreneurship promotion zone
Nodal development
Eastern waterfront public promenade
development
City park / Civic plazas
Regional park & garden
Community open spaces
Flamingo observatory/ Wetland Park/Bird
Sanctuary
International Cruise Terminal
Sea world/ Aquarium
Tourism promotion
Cinema and theatre
Cultural Centre
Water sports centre
Marina
Fish/ sea food courts
Slum rehabilitation programs
Create alernative housing opportunities for
existing
Metro ( 4th mass rapid transit corridor)
City
Amenities
Area
Improvement
Economic & Industrial
Infrastructure
BRTS (5th mass rapid transit corridor)

Water transport terminals (6th mass rapid
transit corridor)
Ro Ro Passenger berth service
Helipad
Road Improvement
Intermodal transport terminal
Reallocation of short term and long term
tenancy
Strengthening of fishing activities and fish based
industries
Office spaces and retail market
International Finace Centre,Convention &
Exhibition Centre
Workshop and studios
Station Area Improvement
Urban design interventions
Conservation program for heritage precincts
Emergency services
169
13
14
15
16
Jamshedji Bunder
17
Sasoon Dock Estate
12
Apollo Reclamation Estate
11
Ballard & Modybay Estate
10
Elphinstone Estate
Manson Road Estate
Operational Docks, viz Indira Dock, Princess Dock

and Victoria Dock
Coal Depot & Grain Depot
Streamlining of port activities Port
Mallet Bunder and Ferry Wharf
Cotton Depot
Darukhan, Brick bunder, Coal bunder, Lakri

bunder& Tank bunder
Jackeria Bunder (Sewree Estate)
Maz. Reclamation Estate (Mazgaon Dock)
Mazagaon Reclamation Estate (Britania factory

area)
Ghorupdeo area (Maz. Tank Bunder Estate )
Hay / Haji Bunder (M.S.R. Estate)
Wadala Sewree Estate
Special Projects
7.
170
5:
Land
Assembly
171
Possibilities
172
5 Land Assembly
Strategies
no direct or indirect relation to the port
The Land Assembly Scenario takes into
government establishments. Some of
account the current deindustrialisation
the
process, the technological shortcomings
purposes to private industries and
of
the
storage of goods. Besides, there are
competition provided by technologically
certain lands which have been given on
advanced ports in the surrounding
long
region. These require the Mumbai port
constructed e.g. Ballard Estate and
to rearticulate its trade to profit making
Apollo bunder. Some of the estates
sectors and goods which are consumed
such as Elphinstone estate with large
within the city of Mumbai. Such
warehouses constructed by the Port
rationalisation
only
Trust decades ago and leased to various
users for carrying out trading business
sustainable profit making path but also
related to bulk cargo are no longer used
allow it to leverage its land estates
for the purpose. Even after the need for
strategically to address the needs and
such uses has completely changed, the
concerns of the port and needs of
tenants are holding on to the leased
Mumbai city.
built up areas to carry out small
the
Mumbai
streamline
the
port
would
port
and
not
towards
activities. These include estates leased

to Defence and other Centres and state
land
is
term
leased
lease
for
industrial
which
is
fully
businesses totally unconnected to the

Mumbai Port Lands on the Eastern
port.
Water Front are widely scattered, when

viewed from the point of view of their
Of the 752.72 hectares of land with
usage. While some of the lands are
MbPT, the total land on the eastern
under active port use the others are
shore of the Port admeasures 709.51
underused, or are completely unused
hectares,
and in a state of decline. Actively used
outside the eastern waterfront in Thal
or underused properties can further be
Knob
characterized by present their usage,
Worli Bunder (slums), Govandi and
i.e. port operations, storage facilities,
Mahim Bunder totalling 11.72 hectares
open yards etc. The actively used port
have also been considered under this
lands can also be characterized by the
report. Specifically excluded are lands at
types of users i.e. MbPT, public sector
Titwala,
oil companies, private sector companies
Bungalow being outside scope of this
and related service providers such as
report, thus reducing the total area
railways and customs.
under study to 721.24 hectares.
In addition to the port related land use,
In addition to the properties owned by
there are some land estates that have
MbPT,
173
Additional
(Alibaug),
Kalyan
there
are
lands
located
ChowpattyBunder,
and
some
Chairman's
foreshore
properties with MbPT on 999 years
procedures) based on relevant formula
leases.
developed.
One of the major constraints in the
By transfer order from the other public

bodies of the state and central
government like the Food Corporation
of India, MCGM, Indian Railways etc.
By agreement with the land / building
owner through a relevant formula for
outright sale or through allotting shares
to the owner based on a relevant
formula ( to be defined by government)
By Relocation/ rehabilitation of
stakeholders
By Reallocation and Revocation of
Tenancies as per Govt. policies
By Resolution of conflicting interest
through mutual understanding and
negotiations
By port policy regarding the estates
which depends on interpretation of
Supreme Court judgement.
development of MbPT lands would be

re-assembling of land from various
government
and
private
agencies.
Presently, many of the tenants of the

MbPT are involved in court cases and
several negotiation formulae are being
experimented to optimize returns from
the land. These formulae need to,
however,
consider
the
impact
of
development on the overall area rather

than
promoting
haphazard
piece
meal
and
development.Hence
the
formulae should resist from giving

complete development rights to the
tenants in return for short term gains
such as recovery of arrears etc., but
should aim regulate the nature of
development in the area. This will not
5.1 Land
Methods
only be beneficial for the overall

sustainability of the site and the city,
but will also optimize returns in the
longer
run.
Hence
an
Assembly
The Land Assembly Scenario takes into
integrated
account the current deindustrialisation
approach to planning is essential where
process, the technological shortcomings
land assembly will be a crucial factor.
of
the
Mumbai
port
and
the
consolidation/aggregation
competition provided by technologically
however requires substantial political
advanced port in the surrounding
will and legal vesting order and will
region. These require the Mumbai port
have to be achieved through advice,
to rearticulate its trade to profit making
consultation
incentivisation
sectors and goods which are consumed
processes. The means of assembly could
within the city of Mumbai. Such a
be:
rationalisation
By compulsory purchase order (this may
streamline
prove to be most effective way through
sustainable profit making path but also
a special power to purchase ratified by
allow it to leverage its land estates
the government through parliamentary
strategically to address the needs and
Land
and
174
the
would
port
not
towards
only
a
concerns of the port and needs of

Mumbai city.
This scenario will a) lead to assembling
land more than available as vacant
g)
surplus and b) rearticulate port activity

by orienting it to goods that are clean,
consumed in the city and positively
profit making whereby making a case
h)
for rationalizing land for port activity.

The smooth and efficient assembly of
i)
land will require creation of an enabling

environment
administrative,
with
financial
supporting
and
legal
framework as discussed in chapters 8, 9

and 10.
j)
The following means of land assembly

can be considered:
k)
a) Minor/Major rationalisation of land

under active port operations (eg
Indira dock)
b) Major rationalisation of sub
optimally used land due to
incomplete port expansion (OCT,
CFS) including back up areas.
c) Rationalising and planning of land
for road, rail / rail yard
d) Rationalising and part relocation of
lands leased to port related PSUs /
Govt. Depts for POL.(STC and HPCL/
BPCL tank farms at Malet Bunder
and Haji Bunder)
e) Rationalising and repossessing of
land leased to defence / defence
manufacturing (air force station at
Cotton Green)
f) Repossession,
relocation
and
acquisition of land used for
nonconforming
port
use
/
l)
m)
hazardous activities of the old

operational area (Darukhana, Haji,
Hay, Lakdi, Coal, Jamshetjee, Kavla
bunders)
Repossession,
relocation
and
acquisition of land with defunct
port use (cotton and food godowns
at Cotton Green and Elphinstone
Estate)
Relocation and refurbishment of
land of fishing harbour / wharf
(Sassoon dock / Ferry wharf)
Refurbishment, Urban Design and
Conservation intervention on land
completely developed as part
ofhistoric
CBD
(Ballard
estate/Apollo estate)
Reorganising, planning and urban
design intervention on land for staff
housing and hospital (Wadala,
Worli, Govandi etc)
Repossession,
relocation
and
acquisition of leased lands with
non-conforming
industry
and
manufacturing (Brittania / HUL,
Modistone)
Repossession,
relocation
and
acquisition of land leased with nonconforming warehousing and other
purposes
(Elphinstone
Estate,
Cotton Green, Bunders)
Land used by slum dwellers and
other encroachments ( Bunders,
Indira Nagar, Rajiv Gandhi Nagar,
Lakdi Bunder, Elphinstone Estate
5.2 Land Aggregation

Possibilities
A major constraint in the development
of MbPT lands is the need for
contiguous land parcels large enough to
175
assure the physical viability of identified
non-core or secondary port

activities in terms of current policy
which are leased out to private
entities for tertiary and non-port
related activities which have little or
no locational advantages in terms of
proximity to port operations; and
C. Vacant lands or lands not leased
out but also not used by the port
authority due to being (a) illegally
occupied by encroachers, including
slums, who are difficult to remove
because of political and human
rights issues; (b) small sized plots
which, though encroached or
cleared up vacant land, are not
convertible into large leaf parcels
for development due to being
widely scattered and (c) Salt Pan
lands which, though not generally
usable for environment related
reasons, are specifically reserved to
MbPT for restricted usage.
D. Lands leased to MbPT in perpetuity
(999 years).
projects to be incorporated in the

development plan for the development
and
use
of
MbPT
lands.
This
Committees report, which is essentially

an approach paper for facilitating the
preparation and implementation of
such a development plan, considers the
problem of land aggregation to be
central to the issue in as much as it
would be the determining factor for
formulating
and
prioritizing
implementation of projects going into

the plan.
Chapter 3 describes in detail the current
land use patterns of MbPT lands. What
is evident from the land usage details is
the
scattered
nature
of
different
Individuals. It will be clear from these

that the consolidation of plots into
single viably large parcels involves
addressing a number of uniquely
specific issues concerning (a) different
types of land uses under the one head
and (b) location on the other.
5.2.1.1 Land used by the Port for

Port Activities:
5.2.1
In the main, the Mumbai Port Land
Types of Land usage:
Development Committee assumes that
A. Land which is used or reserved for

use exclusively by the Port
Authority
for
its
own
coreoperational activities and
other port uses.
B. Plots which are leased out to (a)
private or Government entities for
primary port related activities.
These include lands leased to
Petroleum and other CPSUs like
STC, PCI, CWC etc. (b) Land used by
private and Government entities for
the land directly under the Port and

used for port operations would be left
untouched for development planning
purposes. The plan would mainly work
towards upgrading access to port
installations and structures and on
implementing the improvement or
expansion projects already envisaged or
underway by MbPT in their approved
port development plans.
176
However, it is evident from the analysis
programme should be chalked out by
of land usage that there is ample scope
MbPT to make this land available.
to streamline port operations through

digitization
and
consolidation
The housing estates of MbPT occupy 48
of
hectares. Approximately 28% of these
operations which will reduce the need

for
space
directly
required
estates
for
proper
regard, 15 hectares of space could be
needs to be carried out to determine
made available for development.
efficacy of the current land use in the

MbPT.
Through
or
allotments made by MbPT in this
audit of port operations and land usage
by
vacant
reorganization of these estates and the
comprehensive third party independent
areas
either
underutilized.
operational activities of the port. A
operational
are
For
Mumbai Port owns a number of
example some of the land meant for
unused/vacant isolated buildings in the
port purposes, such as storage, are
project areas such as Thackersay House.
located away from the operational
Etc. These could be incorporated in the
areas and can be easily released by
development
making alternative arrangements in
demolition
and
redevelopment
underutilized areas closer to the port. In
integration
of
existing
short, land for port use needs to be
through improvements.
plan
either
through
or
structures
consolidated in a manner that would

optimize port operations and improve
The MbPT Hospital, which though open
efficiencies and thus release land no
to the public has a limited clientele due
longer required. A physical audit will
to capital and budget constraints but
bring out the extent of underutilization
yet occupies a large area of 4.68
or mis-utilization and facilitate freeing
hectares. The surplus space available
pockets of land which could then be
with the Hospital should be used for
integrated into the development plan
upgrading the status of the hospital to
comprising the projects proposed to be
that of a Teaching and Research
taken up in the area. Some specific
Institution, complete with a host of
examples-cum-proposals
super specialties, which could meet the
are
given
need for such medical facilities in the
below:
newly developing area.

MbPT proposes to discontinue/shift its
activities of hazardous and polluting,
Land used for port are transportation
ship breaking, coal and rock phosphate
network including roads and railways
handling in Darukhana/Bunder areas to
adds upto 150.12 hectare. This includes
other more appropriate areas which will
the network of main roads and unused
result in releasing 3.91 Hectares for
rail tracks both in the port operation
development.
areas and outside. No break-up of the
time
bound
areas used for transportation network
177
inside and outside is available. There is
The land leased out the Petroleum/Oil
ample scope for carving out under used
Sector Companies is 73.27 hectare in 77
spaces and also taking small internal
lettings. There are a number of reasons
roadsand railway spaces into the overall
why the storages of petroleum and oil
development. Based on the incomplete
products in the port area are not
data available, it is roughly estimated
desirable and shifting them to safer
that 40% of the total area of 150.2
locations
hectare can be incorporated in the
possible. The High Court has ruled that
development plan.
to address safety concerns of shortage
is
both
necessary
and
of hazardous materials like POL, a buffer

5.2.1.2 Land let out for
related activities:
port
of 0.5 to 1.0 KM should be created

around
such
establishments.
Tata
As regards lands let out for port related
Power
activities, we are mainly looking at two
refineries has offered use of its space
kinds of lands, namely (i) large pieces of
admeasuring 100 acres for oil tank
land let out to government and non-
farms on mutually acceptable terms.
government entities for warehousing
This option needs to be pursued. The
and storage of outgoing and incoming
issue of relocating tank farms is also
cargoes in godowns of various sizes and
dealt with later in the paras relating to
types but mostly make shift or open air
Salt Pan Land.
with plinths and roofs, and (ii) lands let

out
to
government
and
Ltd. located close to the
Central Railway owns 6.90 hectares of
semi
land on the Eastern Waterfront. This is
government entities for their port
not used for any operational purposes
related activities but lying unused and
but for storage of railway junk. This is a
suitable for resumption.
prime location and ideal for being
As far as warehousing of dry cargo is
included in the development plan of
concerned, the issue is not only one of
MbPT. A proposal for exchange of this
excess capacity per se but also of
land with an MbPT plot of the same size
excessive use of land for godowns and
away from the waterfront has been
warehouses which are thinly spread in
moved by MbPT. This matter can be
the form of more or less makeshift
finalized through an inter-ministerial
structures over large spaces. With the
forum and the released area included in
change in cargo mix of the port, the
the proposed development plan.
total space required for storage-cum-
Other lettings in this category include
warehousing, even when the port works
CPSUs (51 lettings over 2.26 hectares),
to full capacity is substantially reduced.
Defence Establishments (17 lettings
Relatively large parcels of such space
over 32.58 hectares) and other Central
can be released in this manner.
and State Govt. Bodies (59 and 66
178
lettings over 25.73 and 4.99 hectares
(v) 20 acres of land with Air Force is
respectively). This land is not only
reportedly lying unused.
underutilized but in some cases lying

lands through negotiation with these
5.2.1.3 Land let out for non-port

activities
agencies can be pursued. Where used
The areas leased out to tenants for non-
for port use, it can release other lands
port related activities is naturally the
where port activities are carried out or
primary target area for development
proposed to be carried out. A brief
planning purposes of the total 2788
description of these unused lands
lettings covering 275.55 hectares, public
aggregating to 51.86 acres is given
and private limited Cos., firms and other
below:
commercial
unused. The possibility of freeing these
(i)
the
State
users
136.73 hectares.
under the occupation of Embarkation

and
residential
account for 2548 lettings covering
3.53 acrea near Indira Dock
Command
and
Trading
The breakup of the area under leases /
Corporation and 0.65 acres with the
tenancies is as under.
Gamadia Road Rice Godowns. The

former can be merged with the dock
proper for extension of container
Subsisting
Leases
operations adjacent to berths 1 to 5 and

the latter used for core port activity.
66.31
This will obviate the need for the port

to look for other lands and at the same
99.86
Fifteen monthly
leases
98.99
time facilitate proper alignment of
Monthly
Tenancy
10.4
roads and the bottlenecking of port
Expired leases
traffic along the western boundary of

Indira Dock;
These leases can be divided into 4
(ii)
22.23
acres
under
Defence
categories
viz,
Subsisting
Leases,
occupations at Cotton Depot and along
Expired Leases, Sub-optimally used
the eastern end of MOD;
Leases and Un-renewed Leases and

tenancies.
(iii) 2 acres out of the land occupied by

FCI at grain Depot (RR No.1465 and
There
1494);
involving an area of 99.86 hectares. To
(iv)
are
326
subsisting
leases
facilitate the availability of land tracts
23.5 acres of land occupied by
for large projects, it would be necessary
central railway at Haji Bunder adjacent
to relocate some of these lessees
to BPT's hazardous cargo warehouse
especially if it is not possible to
lying fully unutilized; and
179
integrate them into the development
monthly (10.40 hectares) and monthly
plan.
While there may be some
tenancies (66.31 hectares). These leases
difficulty in shifting of tenancies where
and tenancies have not been renewed
housing and other buildings may have
either due to serious breaches in
come up, it may be possible to relocate
conditions of use (such as change of
other tenants who do not present such
user) or because rents are in arrears.
problems. In any event, a process of
Eviction suits have been filed in 1590
consultation and negotiation with full
such cases and another 200 cases are
community
be
under process for filing. The area
necessary to achieve this in an amicable
involved in the pending eviction suits is
manner.
34 hectares. Further areas would be
conflicting
participation
would
This would ensure that

interests
are
resolved
involved in the eviction cases to be filed
without great resistance.
by MbPT.
There are 462 leases involving 98.99
The primary constraints in tracing
hectares which have expired. The need
leased estates is the unending nature of
to continue these leases can be
the litigation despite the fact that in
examined in terms of the Supreme
most of these cases the leases have
Court Judgements of 2004 and 2006
either expired long ago or terminated
and the land can be repossessed for
by MbPT and MbPT is well within its
development right away. Of course, a
rights to resume the premises. As a
case by case study will need to be
consequence
undertaken to confirm that possession
compromise
is legally feasible and no pressing public
approved through the Supreme Court
need is overlooked.
with the aim of maximizing revenue for
leases
were
got
review the only option appears to be
need to be resumed. This is particularly

private
proposals
impasse
on general consensus and judicial
by eligible lessees, the surplus areas

to
this
MbPT. In the absence of a policy based
Wherever leases are sub optimally used
applicable
of
wait for case by case resolution in the
for
courts.
warehousing where the godowns are

substantially underutilized. Data in this
If the area vision statement envisaged
regard is stated to be available in MbPT
by this Committee is to be implemented
records needs to be complied and
then the entire approach towards this
confirmed through site visits which are
issue will need to be revisited. The focus
a laborious but doable task.
would
need
to
shift
individual
properties and their redevelopment but
Most of the remaining leases are
to the proposed re-development on the
covered under the category of non-
overall area. Suitable solutions would
renewed leases which includes the 15
need to be devised for this.
180
Of
course,
MbPT
tenancies
are
projects mentioned in Chapters 4 to 6
governed by conditions stipulated in the
of this Report.
Supreme Court judgements of 2004 and
(b) Vacant Plots: There are a large
2006 and hence, while formulating
number of vacant plots admeasuring
policies in this regard care would be
23.83 hectares on the eastern side of
taken to ensure that the same would be
the harbour line around the Cotton
within the four corners of these
Depot, Coal Depot and the bunders.
judgements. Implications of the orders
They cannot be developed because they
are discussed in detail Chapter 3.11.
are mostly of small size being less than
Despite the best efforts of MbPT it may
the minimum 300 Sq. meters prescribed
not be possible to resolve all cases with
by the DC rules. The Port Trust land use
the incentives and options outlined
and redevelopment plan needs to
above. Setting up of Special Courts with
ensure that these plots are merged into
Central Govt. assistance would help
the nearest parcel slotted for project
expedite actions in this regard.
development so that they are put to

use.
5.2.1.4 Vacant Lands not usable

for various reasons:
(c) Salt Pan Land at Wadala: The

ownership of all salt pan land is with the
(a) Encroachments: The slum areas on
Salt Commissioner. The MR&TP Act
the south eastern side of Colaba and in

the
MbPT
operational
areas
1966 requires that any land reserved for
at
public use has to be acquired by the
Darukhana, Elphinstone etc. occupying
user authority or department within 10
an area of 7.46 hectares involving
years
14365 hutments as per last Survey
current
suitable Slum Rehabilitation Policy.
available
not applicable to it. Encroachment
reserved
for
MbPT
infrastructure,
this
space
tanks and storages of other hazardous
prompt and timely action in the
products (posing danger to the people
further
at work) from their current places of
encroachments. The area north of
storage at various places near or within
Ballard Estate, right upto Wadala, offers
the Port or other civil areas. Thus,
the maximum scope for Master Plan

and
the
should be utilized for relocating oil
Removal Squads of MbPT may take
developments
approving
demand for storage outside the existing
framed by the State Government are
on
the
Warehousing. Since there is hardly any
MbPT, being a Central Body, guidelines
based
plan
of
26 hectares of salt pan land at Wadala is
areas vacated through adoption of
prevent
sanction
reservation. An area of approximately
needs to be carried out and concerned
to
the
development
conducted in 2002. A fresh survey
meantime
of
shifting the storages to the Wadala salt
the
pan land would not only facilitate
181
consolidation of all such storages at one
purposes, these lands can be treated as
place but would also mitigate the safety
MbPT
and security risks by distancing them
development purposes
land
and
considered
for
from the inhabited areas of the Port.

5.2.2
Aggregating plots of land from each of
Location of Estates:
1. Developed areas Ballard and

Apollo estate
Geographically, the MbPT areas can be
these categories into larger project

worthy parcels will not be an easy task
because of the legal, social and financial
categorized
implications of evacuating the existing
into
tenancies
located
south of Ballard Estate and tenancies
users or occupants and making the
located north of Ballard Estate upto
parcels available to developer agencies
Wadala. The area south of Ballard
for the identified projects. However,
Estate and beyond right upto Colaba is
there are solutions available in both
mostly developed area with little or
short and long terms in respect of each
no scope for aggregation for the
of the land user categories which makes
purpose
this a doable exercise. The potential for
of
new
projects.
The
exceptions to this would be the leases
use and the options available in each
under litigation and expired leases
case are discussed in the following
where the Port should take a view
paragraphs.
regarding their extension. This area

would
5.2.1.5 Lands leased to MbPT in

perpetuity (999 years):
best
augmentation
be
considered
through
for
area
improvement projects such as road
52 foreshore properties at Mazagaon,
infrastructure, courtyard gardens, street
Malabar Hill and Colaba are given on
furniture like street benches, on ground
lease to MbPT in perpetuity (999 years)
and underground parking complexes,
prior to 1873 and vest with MbPT as per
washroom
Schedule E of BPT Act I of 1873 and
Wherever viable these projects can be
Section 28 of the BPT Act 1879. Nominal
outsourced as self-sustaining revenue
rent for the properties are collected by
generating activities for the project
Collector, Mumbai under Government
operators.
facilities,
and
so
on.
Resolution Rev. Dept. No. 5408 dated

2. Land at Worli Bunder:
11.8.1882. There is another parcel of

land at Mazgaon Reclamation Estate
The land at Worli Bunder is used for
admeasuring 4596.47 sq. meters taken
MbPTs staff quarters (0.67 hectare)
on lease in perpetuity (999 years) by
with the rest being encroached by
MbPT from Shri Byramjee Jeejeephoy
slums (1.95 hectare). The possibility of
and others and is subleased for
relocating the staff to other more
warehousing purpose. For all practical
suitable area closer to Port should be
182
explored. In any event, the area
(b) 8 hectare of land in the cotton green
occupied by slums should be cleared
area
under law and used for resettlement
equipment
and development purposes.
quarters have been requested to revert
land
at
Govandi
Indias
of
and
Central
Warehousing
demolition of their warehouses can be
considered as a part of available land.
considered for development.

(d) 7 hectare land at Haji Bunder to be
Land
exchanged with Central Railways

(e)
MbPT has recently carried out a

regarding
10.39
hectare
in
Darukhana
occupied by Hindustan Lever Limited,
preliminary survey of its estates and
which is closed, and against which PPE
the
proceedings are initiated by the Port.
possibility of land aggregation in a

phased manner.
rationalized
residential
surrender. Land to be released on
as well as the vacant areas can be
By
and
Force
Green area, which they have agreed to
housing, however, the unused quarters
suggestions
Air
Corporations possessed area in Cotton
is primarily used for MbPTs staff
made
depot
of
(c) 3.5 hectare of Food Corporation of
property
admeasures 1.53 hectare. This property
5.3 Phasing
Assembly
possession
to the Port.
3. Land at Govandi :
The
in
(f) 5.53 hectare of in Darukhana

integration
occupied by TOMCO, another closed
and
industry, against which PPE proceedings
relocation of Ports core functions and
are initiated by the Port.
by redemption of land occupied by

defunct, unutilized and un structures
(g) Larger dimension plots from the
and informally grown petty business
23.87 hectare vacant land acquired
activities, Port can, in a phased manner,
from the tenants after due legal
revitalize considerable chunk of land for
process, which is scattered in 712
development.
smaller plots of varying sizes, of which
Phase I: 72 hectare of land in the
approximately
following area can be considered for
Elphinston Estate.
1.5
hectare
is
in
development in the first phase.

(h) Out of the total 76 hectare of land at
(a) 3 hectare of land and 8 hectare of
Wadala Salt Pans under the ownership
water area in front of Princes dock for
of Salt Commissioner, ownership of 26
development of Marina.
hectare earmarked for Port usage can

be taken and the area can be used for
resettlement purposes.
183
(i) 8 hectare of land occupied by Port's
(h) 18 hectare land left with PSUs after
residential colonies at Wadala (E),
partial surrender of area at Cotton
Sewree, Cotton Green, Reay Road, and
Green by CWC and FCI in first phase.
Dock Yard, after demolition of vacant
Phase III: The Shipping Ministry has
and dilapidated residential units.
instructed the MbPT to explore and set
Phase II: 76 hectare of land in the
up satellite port on the mainland and to
following area can be considered for
set up cargo handling facilities.
development in the second phase.
(a) Approximately 50 hectare land,
(a) 2.77 hectare of land in Darukhana
comprising covered and open storage,
(Lakri Bunder, Coal Bunder, Powder
roads and utilities and water basin of
Works Bunder, Tank Bunder) presently
Indira Docks.
used for ship breaking and sand
(b) 5.5 hectare land at Frere Basin,
storage, on relocation of ship breaking
presently used for automobile storage
activity to alternate sites.
and Triangular Plot, Dockyard.
(b) 3.98 hectare of land at Hay Bunder
(c) 18.8 hectare at Wadala Sewree
used for fertilizer handling
Estate comprising of -4.85 hectare of
(c) 4.26 hectare of land at Haji Bunder
Wadala Up Departure Yard & 6 Acres
presently used for coal handling, on
Plot.4.5 hectare of Wadala Triangular &
relocation of coal handling to alternate
Golden Yard.7.5 hectare of Wadala INC
site.
& Sewree North Plot.
(d) 7 hectare of land at Modi Stone
(d) 5.7 hectare at Sewree Estate
Tyre Plots presently used for storage of
comprising of 3.3 hectare of Old
coal.
Sewree
Warehouse,
Warehouse
(e) 4.4 hectare of land at Grain Depot
&
New
Old/New
Sewree
Kerosene
Wharf.2.5 hectare of TPX Plot at Sewree
and at Petroleum godown, Wadala
& Haji Fish Wharf.
presently used for storage of coal.
7 hectare at Cotton Depot comprising of
(f) 12 hectare of land occupied by petty
-3 hectare of TW-1 Godown & M Jetha,
businessmen on monthly and fifteen
Cotton Green.4 hectare of B Plot, H
monthly tenancies in Darukhana to be
Shed, E Shed & Cotton Avenue.
redeemed.
(f) 25 hectare at Coal & Grain Depot
(g) 24-hectare land with defence at Haji
comprising of 4.71 hectare of RCD,
Bunder and Sewree area, to be taken up
Cotton Depot,6.5 hectare AKLN& T Shed
for surrender by them to the Port.
and VSNL Plot,13.5 hectare of MOD.
184
to
(g) 34.5 hectare of MSR Estate.
be
decided
consultation
(h) 3 hectare of operational area under
by
with
the
the
port
in
Central
government would lay the framework
MbPT Railways at Cotton Depot, Grain
within which existing lessees would be
Depot and Wadala & 0.2 hectare of
integrated / relocated or dealt with in
Elphinstone Estate.
any other manner keeping the Supreme
It will be seen from the suggestions
Court judgement of 2004 and 2006 in
received from Mumbai Port Trust that
mind. However, it can be broadly
they do not envisage relocation of tank
assumed that approximately 60% of the
farms
companies.
721.24 hectares can be taken up for
However, in view of the observations of
preparation of the land use plan. Large
the Bombay High Court with regard to
parts
the need for creating buffer zones
considered to be available comprise of
around
the
the built-up areas under Ballard Estate,
developable land gets substantially
Apollo Reclamation and Sassoon Docks,
reduced. Hence, to maximize the land
as well as areas under storage and
pooling for re-development, the MPLDC
godown
is of the view that to the extent possible
Estate, Coal Depot, and Darukhana
alternative space can be made available
etc.), the Mumbai Port Trust staff
for the relocation of, tank farms.
quarters and amenities, and railway
Possible relocation sites suggested are
use. The reuse of these areas would
salt pan lands and lands offered by Tata
need
Power Co. for this purpose.
consolidation or re-allocation in order
leased
such
to
oil
installations,
of
this
sixty
facilities,
(in
mediation
percent
area
Elphinstone
strategy
of
to accommodate new uses. The MPLDC
5.4 Land Development

Available area
assumes that wherever it is not possible
to rationalize, relocate or free a specific

area, the same would be integrated in
A detailed review of the existing land
the land use plan. This will be
use both in respect of port operations
particularly so in the case Ballard estate
and the leased out areas would bring
and Apollo Reclamation lands. In
out the exact areas that could be
suchcase plans for the refurbishment,
released
urban
for
the
proposed
design
and
conservation
intervention `would be incorporated.
developments. Innovative approaches,
185
5.4.1
Process for land assembly
As a first step to aggregation of lands, it

will be necessary to carry out a
thorough survey of the entire estates of
Mumbai Port Trust. Depending upon
the nature of usage including whether
the same are optimally used or not,
whether they are used for conforming
or non-conforming usage, whether they
are fully built up or whether they are
encroached upon, different approaches
could be adopted as described in the
table below:
186
187
Map of areas to be considered for

planning
Figure 6Map of areas considered for planning
188
6: Strategies for Development
189
190
6 Strategies for
Development
outcome,
creating
an
enabling
Urban policies and their effective
implies a road map where the public
strategies can only be achieved through
sector
a triumvirate of facilitative and enabling
rationalizing development control and
infrastructure investments, incentives
regulations, investing in key social and
and regulations that catalyse a variety
economic infrastructure that is beyond
of capital investments into long term
the private sector realm and creating
goals. This can only happen if statutory,
incentives attracting private finance,
financial and administrative institutions
management
are orchestrated towards a common
technologies and creative ideas to
environment of physical, legal and

social interventions.
takes
the
This scenario
initial
skills,
steps
in
innovative
make it happen.
Actors and Actions key to the Development Strategies
Incentives
Regulations
Channelling tools for action
Investments
INSTITUTIONS
Administrative
Structure plan
Infrastructure Shelf of
schemes
BOT/JVS
Priority Projects
Investment Plans
Clear Policies, Procedures
and Rules
One Window Clearances
Transparent on-web
procedures/Tracking
Access to decision makers
Participatory mechanisms.
Public relations/
Communications.
Structure plan
Local Area Plans
Urban Design Guidelines
Structure Plan Guidelines
NOCs
Registration of Tenancies
Design guidelines
Branding guidelines
Financial
Statutory
Bonds
GoI/GoM grants
in aid
Ear marked fund
for projects
related Companies Act

measures.
RBI guidelines.
Soft loans
GOM Grants
GOI Grants
Subsidies
Training Grants
Tax holidays
Mumbai Port Land
Development Authority
Assistance.
FSI/TDR.
Transfer of land Tenancies.
RBI Restrictions
FDI Rules
Companies Act
Environmental
Land Tenancies
NBC
Supreme Court Judgements
Fire
DCR
Functional Use Zones
Coastal Zone Restrictions
Form based code
191
In a broad scenario, the total land
contexts,
supplied to realize the eastern seaboard
connectivity, carrying capacity, common
vision must have a structure plan into
resources and of economic potentials
which local area plans will be nested.
and constraints.
infrastructure
corridors
become
supply,
management
trunk
facilities,
public domains.
lead advisers in deciding upon the

details and urban design guidelines for
toxic pollution remediation operations,

with
common
these local areas.
resources
Urban
conservation.
transport nodes. Urban design inputs
systems will plug in. Once agreed upon
will ensure delightful gardens, parks,
these structure plan channels and
considered vistas and that the plans
non-negotiable
address key water front issues making
plan components while preparing local

The
structure
be
edges and seamless links between
into which local area infrastructure
plans.
will
of pedestrian movement, lively street
life lines through trunk infrastructure
area
guidelines
human scale, human proportions, ease
macro services and facilities that are
become
design
prepared for each local area plan gifting
The structure plan will include essential
networks
It is of tantamount
importance that urban designers be
solid
waste management and integrated

along
and
touch and feel of urban spaces and
sewerage
major
outdated
The local area plans deal with the actual
drainage
channels, energy supply trunk, potable

water
obsolete,
renewed in foreseeable time frames.
This includes transport corridors and

storm
Local area plans
medium-range investments that may
function at a city scale to be effective.

stations,
to
involve more flexible, even short-and
and
services networks location that must
major
sensitive
involve a variety of stakeholders. They
The structure plan will identify major

trunk
being
these areas unique to their contextual
plan
place in the city. Each local area plan
components will persist through time
will be limited by its carrying capacity in
and are difficult to re-order later, while
terms of the population density that can
they may be upgraded, adapted and re-
be supported by its basic services,
scaled.
facilities and open space. Each local
The local area plans are site specific,
area plan will have its own character,
highly
branding
contextual
arrangements,
activities,
and
as
such
allowing for a great deal of debate,
become festive urban villages, within
consensus making and accommodating
the larger urban context.
a variety of micro-level services and

facilities.
They address unique local
potentials and limitations of their
192
consultation
with
the
Central
government. The enabling environment
will
facilitate
public-private
partnershipsin the development of the
Eastern Waterfront.
A well-defined policy to facilitate for
negotiated settlement with the present
tenants/lessees of MbPT land needs to
be spelt out.
6.1 Priority actions for Port

Land Development to be
taken by MbPT:
1. Clearly define port and non-port
activity land areas and identify
future port uses.
Create a special cell to document and
list all the issues related to land, land
records, mapping and land data.
A GIS based data system be created.
Evolve transparency of process and
effective communication strategy for
MbPT Port Land Development.
Invite multiple viewpoints to inform
general public and stakeholders, Central
and State authorities, PSUs, tenants and
their
associations
to
generate
consensus and joint actions.
MbPT would need to identify and find
solutions to transfer Port Land for nonPort Activity in line with the Supreme
Court judgments of 2004 and 2006.
Considering the complexities of issues
involved in the let out lands of MbPT, it
is necessary to initiate urgent action
with regard to confirming the legal
status of tenancies and make lands
available for development wherever
lands are already in their possession.
The cases filed for eviction of tenants
on account of various reasons need to
be expedited and fresh cases to be filed,
may be done so in a time bound
manner. To expedite timely disposal of
such cases, MbPT may examine and
propose to the Central Government the
need to set up an adequate number of
fast track courts.
A clear policy of rehabilitating the slum
dwellers on theEastern Waterfront
needs to be framed by the port in
6.2 Formation of Mumbai

Port Land development
Authority (MPLDA)
Formation of SPA seems to be the most
appropriate method to operationalize
the planning and development process
as discussed earlier. The intention here
is to resist from allotting such a
responsibility to any single existing
stakeholder. Hence the MPLDA will be a
mutating body formed through a
Central
Government
Resolution,
registered as a company and notified as

a special planning authority under the
relevant provisions of the MR & TP Act
1966. Such a process is specifically
intended
to
cooperation
stakeholders
include
from
all
and
and
seek
sectors
and
promote
participatory planning process.
6.3 Re-development
and
Rejuvenation Policies
6.3.1
Defining
the
Environment
Enabling
An enabling environment will have to

be created that will address the strategy
193
for the implementation and realise its
6.3.2
social objectives.
Broadly
speaking,
this
enabling
The MPLDA will frame the guidelines for
environment will address:
land
Plan
Development
and
and
land
use
land area. These guidelines would be
the
based on addressing issues of equity
ControlRegulations
amongst various stakeholdersin the
similar to the rest of Greater Mumbai
development process, integration of the
with anappropriate urban code would
proposed
need to be framed to facilitate the

proposed
development
classifications in the Mumbai Port Trust
Defining Legislations
Development
Define Land Development

in various zones / Land
Use classifications
developments
with
the
existing Development Plan. The MPLDA
development.(Detailed
will have to frame not only the
process is explained in chapter 8.1 Legal
components of the Development Plan
constraints)
but
will
mechanisms
Defining Complementary Programmes
also
have
to
to
ensure
develop
that
amendments to the Development Plan

The scenario will define complementary
can be made from time to time in order
programmes
to ensure equity in the development
for
enabling
small
industries by providing:
process.
1. Training for small industrial

undertaking
Support for bargaining and competition
Providing mechanisms for financial
assistance
The complementary programmes will
include
organizational
strengthening
capacity
of
the
existing
labour to undertake newer jobs

The enabling environment, which will
consist of the strategy for facilitating
the implementation of projects in the
proposed plan.
194
Define
Development
Control Regulations
These Development Control Regulations
The MPLDA will frame the Development
Trust land area as well as for smaller
Control Regulations for the overall
precincts based on a number ofbroad
Mumbai Port Trust land area as well as
parameters like the agenda of the vision
for smaller precincts based on a number
and
of broad considerations like the details
theinfrastructure capacity and other
of the vision and land use activities, the
parameters identified as important by
infrastructure
other
theMPLDA. The Development Control
parameters identified as important by
Regulations will ensure that an urban
the MPLDA.
codeis set up such that the public
6.3.3
capacity
and
shall be for the overall Mumbai Port
land
use
activities,
spaces, semi-public spaces and private

The Development Control Regulations
propertiesdo
will ensure the following urban design
haphazard and incompatible manner. In
parameters
addition,
not
develop
anarchitectural
in
code
a
(for
example, in the form of building
1. Defining realm of Public spaces,

semi-public spaces and private
properties
Defining urban form through building
heights, ground coverage, setbacks,
context driven FSI
Hierarchy of public spaces like
neighbourhood
level
parks
to
community level play grounds to city
level large recreational open spaces.
Pedestrian priority through well-defined
right of way, and segregation of
motorised and non-motorised traffic
Contextual edge conditions between
private properties and public realm
Regulations for signage and hoardings
Accessibility to public spaces from
public transport nodes
Guidelines for enhancing experiential
qualities and aesthetics of public realm (
like- landscape, street art, public art,
lighting, materials and colours)
Provision of amenity spaces for Art,
Theater, Cinema and other cultural
forms
heights) could regulatethe scales of the

new development thereby ensuring
that
the
public
spaces,semi-public
spaces and the private properties do

not develop in a haphazardmanner.
6.3.4
Guidelines for
rehabilitation and
conservation of existing
resources
The MPLDA will frame macro and micro

level processes for rehabilitation and
conservation of existing resources by a)
Defining Guidelines for the conservation
of assets of heritage and environmental
value, which will also assist in revenue
generation from tourism and leisure
industry. It will simultaneously frame
environment improvement policies and
programmes.
The
programmes
for
rehabilitation of resources will include

the reuse of infrastructure like roads,
railways, water transport as well as
195
water supply, sanitation and their
existing MbPT jobs in compatible job
augmentation from time to time. With
profiles like water transport, creation of
the
jobs
centralized water supply and
in
sectors
of
infrastructure
sanitation system already overburdened
development and housing management
in the city, it would be necessary to
as well as in special industries and
enable decentralized water supply and
enterprise zones. A parallel task of the
sanitation systems by initiating projects
MPLDA will be to ensure that the
like water harvesting and sewage
Development Plan is made tactile to
treatment.
accommodate the informal sector jobs

that arise due to the formal sector.
6.3.5
Guidelines / Strategies of
Rehabilitation of residential
activities
6.3.7
The MPLDA will take up the task of

developing a Local Housing Policy. As a
define the quantity of rehabilitation
housing stock tobe developed on long
and short leases as well as define their
duration. TheLocal Housing Policy will
be articulated in a manner that enables
job creation in thehousing sector
through its backward linkages (jobs in
construction
forward
linkages
industry)and
its
(managing
and
maintaining the rental housing stock).

6.3.6
for
for
training
capacity
6.3.8 Along
with
labour
rehabilitation and employment
generation, the MPLDA will set up
programmes
to
develop
capacities of the existing labour
to take up jobs that have emerged
in newer areas due to the
regeneration and re-development
projects like that of special
industries and enterprises. These
programmes
will
include
monitoring
the
capacity
of
existing
labour,
formulating
capacity building exercises from
time totime and monitoring the
impact of the capacity building
exercises.Strategies for dealing
with MbPT tenancies
part of this task the MPLDA will have to
the
Guidelines
programmes
building
Strategies for rehabilitation

of Non-residential activities
through
Labour
Rehabilitation
and
Employment Regeneration
Programmes
The nature of MbPT tenancies and the
The MPLDA will set up programmes to
attendant issues have been discussed at
rehabilitate the existing labour as well
some length in Chapter 3. The means of
as create employment in the formal and
aggregation
informal sector as a part of the urban
tenancies and the conditions under
regeneration project. Within the formal
which such lands can be assembled for
sector this will include rehabilitating the
development
196
of
land
purposes
occupied
has
by
been
discussed in Chapter 5.
An efficient
development
purposes
has
been
mechanism would, however, need to be
discussed in section 5. An efficient
put in place to release tenanted
mechanism would, however, need to be
properties in a timely manner. Though
put in place to release tenanted
management of tenancies including
properties in a timely manner. Though
billing of rentals recovery of dues etc.
management of tenancies including
would continue to be under the control
billing of rentals, recovery of dues etc.
and jurisdiction of MbPT, a joint
would continue to be under the control
mechanism between the MbPT and
and jurisdiction of MbPT, a joint
MPLDA for coordinating the aggregation
mechanism between the MbPT and
and release of tenanted properties also
MPLDA for coordinating the aggregation
needs to be established.
This would
and release of tenanted properties
ensure requisite planning, coordination
needs to be established. This would
and phasing of actions for assembly of
ensure requisite planning, coordination
land. The joint forum would also be
and phasing of actions for assembly of
used for dispute resolution involving
land. The joint forum would also be
tenancies
used for dispute resolution involving
and
for
providing
legal
assistance to expedite eviction of
tenancies
unauthorised tenants and other related
assistance to expedite eviction of
actions. Fast track Courts for settling
unauthorised tenants and other related
the
actions. Fast track Courts for settling
large
number
of
outstanding
for
to curtail delays in this regard. The joint
eviction cases would need to be set up
mechanism would also be used to deal
to curtail delays in this regard. The joint
with the problem of encroachments,
mechanism would also be used to deal
their removal and resettlement. Once
with the problem of encroachments,
lands are released for development to
their removal and rehabilitation
the
same
would
be
The
administered by the SPA.

6.3.9
Joint
between the
MPLDA
joint
of
legal
the
SPA,
number
providing
eviction cases would need to be set up
the
large
and
mechanism
outstanding
would
be
operated in respect of specific land till

such time as they are handed over to
mechanism
MbPT and
MPLDA for development. The MPLDA

would be fully empowered to deal with
all land and land related matter thus
The nature of MbPT tenancies and the
vested in it.
attendant issues have been discussed at

some length in section 3.8. The means
of aggregation of land occupied by
tenancies and the conditions under
which such lands can be assembled for
197
198
7: Implementation Mechanism
199
200
Many of the MbPTs lands are under
7 Implementation
Mechanism
leases many of which most have

expired.
There
are
heavy
encroachments on the lands by Slums.
7.1 Legal Constraints
The Port is located in the CRZ area

which allows only Port related activity,
Based on the MbPTs Assessment of its
the port being the only exception to the
own
operational
CRZ regulations. Once the land use is
needs, No-Go Zones (primarily the
changed from port related activities to
Defence lands), analysis of the Current
other, the CRZ rules become applicable
Land Use patterns of the Port Estates)
and it would become difficult to finalise
and
any comprehensive area development
requirements,
with
view
its
to
meet
the
development needs of Mumbai Port
scheme on the Port Lands.
Estates it is necessary to address certain
To address these issues the Committee
issues that may come as a hindrance to
looked
the
The
provisions such as the Rent Control act
legal
and the Land Revenue Code, CRZ
proposed
following are
redevelopment.
some
of
the
into
the
applicable
legal
hindrances that the Committee has
Notifications,
identified:
and the State Urban Development
1. Tenancies [Monthly, 15 Monthly,

Long Term, In Perpetuity (999
Years)]
Authorized Tenants
Unauthorized Tenants
Sub-Optimal Use of the MbPT Lands
Encroachments by Slums on the MbPT
Lands
Central Agencies and Corporations not
using the Lands Optimally
Non-Conforming Land Uses such as Ship
Breaking, Coal handling, Phosphate
Handling etc.
Eco Sensitive Zones
Consolidation and relocation of Slums
and Tenants to rationalise the Land
Uses.
Department, notifications etc. to list the
7.1.1
Municipal
Corporation
constraints presented by them and

suggest solutions.
7.1.2
Coastal Regulatory
(CRZ) implications
zone
Constraints
1. As per the current CRZ notification a
majority of the land of MbPT falls
under CRZ I, II, categories under
which no change of land use or FSI
is permitted.
No construction is allowed in CRZ I and
reclamation is not allowed in CRZ II
areas.
Under CRZ II buildings are given
permission without allowing any change
in present and the FSI is capped at of
1991. Also buildings shall only be
Existing Situation
The Eastern Water Front area under

MbPT is currently sub-optimally used
both for Port and Non Port Activities.
201
permitted on the landward side of an

existing road.
For a comprehensive development of
the MBPT lands these are major
hindrances as the use of land as
envisaged in the future is not the same
[For e.g. Port (I3) to Public Purpose
(Amenity)]. Most of the land being used
for port the existing FSI is very low and
some estimates it to be as low as 0.2.
1. There is no slum rehabilitation

policy framed by Mbpt as state
government policies do not apply to
central government land
2. As per the Land revenue code only a
Competent Authority such as the
Collector has the authority to
validate rehabilitation of slum
dwellers, however Mbpt does not
have an appointed collector
Suggestions
Suggestions
1. The redevelopment project will lead

relaxations in the following manner:
The projects envisaged under this
redevelopment Master Plan should be
given priority CRZ clearance after
furnishing appropriate justification.
Relaxation to also include activities of
public purpose.
Relaxation from CRZ norms for
construction
of
promenades,
reclamation of Bandar areas etc. in the
port area.
Relaxations
in
terms
FSI
for
rehabilitation of existing slums,
passenger transport and other public
purposes should be allowed for such a
comprehensive project.
Thought the bill seeks to ask for
relaxation of the CRZ policies the
Authority will conform to the spirit of
the CRZ notification.
MbPT in consultation with the Ministry
7.1.3
of
Shipping
should
frame
comprehensive
Slum
Rehabilitation
Policy.Current
data
on
informal
settlements (household data and proof

of stay) should be collected prior to
planning slum rehabilitation.
7.1.4
MRTP Act Implications
Constraints
1. The MRandTP act 1966, gives the
power to the local Planning body
for making development plans for
areas under its control.
The MCGM, the local planning body
governs the Land Use in Mumbai city.
All zoning changes need to be ratified
by the MCGM.
Most uses in the MbPT are Industrial
however it is envisaged that future land
uses will be mostly public purposes.
For every change of land use the MbPT
will have to approach the MCGM for
approval. This would delay the process
of redevelopment.
Slum
Rehabilitation
Authority regulations
Constraints
1. There is no current data on the
number of informal settlements on
Mbpt land.
Suggestions
202
1. Enable the MbPT to function like a

development Authority under the
MRandTP act 1966 which shall have
the powers to prepare the
development plans for the area
under its jurisdiction.
2. The MbPT to have the same powers
and rights as that of an SPA as per
the MR&TP act 1966.
7.1.5
3. The Supreme Court Judgement calls

for Fair and Rational reasons for
eviction only. The MbPT is
empowered to terminate the
leases, however the Committee
proposed innovative strategies to
be devised for termination of leases
and the resettlement of the Slums.
4. MbPT should have the authority to
appoint a person not lower in rank
than a Class 1 Gazetted Officer who
would have the same powers as
that of the collector, notwithstanding anything mentioned
either in the Land Revenue Code or
Rent Control Act. Such officer shall
also have authority under the Public
Premise Eviction Act and the
Realisation of Land Revenue Act.
5. The MbPT should be able to
conduct official Surveys of its
estates, encroachments, including
slum from time to time.
Maharashtra Rent Control

Act and Maharashtra Land
Revenue Code
Constraints
Restructuring
and
reassigning
of
Tenants etc. is not possible under the

current Rent Control Act and the Land
Revenue Code.
Many slums have also encroached upon
vacant lands in the Port area. As per the
Land Revenue Code of the State, only a
Competent Authority such as the
Collector has the authority to validate
the
surveys
based
on
which
rehabilitation of the slums can be
carried out.
Rent Control Act is applicable to let our
Structure and not to let out Lands
7.1.6
The Major Port Trust Act

1963
Constraints:
The MbPT is established under the said
act. Although the act does not debar
development of its land, it does not
Suggestions
specifically
1. The redevelopment project will lead

relaxations in the following manner:
2. It has been observed that the port
lands are used for activities other
than the Port and have continued
for many years. Also many Ports
have leased their lands for activities
other than Port Activity
developments other than for port
provide
for
any
purposes.
Suggestions
The Act does not contain any restriction
on development of lands under its
control.
203
The ELU from the MCGM Development

Plan, since 1991, has been showing
lands that are used for developments
other than port uses.
Hence there appears to be no
restriction on the use of port land for
non-port related purposes. However,
this may be got legally examined.
public amenities within the MbPT
7.1.7
capacity till 2011. As a result all the
Estates (Refer Plate 2.14). In the MCGM

Development Plan, the land use for the
MbPT Estates is marked as per the land
use proposal for the development of
the port, prepared by the Kirloskar
Consultants (1988). This plan assumes
that the port will operate to its full
Cessed Buildings
operational areas are maintained at the

existing level along with additional
Constraints
reservations amounting to 25% for Port
1. Many structures in the port area are

in a dilapidated condition.
The Maharashtra Housing and Area
Development Authority is charging cess
for repair and maintenance of these
buildings.
use in this plan.

We, however, see that the areas
reserved for Port use are sprinkled
randomly across the MbPT estates,
which
would
lead
to
piecemeal
development. The reservations made in

Suggestions
the Development Plan for Recreation
The Committee does not have any
Grounds, Parks, Amenities and Town
recommendations
Cessed
Planning Schemes have either not been
Buildings and the framework for using
implemented or have been randomly
the existing institutional mechanism for
executed in isolated pockets, that do
repair should be continued to be used.
not reflect the proposed integrated plan
for
the
that was .
It is necessary under the present
7.2 Development
Control
Regulations for Greater
Mumbai
circumstances to take a fresh and

critical look at re-visioning the Eastern
Waterfront of Mumbai and integrate
the same in the DP plan for the years
DCR will be framed by SPA for the area
2014-2034.
to be notified in favour of MPLDA.

7.2.1
MCGM Development Plan

Reservations: A Critical
Appraisal
The Development Plan (1981 2001)

prepared by the MCGM earmarks
around 44.5 acres of land as Recreation
Grounds and Parks along with other
204
Drawing 7-1 MCGM Development Plan 1991
205
Drawing 7-2MCGM Existing land use plan2014-34
206
only reference in the MPT Act isas
7.3 Institutional model for

development
regardssale or lease of immovable

properties is at second proviso to
The Mumbai Port is administered by a
section 34 ibid. In fact, section 34, read
Board of Trustees appointed under the
with section 33, of the MPT Act refers
provisions of the Major Port Trusts Act,
only to contracts to be entered into and
1963 (MPT Act), and is subject to the
performed for the performance of its
control of the Central Government in
functions under the Act. It does not
respect of certain specified matters like
explicitly permit development of port
creation of, and appointment to, certain
lands for uses other port purposes.
senior posts, acquisition and sale of
To avoid any ambiguity in this regard,
immovable property, floating loans,
the Committee is of considered view
sanction to budget estimates, etc. In
that it is necessary to incorporate an
terms of Section 5 of the MPT Act, the
enabling provision in the Major Port
Board of Trustees of the Port of
Trusts
Mumbai is a body corporate having
Act,
1963
through
Central
Legislation to facilitate use of port land
perpetual succession and a common
and assets, for commercial or/and
seal.
public purposes. The port in turn would
The administrative set-up of the Port
be empowered to either carry out such
Trusts are oriented towards rendering
development on its own or create
of services detailed at section 42 of the
another entity for such purpose. The
MPT Act. It is, therefore, necessary to
port will have the authority to vest its
establish a distinct specialized entity to
rights on its land and assets in such
manage
entity
under-developed
landed
though
an
Agreement.On
estates of individual Port Trusts, which
incorporating the above changes, other
are no longer required to carry out core
conditions of sections 33 and 34 of the
port-related activities.
MPT Act, 1963 will be superseded for

the purposes of this amendment.
7.3.1
MPT Act 1963

7.3.2
One of the Issues examined was

whether any amendment to The MPT
SPA under MR & TP Act

1966
facilitate
To facilitate specific developments in
development of surplus lands of MbPT.
areas notified for the purpose, the
The MPT Act does not contain any
Maharashtra State Government, has
specific
the
created Special Planning Authorities
MbPT to let-out land, which is not
(SPA)inter-alia under Section40 1(B) of
required for the ports own use, for
the Maharashtra Rent Control andTown
commercial or public purposes. The
Planning Act 1966.
ACT
was
necessary
provision
to
empowering
207
The SPAs enjoy special powers in
The options available in the light of
regard
the
above were examined to see whether
the
Government of India through special
are
legislation can create a Special Planning
certain conditions imposed on the SPAs
Authority which would be independent
with regard to the procedure to be
of
followed in preparing the Development
Government. In this regard it was noted
Plan which is then required to be
that land being a State subject under
submitted to the State Government for
the
final approval under section 115 of the
establishments of such an authority to
MR&TP
deal with land matters may not be
to
preparation
Development
of
Plansfor
notifiedareas.
However,
Act.
there
Other
mandatory
the
controls
of
Constitution
of
State
India,
conditions include those of periodic
legally
reporting and applicability of Pension
notedfunctions
and Provident Fund Rules to employees
Planning and Development Control are
of the SPA (sections 133 and 134)
assigned to local authorities under
Examples
of
SPAs
formed
sound.
the
Further
relating
it
to
was
Urban
Schedule 12 of the Constitution.
by
Government of Maharashtra include
7.4 Legislative Actions for

the
development
of
Mumbai Port Lands:
the Dharavi Development Authority,

Mumbai International Airport ltd and
the Navi Mumbai Airport Influence Zone
Authority
To minimize the need to obtain various
In this context, it is relevant to note
sanctions
that, when the Government decided to
multiple authorities, the Mumbai Port
commercially
Land
exploit
the
Railways
and
permissions
Development
from
Committee
surplus land, the Railways Act, 1989 was
recommends the setting up of an
amended by enacting the Railways
independent
(Amendment)
This
Authority under provision 40 1(B) of
the
the MR&TP Act, 1966. The State
Railway administration to take up
Government is empowered under this
developing
for
provision to notify through Official
commercial use. It is pertinent to note
Gazette, appointment of any agency or
here that the amendment did not
authority as the designated Special
bestow
Planning
amendment
any
Act,
2005.
inter-alia
any
enabled
railway
powers
to
land
prepare
Special
Authority
Planning
for
any
Development Plans (DP) for these areas
notifiedarea. This would necessitate the
which would necessarily be guided by
following steps to be taken:
the land usage plans of the Urban Local
The Central Government would first
Bodies.
need to amend the Major Port Trusts
208
Act,
1963,
enabling
Inter-relationships between SPA and
provision for the development of
existing local authorities should be
Mumbai Port lands for purposes other
clearly defined. There should be clarity
than strictly port operations. The
on the roles different authorities play
amendment
with regard to planning, development
Central
and operations and maintenance of the
Government to notify the constitution
infrastructure and region. While the SPA
of the Mumbai Port Land Development
should be the sole planning authority
Authority (MPLDA). The MPLDA would
for
in-turn be required to seek approval of
development
the
should ideally be defined at the outset
provision
State
inserting
would
an
also
empowering
Government
make
the
under
the
provisions of MR&TP Act to notify the
the
region,
its
and
role
vis--vis
implementation
itself.
designated areas of Mumbai Port lands
SPA should have clear mandate to plan
for purposes of area development.
and
Based on the area thus notified, the
control
urban
and
economic
development in the region. These
MPLDA would seek approval under 40
include - developing the economic,
1(B) of the MR&TP Act to be notified as
physical and transportation master-
Special Planning Authority for the
plans, formulating policies regarding
designated area.
land use and land zoning, formulating
This will empower the MPLDA to take
policies regarding development control
up the preparation of an integrated
norms and rules (including FSI/FAR
economic structure plan followed by a
setbacks etc.), ability to deploy levies,
detailed physical structure plan for
taxes, fees and other charges and ability
identification and initiation of individual
to act as the Transportation Authority
projects
for the planned region.
as
part
of
overall
redevelopment.
7.4.1
Organization and decision making
Policy actions required for

the setting of a Special
Planning Authority (SPA)
SPA should be small lean organisation
The MPLDC recommends certain steps
architecture for fast decision making
be taken as part of the constitution of
while ensuring compliance and control,
the SPA that follows best practices in
the governance structure for the SPA
terms of governance of the region. The
can have three layers:Governing Board:
design principles for the SPA are given
1. The Governing Board of the SPA will
below:
review
with core functions (Exhibit-4). It should

have
modern
and
decision-making
approve
the
overall
strategy, plans, and vision. It will also
Scope and regulatory mandate
have the authority to approve the
209
annual
budgets
overall
departments and SPVs constituted to
investment plan of the SPA. The Board
execute specific projects or manage
should meet at least once in six months.
specific infrastructure assets. The CEO
The Governing Board with a term of 5
would be appointed by the Central
years with 11 members would comprise
Government for a term of 5 years. The
of
CEO would ideally be of the level of
senior
and
decision
the
makers
and
independent experts from different
Secretary/Additional
walks of life. It may be headed by the
Government of India.
Honble Minister of Shipping.
Secretary
to
The operating team will comprise of a
2. Executive Committee: The Executive
deputy CEO who can be a senior IAS
Committee of the SPA will report to the
officer of Joint Secretary Rank. The
Governing Board. Its role will be to
CEO/ Deputy CEO can also be a highly
supervise the operations of the SPA. As
accomplished
part of it, the ECs role will include
professional.
finalization of plan for approval by the
private
sector
People Policies
Governing Board, approval of projects

greater than certain project value (Rs.
Authority should have contemporary HR
10 cr), operational and performance
policies with ability to hire external
review of CEO and operations team,
experts and pay them competitively.
approval for creation and oversight of

SPVs. The EC should comprise of some
1. Access to private sector talent: The
independent members to bring in
SPA can hire best qualified people from
private
private sector (even on fixed term
sector
capabilities
in
its
functioning. The EC should meet once a
contracts),
month.
Department heads including CFO.
The
Executive
Committee
comprising 11 members would consist

of
both
official
and
SPA can appoint external advisors and

experts as required.
members.
3. Ability to compensate competitively:
3. CEO and Operating Team: The CEO
The
and Operating team will manage the
SPA
should
be
allowed
to
compensate private sector recruits
day to day operations of the SPA which
competitively. The EC and GB should set
will include execution of projects,

maintenance
office,
external subject matter experts. The
years except in the case of ex-officio
&
CEOs
2. Access to experts: EC and GB can hire
non-official
members and would have tenure of 5
operations
including
/ determine salaries for respective
of
experts.
infrastructure, preparation of budgets

and financial plans etc. The operations
4. Performance and governance: The
architecture of the SPA will comprise of
CEO can recruit and remove Heads of
210
Departments as needed. The CEO can
cities,
set up CEOs Office with up to 10
protection etc.)
individuals and should be allowed to
solar
energy,
environment
The SPAs funds (e.g., Mumbai Port
hire a private sector COO.
Trust Development Fund) should be

ring-fenced,
and
only
utilized
for
developing the region: The funds can be
Funding and financing
used for on-going land procurement
The SPA should be financially viable,
and
development,
salaries
and
and should therefore have access to all
expenses of Authority, expenses on plan
revenue and funding sources that a
execution, including civic infrastructure,
modern world-class city requires:
economic assets, capital complex, etc.

and on operations and maintenance of
Sources of income and revenue: The
existing infrastructure.
SPA should be allowed revenue from

multiple sources to ensure its long term
The Special Planning Authority should
(50 years) financial viability and thereby
be equipped to carry out modern
independence in its operations and
finance functions: These capabilities
decision
include professional fund management
making.
The
sources
of
revenues could include: (1) Real estate
capabilities
including
and construction related such as, rent
investment
portfolio
or lease of real estate assets, fees,
There should be no restriction on
including premiums, related to FSI / FAR
investment choices for the fund which
and
(2)
can include equity, debt and money
related
market instruments from across the
such as Infrastructure impact fees,
globe. The returns from investments
betterment charges, city development
should accrue back to the fund alone. A
fees and project specific fees. (3) Taxes
professional firm should audit the
and utilities such as user charges,
performance of the fund annually.
development
Infrastructure
charges
development
property taxes etc.
central
management.
For economic development of any
SPA should be capitalized with seed

from
and
Business environment
Sources of funding and financing: The

equity
treasury
and
region, policies that enhance ease of
state
doing business are essential to create a
government and it should be allowed to
climate
raise capital on the back of it from
conducive
for
attracting
investment. India as a nation lags
development finance institutions. The
behind in this regard with an overall
SPA should get access to special
ranking by World Bank of lower than
purpose funding under various schemes
150 in this regard. While multiple issues
of the government (such as for smart
impact ease of doing business, there are
211
specific levers within the domain of a

local
authority
that
can
create
significant impact. These include steps

required for obtaining construction
permits, ease of registering a property
and
company,
getting
utilities
connection etc. The SPA should be

provided with sufficient operational
autonomy to draft business friendly
rules and policies in this regard to
catalyse economic development of the
region.
212
Figure 7 Proposed Institutional Model
213
214
8: Strategies for Project

Implementation
215
216
will determine (a) the extent to which
8 Strategies for
Project
Implementation
MbPT can be compensated for loss of

revenue arising out of the transfer of
the lands and (b) the viability of the
projects to be undertaken by the
8.1 Strategizing
Project
Implementation through
Phasing
MPLDA, land being the key input in any
Mumbai
for
the success of projects envisaged in this
redevelopment are vested under the
report. MPLDA also recommends that
MbPT as per Section 29A of the Major
the terms of transfer of lands be
Port Trusts Act, 1963. Sections 33 and
decided
34 further provides that MbPT shall not
consultation
sell any land or grant any lease of the
Shipping at the time of establishment of
land beyond 30 years without the prior
MPLDA itself.
Port
lands
proposed
development. Needless to emphasize

the need to carry out financially
sustainable developments will be key to
upfront
by
with the
MbPT
in
Ministry of
approval of the Central Government.
8.2 Financing and Project

Implementation Strategy
These lands are today earning revenues

for MbPT through various types of
leases/tenancies. In case some of these
lands are to be transferred to the
The MBPT land development initiative
proposed
will
Mumbai
Port
Land
require
significant
capital
Development Authority, then, MbPT
investment. These investments are
will be deprived of these revenues.
required for building the appropriate
MbPT has indicated that there are some
infrastructure
outstanding liabilities on account of
economic, funding the operations and
pension and other terminal benefits
maintenance of these infrastructures as
amounting to approximately Rs.3000 Cr.
well as that of the authority. If
as on 31.3.2014 which need to be met,
implemented the right way, the capital
inter-alia, from lease rentals of land.
burden on the state can be minimised
trunk,
social
and
and such investments can be made be

The Ministry of Shipping has, however,
financially
decided to develop the available lands
chapter, we touch upon the some of
of MbPT for public related purposes
these principles in the context of the
such as leisure, tourism, open spaces
investment being envisaged.
and public transportation. The terms of

such transfer, therefore, need to be
decided by MbPT in consultation with
the Ministry of Shipping. These terms
217
self-sustaining.
In
this
8.2.1
Time frame for setting up

the institutional frame work
and phasing of activities
for implementation of plan.
The steps required to be taken to set up

instu framework have been detailed in
The
estimated
completion
of
time
the
frame
for
administrative
actions are listed at 1-9 in table no..

Actions related to central legislations
amending MPT act will have to be
initiated at the very outset followed by
the other actions relating to the
establishment of the MPLDA and the
institution of SPA. Action with regard to
finalisation
of
comprehensive
development plan, assembly of lands

and resource mobilisation would be
required to be initiated simultaneously
.This would be followed by project
implementation,
operation
and
maintenance phases.
The phasing of actions required to be
taken for the various activities included
in the vision strategy have also been
enumerated at length. Details of which
may be seen in the chart below.
218
TERMS
MEDIUM
1
ADMINISTRATIVE DEVELOPMENTS
1
Central legislation amendment MPT Act
Constitution of the MPLDA
Notification of the Area under MPLDA
Instituting MPLDA as a SPA
Development and Approval of a Comprehensive Plan
Assembly of Lands
Resource mobilisation
Implementation of Projects
Operation and Maintenance
Livelihood
Projects by
Environm
MbPT & Govt.
ent
agencies
SPECIAL (CORE) PROJECTS

Streamlining of port activities Port
Projects by MbPT
Bio-Remediation
Special Trade zone
Nodal development
Public open
spaces
Eastern w aterfront public promenade development

City park / Civic plazas
Flamingo observatory/ Wetland Park/Bird Sanctuary
Entertainment,Recreation &
Tourism
International Cruise terminal

Sea w orld/ Aquarium
Entertainment and recreation zone
Tourism promotion
Cultural Centre
Cinema and theatre
Water sports centre
Marina
Fish / sea food courts
HOUSING
1
Create alernative housing opportunities for existing
INFRASTRUCTURE
1
Metro ( 4th mass rapid transit corridor)
Water transport (6th mass rapid transit corridor)
Helipad
Road Improvement
AREA IMPROVEMENT
1
Station Area Improvement
COMMERCIAL AND INDUSTRIAL DEVELOPMENT

1
Reallocation of short term and long term tenancy
Strengthening of fishing activities and fish based

industries
CITY AMENITIES
Emergency services
219
LONG
Financial Strategies
projects. Before narrowing in of the
Finance is required at three stages of
financial strategy to be accepted,
any project: firstly, finance is required
analysis of the viability of a project can
at the Project Planning and Designing
be accessed based on the model
stage; secondly, finance is required in
depicted below. (Table to be added)
the Project Development stage, and
One of the factors that will be used for
lastly, finance is also required in the
efficient financing of projects in MPLDA
Operation and Maintenance stage.
areas is the payback ability of
The investment required during Project
projects. The finance will be structured
Planning
is
such that the project pays back and not
relatively low for which internal funds
only recovers all costs of developing it,
can be used. The most critical stage of
but can also sustain efficient operations
financing is of project development
and maintenance. Some of the ways in
where the capital expenditure is high.
which cost recovery will be effected
Care will be taken to develop a
under specific projects are:-
8.2.2
and
Designing
Stage
mechanism that uses least public

1. Service Charges
money but optimises service with
These will be effective in case of
efficiency.
infrastructure projects that provide
Several mechanisms can be used to
divisible public services that can be
finance this stage, which will consist of
charged on usage such as water supply,
any single or a combination of the many
electricity,
mechanisms designed for financing
220
special
roads,
public
transportations, tourism development
These are effective in case the project
etc. These will be recovered as Service
would derive adequate profits which
Charges or Bills.
can be shared depending on context.

In business, revenue sharing would
2. Development Charges
These
are
effective
in
case
refer to the sharing of profits and losses
of
among different groups. These mode
infrastructure projects that provide
will require intense monitoring and
public services but are not divisible on
mentoring of MPLDA to ensure profits
usage such as street lights, access roads,

sewerage
lines,
street
in the endeavour
landscapes,
public spaces etc. These can be
5. Annuity/Royalty:
recovered as a part of the Development
These shall be effective if there is a
Cess added which can be added to the
continuing stream of fixed revenue or
Property Tax, Development Fees and
the revenue can be predefined wherein
Licence Fees charged during allotments,
a continuing payment with a fixed total
Duties for Registration of Real estate
annual amount. Payments can be level
etc.
or increased at a fixed percentage each

year.
3. Rents
These are effective in case of leased and
8.2.3
rented property for special enterprise

or economic zones, housing, small
industries etc. These will be charged in
Key design principles for

creating a people oriented
world class development
Many large-scale land developments
form of rents.
(mixed use townships, SEZs, clusters)
In all cases however, the charges and
have known to fail despite adequate
the rents will be indexed to the rising
planning due to insufficient uptick in
inflation rates. But the issues of equity
economic activity and thereby posing a
will remain a concern and the financial
significant capital burden on the state.
mechanism will be designed such that
As part of the development of the
the poor get financial protection,
MBPT land bank, there are best
through appropriate security umbrella.
practices principles that we plan to
This is specifically emphasised in case of
follow to ensure high socio-economic
rehabilitation housing development and
viability of the investment. These
public transportation.
include:
Focus
4. Revenue sharing
on
developing
high
quality
integrated economic master plan (focus

on economic activity and job creation)
221
followed by an integrated physical
Developing a 40-year forward looking
master plan for the entire land parcel
view on infrastructure demand and

preparing capacity for the same (the
Maximize value through an optimal

funding mix between three sources of
funding
Seed
funding
(equity
from
Government of India and matching
contributions from DFIs such as
World Bank and JICA)
Right mix of real estate asset classes
that maximize economic returns
and cash flows to MPLDA
Optimal use of land development
charges generated (e.g., FSI,
property tax, impact fees)
Sequence
infrastructure
build-out
(trunk and social) (simultaneously with
investments
in
economic
infrastructure)in a way that reduces
upfront capital burden while allowing
for optimal land use strategy to fund
further investments on an on-going
basis
Structure land monetization through
long leases via development agreement
model to SPV's / JV's.
8.2.4
development of infrastructure can take

place over time but critical plan
provides for increased capacity such as
for future space requirements)
Careful identification of growth engines
which have the inherent ability to be
competitive. Given the presence in
Mumbai, the specific eastern seaboard
location and proximity to MbPT,
Financial Services, IT/ITES, Tourism and
Entertainment, Logistics could be the
set of economic sectors that should be
pursued. Specialty
Healthcare could also be a sector that
can be considered.
Micro-market land demand-supply:
Mapping the population growth,
demographics over 20 years to identify
potential across asset classes; program
mix: optimal allocation of floor area to
retail, commercial, residential, and
special features
Creating an attractive anchor tenant
value proposition with right policies to
attract best partners and ensure job
and population tip over (Plan for
creating 25,000 jobs initially)
Leverage smart phasing of trunk
infrastructure to maximize value from
land monetization
Improve PPP ability of different projects
through clear understanding of project
level economics
Optimize capex (time and cost) and
operational (cost and revenue) metrics
to maximize project NPV
If planned correctly, an economic
Economic master-planning
An economic master-plan is an essential

first step in any large scale land
development. An economic master-plan
embeds the vision of a region in terms
of socio-economic development of a
region while taking into account its
inherent strengths (growth engines) and
ensures financial sustainability of the
physical land use plan. The core areas
addressed by an integrated economic
master-plan include the following:
master-plan can help create a virtuous
222
funding cycle where a seed funding of
cross subsidization of groups 2 and 3 -
~15% of overall investment can be
this category will generate both capital
recovered over 7 to 9 years and the
account
remaining investments can become self-
(through an ongoing periodic/annual
financing in nature with surplus creation
charge / lease rental levied by the
for the MPLDA from year-10 onwards.
MPLDA
An economic master-plan takes 3 to 4

of
economics
infrastructure
asset
classes,
of
deep
expertise in key sectors to understand

and develop value proposition as wellas
to estimate the economic job creation
impact potential.
8.2.5
Resource mobilisation
1. Broad financial strategy

The financial strategy for the MbPT land
development
financially
should
viable
aim
tocreate
surplus
Right mix of real estate asset classes
of
that maximize economic returns and
development that are also socially and
cash flows to MPLDA. As per initial
environmentally
the
plans, the proposed use of land includes
Mumbai metropolitan region as a
30% for open spaces, 45% for mixed-use
whole.
development,
Each
clusters
operations
Those that will be (almost) fully selfsustaining in its operations through user
charges (e.g. 'public' facilities here user
charges are possible) to ensure access
for thespecial categories, weekly free
entry etc. may be tried.
Those that will require both capital and
operational subsidies - e.g., public
parks, museums etc. It may also be
useful to explore the notion of 'privately
owned public spaces', where private
owned and managed spaces are made
open to the 'public'.
months to complete and requires strong

understanding
and
relevant
cluster
for
could
be
5%
for
social
madeviable through a mix of land
infrastructure and public amenities and
leveraging and the activities proposed
20%
there. The financing and phasing of the
Different real estate asset classes have
land redevelopment strategy would
significantly different economic return
becritically important for each cluster.
profiles and balanced mix of the same
for
transport
infrastructure.
can ensure robust cash flows for the

2. Approach to Resource
mobilisation
MPLDA and the Government. The

surplus from real estate development
For resource mobilization and funding -
will be required to fund development of
the approach could be to have three
social and trunk infrastructure to
clusters ofactivities:
reduce overall capital burden on the

government. Use of land will be in line
Those that will be fully commercially
with the overall aesthetic and intrinsic
viable and will help generate profits for
of the region (focus on tourism and
223
heritage). Exhibit-2 illustrates some of
Taxes and utility charges such as user
the developments being proposed in
charges, property taxes etc.
this area.
Policy / legislative steps should be taken
The MPLDA does not plan to sell land.
to adequately authorise MPLDA to levy
Land will be given our lease models and
above charges.
use of Lease Rental Discounting will be

8.2.6
depending on the project to enhance
Optimal
sequencing:
Approach to phasing of
projects
viability and maximize private sector
A large scale land development like the
participation.
proposed initiative is highly capital
done to capitalise as required. Various

PPP models
will be
implemented
intensive. Moreover, a lot of these
The actual use of land for different
investments (trunk and social) are
inclusive residential, economic and
economic
industrial use will be decided keeping in
investments - simultaneously investing
economic potential, lungs for the city

planning
the
and
economic
detailed
in infra and attracting population and
master
land
not
smart sequencing and phasing of these
(strong link to cultural ethos, leveraging

during
but
independently economically viable. A
mind the overall vision for the region
etc)
enablers
businesses - can ensure lower upfront
use
funding requirement with the ability of
planning.
the MPLDA to create funding sources
Optimal use of land development
subsequently. We plan to follow the
charges generated To ensure long
following strategies of sequencing of
term financial sustainability of the
infrastructure investment:
MPLDA, it should have access to all
Upfront focus on land preparation and
revenue and funding sources that a
land assembly to ensure seamlessness
modern world-class city requires: These
of implementation of land development
include:
plans subsequently
Land and construction related such as
Plan on developing 1-2 clusters (80-100
rent or lease of land assets, fees,
acres) vs launching too many fronts to
including premiums, related to FSI / FAR
ensure
and development charges

Infrastructure
development
focus
and
optimize
trunk
infrastructure
related
Optimally size and invest in the trunk
such as infrastructure Impact Fees,
utility and social infrastructure (e.g.,
betterment charges, city development
water, power, sewage; hospital, school)
fees and project specific fees
in line with the phased development of

the entire region
224
Leverage state / central government
the various land developments in the
agencies and MMRDA to develop part
region. These range from a developer
of the connectivity infrastructure
model
Parallelly
initiate
attraction
one
extreme
where
ownership,construction
and
and
management are the responsibility of
development of anchors (e.g., coast line
MPLDA to a pure land sale where
tourism, IT, financial services, logistics)

to start developing economic activity
and boost job creation
MPLDA
relinquishes
upfront
monetary
ownership
for
considerations.
Exhibit 3 highlights the various models
Create appropriate trigger point for
available and the implications of choice
future large capex spend: Plan initial
on value retained by MPLDA and cash
infrastructure as modular vs. building
flow implications. Our recommendation
large infrastructure that may remain
is to use a mix of Integrator model,
idle for long
Development agreement model or

JDA/JV model to strike the right
8.2.7
balance between retaining of value and
Land development models
managing a lean team within MPLDA
There are multiple development models
while maximizing outsourced private
that are available for MPLDA to use for
sector capabilities. A pure developer
Table 8-1Land Development Models
Developer
model
Description of delivery model

Own end-to-end development including
approvals, design , construction,
procurement, sales/leasing and
marketing and operations
Out-source most activities , however

Integrator
model
Preference/rejection
rationale
Significant bandwidth
involved
Sizeable team to
co-ordinate across contractors
Value retained
100%
85-90%
Housing
projects of
DDA in Delhi
70-75%
Many affordable
housing projects
such as Virar
Rental Housing
(MMRDA and
HDIL)
50-60%
TIDCO
Krishnapatnam
SEZ; Mumbai
Metro One Pvt
Ltd
30-40%
Not very
common
in India
manage coordination &

integration across
functions
Sizeable in-house team to manage
Examples
Original EPZs in
India such as
Kandla EPZ; not
very common
contractors/ agencies
Development
agreement
model
Lean in-house team to manage partner
Small lean team
Owner to manage approvals and sales;
Retain bulk of the value
Partner responsible for the rest
On-board 3rd party developer to

JDA/JV with
real estate
player
Bulk of the value

captured by the 3rd party
developer
manage end-to-end process
Sell existing available land to highest

Pure land
sell
with lower operational

involvement
Significant value loss,
bidder
though good on cash

flows
225
model puts onerous responsibility on
depend on the nature of the cluster
also on an on-going basis as no

viable monetisation model exists
during operations
Projects which require capital for
construction and a few years of
operating
expenditure
but
otherwise
provide
recurring
income/surplus through rents,
service charges
While Public Private Partnership models
being developed and vary for different
(PPP) will be explored, project finance
developments
will include multiples sources including
MPLDA to have a large team and

develop strong capabilities. A pure land
sale while good from upfront cash
infusion perspective, it leads to lowest
value retained for MPLDA and least
control in the type of development
aspired. The choice of model will
8.2.8
internal funds of MPLDA, government
Financing of infrastructure
projects
grants, foreign grants, government /

foreign / commercial loans etc. Exhibit-4
Infrastructure projects are by nature
provides further details on the sources
not economically viable without some
of financing. Some of the central
form of support from the government.
schemes that can be leveraged to raise
The level of economic viability varies by
funds for the project include the Smart
project:
City and other Urban Renewal Schemes

(Ministry
1. A self-financing project is fully

economically viable and can be
implemented using capital raised
from the market (bonds, equity
etc.)
Viability gap funded projects can be of
two types:
Projects which require capital
support during construction but
of
Urban
Development),
Scheme of Assistance for Large Revenue

Generating
Projects
(Ministry
Tourism),
capital
from
Infrastructure
Project
of
India
Development
Fund, MSME Venture Capital Fund,

subsidies and incentives under National
Telecom Policy, Maharashtra IT/ITES
Policy and Maharashtra Tourism Policy.
226
Multiple PPP models will be used for
is isolated from certain types of risks
infrastructure project implementation
they cannot manage (such as land
and choice of projects will depend on
acquisition delay, rise in input prices)
the underlying project economics and
and thereby improving viability for a
the feasibility to attract private capital
private participant. MPLDA will strive to
and/or expertise. The different models
use PPP as an effective tool to ensure
being envisaged include:
higher private sector participation

both in capital deployment and in
1. Owner model (Design Build

Operate, DBO): The infrastructure
asset so created will be the owned
by the private party for an upfront
consideration. All revenue risks are
transferred to the private player
Concession model (Design Build
Operate Transfer, DBOT) Under this
model, the infrastructure asset created
will be given to the private player for a
defined period (concession period)
during which the operator is expected
to recoup capital deployed as well as
make market returns. Ownership of
asset reverts to the government post
concession period. In such models, the
revenue risk is typically shared by the
government and the private player
Management model Under this
model, the infrastructure asset is
created using government capital and
subsequently, the asset is handed over
to a private party for operations and
maintenance. Such models can be fixed
price model (revenue risk is borne by
the government and cost side risk borne
by the operator) or a revenue share
basis (where revenue risk is jointly
shared)
operations and maintenance.

Besides the usual land and PPP led
strategies, other innovative avenues will
be explored for financing that lay
greater
/societal
related
monetised,
how
to
how
land
contracts
on
involvement.
community
These
can
include:
1. Friends
of
the
Waterfront:
harnessing
the
community's
involvement in the waterfront.
Citizens participate in various
activities at the waterfront, and
help maintain those through an
annual fee /sponsorship. Such
models can be used for operations
and maintenance of infrastructure
such as marinas and boardwalks.
Similar interests can be formed for
other areas as well such as Citizens
for Heritage.
Crowd-sourcingor crowd-funding is the
practice of funding a project by raising
small ticket monetary contributions
from a large number of people, typically
via the internet. These could be for
smaller capital projects such as for
parks, plazas and also for specific
aspects such as paving in a public plaza
etc.
Tax free Development impact Bonds
(also known as Social impact Bonds)
which are earmarked for specific socio-
Many PPP innovations exists in the

market
emphasis
is
are
structured so that the private partners
227
economic purposes such as for eco

conservation, green energy, community
led local area transport. Such bonds can
be placed with tax incentives and can be
a vehicle to attract investments from
investors who care for socioenvironmental balanced economic
development.
228
8.2.9
Project
financing
Recovery options:
Depending on the nature of projects
and
(public / private) and viability, manner

of cost recovery etc. Project financing
options have analysed as below.
MbPT operation budget
Projects proposed by MbPT
Development by MbPT, Corpus
Service charges
Corpus, Grants
Special trade zone
Shares, bonds or structured finance, SPV
Public private partnership, SPV
Rents
Nodal development
Shares bonds or structured finance, SPV
Service charges, rent, revenue sharing
Eastern waterfront public promenade

development
Structured finance, grants, Corpus
Citypark / civic plazas

Flamingo observation/wetland park/ bird
sanctuary

International cruise terminal
Service charges, rents, revenue sharing
Sea world/aquarium
Public private partnership, joint ventures
Service charges, development charges

rents, revenue sharing
Tourism promotion
Corpus, grants, public private partnership, joint

ventures
Cinema and theater
Public private partnership, joint ventures

Cultural centre

ventures
Water sports centre

ventures
Marina
Fish/sea food courts
Public private partnerships, joint ventures

Grants, shares, bonds or structured finance
Rents
Create alternative housing opportunities for

existing
Shares, bonds or structured finance
Rents
Metro (4th mass rapid transit corridor)
Water transport terminals (6ht mass rapid

transit corridor)
Ro Ro passenger berth service
Helipad
Road improvement
Realisation of short term and long term

tenancy
Shares, bonds, corpus
Development charges
Strengthening of fishing activities and fish

based industries
Shares, bonds, corpus
Development charges
Shares, structured finance
Development charges
International finance centre, convention &

exhibition centre
Development charges
Development charges
Station area improvement
Bonds or structured finance, PPP, JV
Development charges
Shares, bonds or structured finance, PPP
Development charges
Shares, bonds or structured finance
Development charges
Emergency services
Shares, bonds or structured finance, PPP
Service charges, revenue sharing
Housing
Entertainment, recreation & tourism
Special projects
Public open space
hood
Liveli-
Envrio
Corpus, Grants
& industrial
Bio-remediation
amenities
ment
Infrastructure
Commercial
Commercial
Area
Cost recovery options
Development by MbPT, Corpus
improve-
City
Project development financing options

Streamlining of port activities port
& industrial
-nment
Projects
by MbPT
& govt.
agencies
Table 8-2 Project financing and recovery option
229
8.2.10 Next
steps
for
the
redevelopment of Mumbai
Port Trust Lands
Phase-1: Development of an economic
The next steps for the implementation
of economic engines, jobs, standards of
of the redevelopment plan for the
living
Mumbai Port Trust (MBPT) land falls in
infrastructure
two categories:
requirements
master-plan
that
underpins
the
economic vision of the region in terms

and
coming
from
the
development
Phase-2: Development of a detailed
legislative and policy actions required
physical land use that is consistent with
for the setting up of a Special Planning
the economic master-plan and develops
Authority (SPA) for the region Therefore
more specific details on the physical
process to be followed is given in 7.3.
layout of the region including the
Step-1:
Institutional
preparation
detailed land use plan

Step-2: Project preparation - including
land assembly, resource mobilization
and
master-planning
2. Development of a detailed
physical land use plan
integrated
economic master-planning followed by
There are 3 different approaches to
a detailed physical land use plan for
choosing a physical land use plan:
identification and initiation of individual

projects
as
part
of
Standard
overall
RFP,
competition,
redevelopment.
Paid
unpaid
planning
planning
competition.
1. Development of an integrated
economic
master-plan
followed
by
a
detailed
physical land use plan
1. Standard RFP tender: In a standard
As mentioned in chapter-8, multiple
the land use plan through a Quality and
large scale land developments have
Commercial Based Selection process
failed to deliver on original expectations
(QCBS). Once selected, the chosen
because of lack of proper economic
master-planner develops the land use
planning which has resulted in large,
plan over 8 to 9 months. As part of the
wasteful
in
tender submission, the bidders will
infrastructure which have proven to be
submit a preliminary planning concept.
unviable. To ensure success of this
This method can be used where the
important initiative and to create a
client/
world-class
understanding of concept they want.
and
early
investment
people
RFP tender, 10-12 bidders are invited

for participation in a tender and of
which 1 bidder is selected to develop
oriented
development in the eastern seaboard of

Mumbai
we
recommend
developer
have
good
2. Paid planning competition: In a paid
master-
planning competition, 10-12 bidders are
planning in two phases
230
invited to bid for the tender. Based on
development of the physical land use
the
plan.
preliminary
planning
concept
submitted as part of the response, up to
3. Procurement
of
top-tier
strategy
consultant
for
strategy
development,
economic
master-planning
and program management
3 bidders can then be shortlisted who

then participate in a paid design
competition where the planning
concept is fleshed out in greater details
over 2 to 3 months. Post this phase, one
As an immediate next step, the
master-planner is selected to execute
committee would like to recommend
the full physical land use plan. This
starting the procurement of a top-tier
method is typically used for greenfield
strategy consultant to support the
mixed-use projects where a range of
Government in the following set of
concepts possible and also for projects

like
stadiums/
towers/
activities:
business
districts/ iconic structures where there
1. Develop the vision and strategy for

MPLDA
Prepare
a
comprehensive
and
integrated economic master-plan (40year and 20-year) for the entire region
Onboarding and capacity building of
SPA (Organization structure, roles and
responsibilities, process design)
Integrated
program
management
covering the following:
Identification,
onboarding,
management and integration of all
other consultants / developers /
contractors physical masterplanners, individual project related
Supervision and monitoring of
project progress
Given the emphasis on quality of
planning and the implications on
economic viability and overall
success of the initiative, our
recommendation is to go for a
Quality Based Selection (QBS)
process or a Quality Cum Cost
Based Selection (QCBS) process
with 80% weight towards quality.
is an emphasis on design
3 Unpaid planning competition: An
unpaid planning competition process is
similar to a paid planning competition
process except that, the shortlisted
master-planners are not paid to develop
the more detailed concept plans. This
process is best suited for prestigious
projects like iconic structures where
winning competition will raise bidder
profile or where vision/ development
objectives are simple to understand
In both, paid and unpaid planning
competition methods, all the concepts
developed by different competitors are
the proprietary assets of the client and
some or all of which can be used for the
final land use plan. Exhibit-7 below
gives the advantages / disadvantages of
the three methods. The committee
recommends that we follow a paid
competition process for the selection of
the
master-planner
and
the
231
resources can be maintained in house,

8.2.11 Innovative
models
financing
the SPA may use out sourced experts

through quick procurement policies.
The funding and financial functions
1. Besides the usual land based

strategies, it would be useful to also
explore more innovative Strategies
to attract greater community
/societal involvement, such as:
2. Friends
of
the
Waterfront:
harnessing
the
community's
involvement in the waterfront
Citizens participate in various
activities at the waterfront, and
help maintain those through an
annual fee /sponsorship
3. Crowd sourcing for smaller areas
(parks, plazas, ) also for specific
aspects such as paving n a public
plaza etc., and
4. Tax free Development impact Bonds
(also known as Social impact Bonds)
linked to eco conservation, public
transport etc.
should be managed in house without

any requirements of day to day
dependence on the Mumbai Port Trust
or the Government of India with the
exception
of
equity
participation.
Financial planning could be done in a

manner that would ensure long term
viability say for 50 years.
Equally
important is the need for the SPA to

create a distinctive Ease of doing
business
environment
while
undertaking development programmes.

SPA would need to define, at the very
outset, its relationship with the Local
Authority and other State Agencies in
regard to the management of the three
distinct
functions
i.e.
planning,
development and O&M. The SPA may

8.2.12 Functional
&
Financial
Autonomy of the SPA :
decide either to retain all three
Empowering the SPA with adequate
the local authorities in respect of any of
functional and financial autonomy will
the functions or components of the
enable it to adopt the highest standard
functions that it may find appropriate;
and speed of functioning to carry out
for example, while the SPA might decide
the enormous development programme
to
that will be entrusted to it.
transportation
functions or to have agreements with
plan
and
implement
the
development
programmes, it may find it expedient to

Ideally the SPA should have functional
transfer
the
concerned
and financial autonomy except in so far
transportation authorities.
Similarly,
as it is specifically limited by the Central
while the SPA may decide to plan for
Government. The SPA should have a
the civic amenities like sewerage, water
compact structure to facilitate fast and
supply etc., it may decide to transfer
modern decision making architecture
the
while ensuring compliance and control.
programmes
While a core complement of human
authorities. It is equally important to
232
O&M
to
implementation
to
the
of
local
these
civic
arrive at an understanding with the
market driven etc. would determine the
local authorities with regard to the
source of finance that could be tapped.
collection and retention of relevant
The different sources of financing can
property taxes and levies etc. In any
be used in combination or from a single
event, the SPA would need to arrive at
source. The table below gives details of
and firm up a clear understanding in
the various sources/instruments of
respect of all aspects of planning,
finance that are available in the market.
development and O&M with the local
This table also discuss the ease of
civic and other authorities
access of the instrument, the cost, the

time and buffer to the payer. The risk to
8.2.13 Sources of Financing
the financier and the nature of the legal
There are various sources from which
modalities involved are also discussed.
financing can be availed. The nature of

individual projects e.g. social, public,
233
Table 8-4 Sources of financing

Table 8-3 Sources of Financing
Mechanism/instrument/strategy
Access and
availability
Cost
Time and
buffer to the
payer
Risk to the
financier
Legal
framework and
modalities
Using internal funds: These will be generated

through previously accumulated funds of
through rigorous asset management
Difficult to avail
High since it
encroaches of
local finance
Not an issue
Not an issue
Very easy
Government grants: These will be generated

through either applying for earmarked or
special grants from the Central of State
government
Low availability
High since it
encroaches of
local finance
Not an issue
Not an issue
Easy
Foreign grants: These will be generated

through applying for grants from various
international donors. These are specifically
arranged for poverty alleviation or provision of
basic infrastructure
Low availability
Low
Not an issue
Not an issue
Easy
Government loans: These will be generated

through applying for loans from government
agencies and could be used for large urban
infrastructure projects that provide indivisible
public goods
Low availability
Moderately high,
since it has an
interest
component
Moderate
depending upon
the payback
ability of the
project
Moderate
depending upon
the payback
ability of the
project
Moderately
difficult
Foreign loans: These will be generated

through applying for loans from foreign
agencies and could be used to large urban
infrastructure projects that provide indivisible
public goods
Available
Moderately
high, since it
has an interest
component
Moderate
depending upon
the payback
ability of the
project
Moderate
depending upon
the payback
ability of the
project
Moderately
difficult
Government subsides: These will be utilised

through provision of subsidised led taxes and
charges for labour and material for project
development . This mechanism will have to be
combined with other mechanisms for effective
results
Available
High since it
encroaches of
local finance
Not an issue
Not an issue
Easy
Commercial loans: These will be generated

through applying for loans from commercial
agencies including financing institutions and
other public sector institutions or any
commercial banks. This mechanisms has to be
specifically used only areas that have high pay
back capacity
Available
Very high since

market rates are
charged
Less time and

buffer
Low as the
collateral will
exist
Difficult
Bonds: Many Indian cities have developed

bond markets for project developments using
private money. These could be used best in
areas that have high pay back capacity such as
housing and commercial development and also
some infrastructure development like station
area development etc
Available
Very high since

market rates are
charged
Less time and

buffer
Low as the
collateral will
exist
Difficult
Shares: Public sector shares will be used to

provide finance for infrastructure and amenities
development that have good pay back
capacity. Here the marketing of the project and
the mechanism a critical issue
Available
Not an issue
Not an issue
Not an issue
Difficult
Structured finance : several mechanisms for

generating structured finance through
Availbale
Not an issue
Nor an issue
Nor an issue
Very difficult
234
Appendix
235
236
This report reflects their personal
Appendix A: MPLD
committee Terms of
reference
expertise and judgment about the best

strategy for formulating vision plan for
development
of
Mumbai
Ports
Waterfront and Port Lands; it does not

The Committee
reflect the views of the organizations

they represent.
With the approval of the Competent

Authority, Ministry of Shipping has'
Terms of Reference of the Committee
decided to constitute a Committee for

the
(i) To develop a vision for the future
Ports
development of the eastern water front
The
and western water front in the Mumbai
composition of the Committee will be
Port Trust jurisdiction taking into
as under:
account the needs and concerns of the
preparing
road
development
waterfront
of
and
map
for
Mumbai
Port
lands.
Port, the needs of the Mumbai city and

Members:
its overall development with emphasis

on .providing alternate modes of public
(i) Ms. Rani Jadhav, Chairperson
transportation
(ii) Sh. Rajiv Mishra, Member
and
promotion
of
tourism and recreation.
(iii) Sh. Pankaj Joshi, Member

(iv) Sh. Hafeez Contractor, Member
(ii) To prepare a perspective plan and a
(v) Sh. Nanik Rupani, Member
strategy
(vi) Sh. Christopher Benninger, Member
development and rejuvenation for the
(vii) Sh. R.C. Sinha, Special Invitee
Mumbai Port Trust lands in the light of
(viii)
Principal
Secretaries,
Urban
for
Development,
re-
the Supreme Court judgement in 2004
Development, Road andTransport and
and 2006 on this issue.
Tourism, Government of Maharashtra(iii) To advise on any relaxation,
Specialinvitees.
(ix)
Chairman-Mumbai
Port
modification
Trust-
to
the
Regulations
Development
Member-Secretary and convenor.
Control
for
Greater
Co-opted members:
Mumbai, 1991 or introduction of any

new provision for development within
(i) Shri Narinder Nayar, Mumbai First
this area.
(ii) Shri B. C. Khatua, IAS (Retd.),

Mumbai Transformation Support Unit
(iv) To identify infrastructure

requirementsof the plan.
(v) To assess
the
extent of rehabilitation
of residential and/or non-residential
237
Activities
involved
in
the
implementation of the plan and suggest

ways and means therefor.
(vi)
Toassess
broadly
the
funding
requirement of the proposed plan

identify and suggest sources or means
of meeting the requirements.
(vii) To identify any administrative or
legal constraints in the implementation
of the proposed plan and suggest
appropriate proposals to overcome
them.
(viii) To suggest institutional mechanism
for implementation of the proposed
plan and identify agencies for planning,
coordination and implementation.
(ix) To advise/suggest on any other
related issues.
The Committee will have a term of 2
months within which it will submit a
comprehensive proposal with respect to
the development of Ports waterfront
and Port lands.
238
Appendix B:
Committee
Meetings
of
240
cafes, water sports' facilities, iconic
Appendix C: Summary of
public suggestion received
structures,
parks
and
children's
playgrounds amongst many others.

The Mumbai Port Land Development
Improvement of the north to south and
Committee's request for suggestions
east to west connectivity within the City
pertaining to the redevelopment of the
extending to the Port area along with
Port Land was met with a generous
more options for water transport are
response from the public, government
other spheres that have been stressed
and private bodies and area experts.
upon.
The committee expresses its heartfelt
All suggestions that fall within the
gratitude to the contributors for their
mandate charted for the committee
valuable thoughts.
have been taken into cognizance during
Even though the suggestions have
the process of creating a vision for the
mapped
the
port land. The committee has also been
upcoming development, there is a lot of
mindful of aligning its priorities with the
commonality amongst the inputs. The
Mumbai Development Plan 2014-2034.
multiple
facets
of
idea of not letting the development go
The inputs have been classified into
the Mill Land's way has been voiced
nine broad categories as follows:
repeatedly. Contributors have urged a

cohesive, environment friendly, planned
A.
B.
C.
D.
E.
F.
G.
H.
I.
of such facilities in the city. Contributors
Art, Culture and Tourism

Port Operations
Open Spaces
Business and Finance
Housing
Transport and Connectivity;
Utilities and Infrastructure
Environment Conservation
Miscellaneous Suggestions that do
not fall within the scope of the
effort have not been included.
Furthermore, they have also been
have cited examples of waterfront
collated in a tabular form under the
developments from all over the world
above mentioned categories. The table
bringing to the fore the fact that even
recognizes
each
though Mumbai boasts of a 28-
delineates
the
kilometre long coastline, it strongly
suggestions fall under.
approach to the effort which focusses

on citizen based infrastructure and
steers away from rampant commercial
growth through the involvement of
private builders. There has been a
consistent focus on the creation of
open, green spaces and a multitude of
recreational avenues accessible to the
general public to meet the sheer dearth
contributor
categories
and
his/her
lacks planned, scenic community spaces

encompassing
features
All
likes
suggestions
received
can
accessed through the following link:
promenades, boardwalks, restaurants,
241
be
https://drive.google.com/folderview?id
=0BzCvh0HMG9MZ2hWNFpYRWtOalUandusp=sharing
A list of suggestions received

related
to
4.
promoting
recreational avenues, tourism

and art and culture is as
follows:
Water Related Activities and Facilities
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
Swimming pool
Surfing facilities
Water Park
World Class Aquarium
Dolphin show
Oceanarium
Scuba diving
Motor Boats
Para-Sailing
Sailing
Rowing
Water rides
Yacht berthing facilities
Angler's points
Boat tours/ rides (Scope can be
enlarged from the present
Gateway of India to both sides
of South Mumbai.)
16. Floating pools
17. Kayaking
5.
6.
7.
8.
9.
10.
Art, History and Culture

1. Space for public art; City's
artists/ industrialists can donate
large public art.
2. History Wall showcasing history
of the area what it was and
what it has become.
3. Dedicated place for a 'Unity in
Diversity' project showcasing
11.
12.
13.
242
arts and crafts from all over

India; people who helped make
Bombay the city it is today
should be recognized/honoured
here.
A Culture Hub: Need for a
dedicated social and physical
space to discuss literature and
works
of
lesser
known
academicians,
philosophers,
scholars and artistes. Space
should be accessible to people
from all strata of society.
Art Galleries
Monument Statue
More auditoriums for theatre,
music and dance programs.
Proper site selection and set up
for
Kala
Ghoda
events
(permanent stage, pillars for
setting up light and sound
equipment, pathways linking
each site with proper directions
etc.). This could also be used to
host other events.
Space for hosting book reading/
book launch events like the
Arbor at the back of Jewish
library.
Area's historical buildings like
the Mumbai High Court, the
museum, police headquarters
etc. to be lighted up every
evening and brief history could
be put on plaques for visitors to
read.
Exhibit areas
Crafts Markets
Restore historical buildings,
dysfunctional buildings can be
converted to cafes, bookstores
etc.
14. Heritage sites such as Sassoon

docks, Gate House, Apollo
Bunder, Ballard Estate, Ghadiyal
Godi, St. George Fort, Sewri
Fort to be preserved and
restored
15. Bollywood film studio like
Ramoji Film City, Hyderabad
16. Museums
17. INS Vikrant Museum
18. Bollywood interactive museum
19. Interactive national maritime/
shipping museum showcasing
the history of Indian shipping
and its navy and the port area
and its history with special
emphasis on ship building and
design Indian Navy's old
outdated Ships, Submarines etc
should be made into as a
museum.
20. Two massive cultural landmarks
of the calibre of Sydney harbour
opera house or Guggenheim
museum.
21. Open amphitheatres Sports
Related
22. Sports and Athletics Stadiums
23. World class athletics stadium
like the Birds Nest Stadium,
China.
24. Full-fledged sports stadium and
facilities near Reay Road by
merging some underutilized
areas with the sports ground
now with the Nautical College.
25. Skating rinks
26. Football ground
27. Small cricket pitches
28. Bicycle tracks
29. Jogging tracks
30. Well-designed jungle gyms for

children
31. Sports Complex
32. Multiple Sports' Complexes (ex.
Andheri Sports Complex) to
cater to dearth of places for
Youth of Mumbai to visit/play
sport prompting them to go to
places like malls.
33. Complexes catering to all
Olympic games and other
Indian games like Hockey,
Tennis, BasketBall etc. (with
shower facility).
34. Sports' Training Institutes
35. Free gymnasiums
36. Motorsport tracks
37. Pilot Bunder could be a spot for
water sports and a swim across
the harbour event.
38. The
Standard
Chartered
Marathon to be diverted
through the new development
to showcase ten the area
through media coverage.
39. Food Related Activities (Fish,
sea food courts, Restaurants,
Pubs, restaurants, a planned
food street (not adhoc hawkers
lined
up),
food
courts
wherecrowds, waste disposal
and parking are catered to.
40. World renowned restaurants
and food chains
41. Pedestrian only streets with
eateries where live bands
perform and people can hang
out (Ex:Clarke Quay, Singapore;
Pub Street, Siem Reap)
42. Hygienic fish markets and
fishing docks with storage
facilities
243
cruise passengers to do local site seeing
Cruise Tourism
trips and have to come back and join
1. Cruise terminal should have

proximity to the Gateway of India
and Taj Hotel.
2. Construction of domestic and
international cruise terminal at
Oyster Rock.
Steps to be taken for Encouraging
the ship before sailing; they cannot fly

out of the country and have to move in
a group. This needs to be eased up.
A crucial part of Immigration check is
the face check at each Indian port;
when the ship carries around 1,200
Cruise Tourism by Foreign Vessels
passengers this takes up to 3 hours,
Foreign cruise vessels usually visit
which cuts down the number of hours
Indian ports on day visits. Foreign
that the high spending tourists are able
tourists are big spenders and can
to spend ashore. EDI systems whereby
benefit the Indian economy; as such,
the vessels sends advance information
the effort should be to see that the
on the visiting passengers which speed
tourists get to spend more time in the
up procedures should be used to
tourist spot. Unfortunately, passing
dispense with the face check procedure.
through Immigration, Customs and the

Port security (CISF) takes up around 4
The crew of foreign cruise vessels are
hours. This needs to be cut down. This is
also high spenders, but in India they
to be contrasted with Dubai and
face a very restrictive shore leave
Colombo ports where the Immigration
facility. Only crew with seamen book /
and Customs officers do not board the
CDC (Continuous Discharge Certificate)
cruise vessel.
get shore leave, which is from 8 AM to 8

PM and is restricted to visiting in city
Immigration Procedures: Visa on Arrival
limits. In cruise ships around 60% of the
(VoA) is shortly to be given to 114
crew are hospitality staff without
countries at airports; a similar facility
seamen book / CDC; they do not get
needs to be extended to seaports. To
shore leave. These staff cannot sign off
begin with VoA may be made available

to
the
nationals,
Europeans,
South
Japanese,
Koreans
from the ship and cannot be repatriated
US
from Indian ports.
and
Singaporeans who form the major
Crew change at anchorage is presently
chunk of foreign tourists.
not permitted for seamen, including

Indian
Colombo has started giving free visa for
seamen,
on
foreign
ships;
resultantly Indian seamen often sign off
cruise passengers for 3 days. In India
at
GLP (Group Landing Permit) for groups
Fujairah/Colombo
anchorage;
permitting such crew change for other
of 4 and more passengers at certain
than the 9 restricted nationalities on
Ports are being given but at a cost of
the basis passport and air ticket both
USD 40 per head. The GLP is only for
244
for marine crew with seamen book/
Cruise vessels also require efficient
CDC and for hospitality crew without
garbage disposal facilities and grey
seamen book/CDC will reduce cost of
water removal. If this is facilitated
crewing.
turnaround operations and longer stays

at ports become possible. Port charges
Customs Procedures
at Indian ports tend to be higher than in
The insistence on store list to be
foreign ports; a 600 passenger vessel
declared at the first Indian port needs
gets charged around Rs.20 lakhs for a
to be dispensed with as this list runs
day visit to Cochin Port and around
into 2000 3000 pages. 3 to 4 sets of
Rs.15
these documents are usually given to
Goa/Mumbai Ports.
the Customs, who naturally do not have
day
visits
to
Light House Act gets collected at the
store list also has to have foreign
first Indian port at the rate of about
currency holdings of the vessel; this has
Rs.10 lakhs for big ships like Queen
to declared and tallied at all Indian
Mary. These charges may be brought on
ports. Tallying this is troublesome as it
par
includes the sales receipts in various
with
difference
outlets of the ship and keep changing all
foreign
being
ports
subsided
with
the
to
the
concerned Indian ports by the Ministry
the time.
of Tourism.
Cabotage Waiver
Currently
foreign
Mumbai
cannot
- Bunkering
vessels
calling
embark
Indian
If domestic cruise tourism is to develop

then ship fuels need to be provided on
Passengers who may want to go up to
duty free basis to the vessels as 50% of
Goa or Cochin. There is spare capacity

the
for
Apart from this light dues under the
the time even to glance through it. The
on
lakhs
vessels.
Allowing
the operational costs are attributable to
Indian
fuel.
passengers this facility will avert the

need for them to fly to Singapore or
- Lakshadweep
Malaysia or Dubai to experience cruise
The Lakshadweep Islands need to be
tourism.
developed like the Maldives. In fact, the

Maldives are the southern part of the
Facilities at Indian Ports
continuum of the same Island Group
Cruise vessels require nice clean berths,
and share the same religious and
preferably dedicated to cruise tourism,
cultural practices. In Maldives the
with automated luggage handling and
native
associated facilities like duty free shops,
population
are
allowed
to
practice their religion and preserve their
souvenir shops, prepaid taxies.
cultural practices in their own Islands
245
while
small
Islets
are
given
for
A 500 room hotel anchored off the Raj
wholesale development of resorts;
Bhavan near Malabar Hill
Maldives makes more than 1 billion USD
Hotel located on eastern sea front off
from such tourism annually. Whereas

even
for
an
Lakshadweep
Indian
Arthur Bunder
enter
line
One day sightseeing tours Leaving
permits, and tourist infrastructure with
Gateway of India, stopping mid-day at
the exception of Bangaram islands is
Jetty and returning evening
grossly
we
to
need inner
inadequate.
Vessels
calling
Lakshadweep will require Ministry of
Rejuvenation and Meditation Centers:
Home Affairs clearance and needs to
Centers for Yoga, Meditation, Ayurvedic
touch one Indian port before and after
massage and special nourishing and
calling
vegetarian meals.
at
Lakshadweep.
Officials
including Customs and Immigration
- Spa Resorts (ex. Bangkok, Thailand)
have to travel from previous Indian

Port
for
on-arrival
clearance
Entertainment district
in
Infill plaza
Lakshadweep and return with the ship
Interpretive displays
to mainland. The infrastructure at
Nightlife district
Lakshadweep needs to be spruced up.
No hotels and restaurants
- Marketing India Tourism Abroad:

Participation
in
relevant
PORT OPERATIONS
cruise
Relocation of port Port area can be
conferences is important.
better utilized
Other Suggestions
Location for Port facility to be
Cable car
changed from within the city to a
High rise and low rise viewing decks
nearby location ex. Dronagiri (near
Sea casinos
JNPT/NSICT)
International level hotels
(depending on the draft and as per port
Malls
requirement).
Organized markets
or
towards
Palghar
Shifting can be carried out in three
Children's entertainment
stages. The advantages will be as
Amusement Park
follows:
Drive in Theatre
Ferris Wheel: Eg. The London Eye
Ample land for developing world class
28 km contiguous promenade with art
city; well-planned location for port with
recreation and culture facilities
shops/restaurants/transport
Floating hotel
area/labour groups at nearby location;
246
ease of ODC cargo movement; fewer
Other Suggestions
trucks and cranes in city area; rail
corridor to move cargo outside Mumbai
Mazagaon
docks
should
be
modernized and upgraded.
to all locations; lesser octroi inputs as

material required will be brought to
Naval Dockyard should also be
Mumbai; land can be utilized for
expanded and upgraded
creating parks/ marina/ residential and

hotels leading to more space for the
Sassoon dock should be upgraded to a
city's people, commercial hub can be
modern fishing dock with modern cold
created.
storages and amenities.
It is almost criminal to use prime
Mumbai port trust has its own railway
property such as the port area for
system, which should be expanded and
importing/exporting
modernized to handle passenger Traffic
physical
goods
including low value added products. It
Use piers at Darukhana for uses that
does not make sense for food grains,
are relevant to the city today (eg. water
cement and fertilizer to come to south
transport terminals, ferry / cruise
Mumbai and then get moved to other
terminals, yachting harbors etc.
areas when there are other ports
Certain redundant factories still
nearby.
continue to occupy precious Mumbai
It does not make sense for so much
Port land, the production in these
land to be wasted when citizens of the
factories has been shut down for more
city are commuting daily for hours.
than two decades. Adjacent to these
Due to limited supply of land and
areas,
the
housing in the city, house prices are
terminal finds acute shortage of space
high and people are either being forced
for transit storage. It is necessary to
to commit their life savings to buying a
expeditiously to take over and merge
simple one room, kitchen of 400 sq.ft.
the same with the ports cargo handling
or stay in extremely pathetic conditions.
space requirements.
Office rentals have become so
This
expensive in the city that many
implementation of mechanized and
companies are moving out of Mumbai
state of the art pollution free cargo
will
ports
facilitate
cargo
and
handling
expedite
handling for the energy requirement.

It is high time that this land is used for
class
The scrapping of railway wagon
for
adjacent to the cargo handling activity
businesses 2) affordable housing 3)
may be relocated in consultation with
tourism and recreational facilities.
railway authorities.
developing
1)
infrastructure/office
world
space
247
The
ongoing
projects
as
Add Clark Basin to MDL which is in an
development such as container freight
expansion mode by shifting MbPT's
station,
cement
boat repair facility and workshop into
terminal, development of liquid bulk
Indira Docks. Thus eastern seaboard will
cargo handling terminal, development
be able to have another shipbuilding
of bunkering facility and any other
facility besides MDL.
development
of
such
project that will be coming up on this
Ship breaking activity may be shifted
port land should be retained for the
out of the Mumbai Port/ Mumbai city
survival of the port.
area.
Princess and Victoria Docks and
Since a major LNG facility is under
litigation embroiled off shore container
planning in the Mumbai harbor, MbPT
terminal to be redeveloped and used
may consider a jetty near Haji Bunder
for waterfront access, nautical events,
for small LNG carriers up to about 8000
performing arts center, cruise ship and
CBM or convert the old Pir Pau jetty for
ferry terminal and would be an
the purpose. The shore facilities for
extremely profitable venture.
Qmax size of carriers may only be
Create Inland Water Transport Facility
allowed from the Mainland, but a small
for coastal cargo slightly away from
jetty as above will serve Mumbai city
encroached bunders to cater to coastal
well for setting up domestic supply of
cargo including RORO vessels.
gas
through
the
city's
pipe
line
connections.
To continue port trust activities

including stuffing / de-stuffing at Cotton
There is an air force station within
Green, Hey Bunder, Coal Bunder (Ship
Cotton Depot with no activities taking
breaking) Wadala INC., STP, Sewree
place. That area should be claimed back
WH.
and amalgamated with the activities to

be planned in the Cotton Depot. MbPT
Creation of an extension to Butcher
has some major land holding at Titwala
Island so all oil-storage facilities can be
on Central Railway. It has fallen into the
shifted here.
hands of the land mafia. That area could
Revive the unaccomplished cruise
be
offered
to
the
Air
Force.
terminal proposal off Arthur Bunder,
Alternatively it could be offered to a
Colaba.
single developer for establishing big

consumer outlets on the concept of
Provide
space
another
"Outdoor Malls" at far off places like
shipbuilding/ repair facility north of
those in big cities of USA. Loading and
Mazagoan
unloading at Sewri Jetty and discarded
Docks
for
Ltd
(MDL)
encompassing all the basins up to Hay

Bunder covering even Darukhana area.
248
and broken boats lying in the area
Playgrounds
should be discarded.
- One ground for small kids with slides,

rides and swings and one ground for
OPEN SPACES
kids above 10 years with some monkey
Views on open spaces
bars, basketball courts etc.Playground
Keep redevelopment as open as
to have toilets as well as cafeterias and
possible. Ex: when the main port was
sufficient parking.
shifted from the greater Buenos Aires
area, a big park with a host of
proper
Waterfront park ex, Tom McCall
was not crowded.
Waterfront Park, Portland, Oregon,
The plan should ensure that more
U.S.A
than 70 % of the space opened-up
Public park for women: Considering
should remain open and undeveloped.
the lack of adequate public spaces for
Open Spaces should run across across
women to roam around freely in the
the length of the city ex. Central Park

Sanctuaries,
with
collection
museums etc was created yet the city
Bird
gardens
infrastructure for drainage and garbage
infrastructure, five star hotels and
Zoos,
Public
city, a park designated wholly and solely
Nature
for females is required. It will also be
preserves
useful for girl students, who find it

difficult to find space to study for their
Waterfront zoological park
examinations. Here, there could also be

-Shift Mumbai Zoos' animals into new
provisions for a mini-library with books
zoo
and magazines, a community film
- Flamingo point to be part of zoo
screening space besides clean toilets
- Petting zoo
and other sanitation facilities
- Ferry ride between Zoo and Elephanta

Caves.
Open air music gardens where early
- Botanical Garden and arboretum
morning classical concerts refresh the
National Bird Sanctuary; Ex. Djoudj
senior citizens of Mumbai and at night
National Bird Sanctuary, Senegal
rock concerts energise the youth of the

city without causing any noise pollution
Butterfly park
or inconvenience to anybody.
A nature park needs to be carved out
Pier gardens
for the protection of fauna with
Artificial Mangrove Park
facilities for public viewing. Parks,
Botanical Garden
Gardens and Playgrounds
Flower Gardens
249
- Multi-flower
Promenade and viewing galleries built
- Lotus flower water garden showcase
along the Sewri Jetty for seeing to
various varieties
enable flamingos and other water birds.
- Tulip garden showcase various
A elevated wooden walkway should
varieties out of 75
be built on stilts on the landward edge
- Orchid garden
of mangroves in the Sewri-Wadala
- Rose garden
region
Lawns for picnics

Multi-purpose
Areas
for
Flamingo viewing facilities should be
Mass
built on the Sewri hill in areas that do
Gatherings/ Event Grounds
not fall in the heritage precincts of the

fort and in a way that they blend with
Can accommodate 500,000 people
the surroundings
Can be used for: Concerts, Trade

Events, Visarjan gatherings, Festival
Every year during the summer season,
Gatherings, Fairs, Expos and boat
flamingos gather on the western side in
festivals.
hundreds. It is a beautiful site for bird

watching.Unfortunately, there are no
Boardwalks and Promenades
proper arrangements for visitors who

come to see the birds during high tide
Boardwalks
twice a day,in the morning and early

- Boardwalk development (100 acres)
evening, to see the birds come closer to

the shore. Proper arrangements could
- Long board walk skirting the coast ex:
be made for viewing the birds on the
Boardwalk in Tel Aviv, Israel from Jaffa
western
Port all the way
side. (Western Side ?)
Down the city coast.
Other Suggestions
Promenades
Car free spaces
- Aesthetic promenade along lines of

the Bandra Carter Road promenade
Build the beach culture within

Bombay at least in a small section of the
- Promenades with dedicated cycling
promenade. Start using the beach for
and pedestrian zones
recreation,
sports,
community
Sewri Fort Area Related
gatherings ex. Bondi Beach.
Promenade and viewing galleries
Ganpati Visarajan Artificial sea
along Sewri Jetty
Pedestrian only open spaces
250
Open spaces to experience salt marsh
Hydroponics Farming: It is a technique
and mangroves
to grow plants and vegetables in

nutrient enriched water rather than in
Inland, fresh water water bodies will
soil. This technique uses ~1/10 of water
contain fresh water or filtered seawater
used in traditional soil based farming
and will create a large variety of unique
and provides ~8 to 10 times the yield.
water related recreational opportunities
Since hydroponics does not require soil,

it can be used to grow agricultural
Race course
produce in arid regions, wasteland and

Open spaces that incorporate green
in urban centers. The farming requires a
features to help clean the water in the
greenhouse. Japan currently has 150
harbour
such farms. A 50 acre multi-crop farm

on the land provided is proposed.
BUSINESS AND FINANCE
Good, hygienic fish markets and
Creation of Jobs: Creation and
fishing docks with storage facilities.
facilitation of jobs in sectors such as

small and medium scale enterprises
Commercial developments of less
which will also rehabilitate existing
than 10,000 sq. feet each should be
industry/semi-industry jobs. Aim of the
allowed
vision should be to create one million

jobs in the next Development Plan
Redevelop
existing
commercial
period (2014- 2034)
buildings
Free Trade Zone
Develop mid to high rise buildings for

commercial use
Entrepreneurship Promotion zone

Mixed use spaces: Offices towards the
Regulated space for Public amenities
top of the building and parkings,
such as milk and newspaper stands,
restaurants, retail outlets below.
snack bars etc. Generally as a norm

shoe repair stalls, cigarette and paan
International Finance Center: Central
stalls have been set up outside the
Government
government
buildings
Mumbai as an International Finance
leading to lot of public nuisance. Hence,
Centre (ref. Report of the High Powered
it is proposed that they should be
Expert Committee on Making Mumbai
earmarked areas for such vending and
an International Financial Centre). In
BMC should strictly enforce the same.
line with this report an International
residential
has
been
promoting
Finance Centre can be considered.

Coastal farming: betel nut, coconut,
Convention Center
palm trees
251
- Possible locations: The southern
Mill workers should be included in
location of Elphinstone estate and
affordable
Cotton Depot Area
Rehabilitation
Shopping Malls and Shops
Provide housing for slum dwellers
housing
project
Slum
from other parts of the city - Free bigger
- The Cotton Depot area, being at the
banks of land from areas like Dharavi,
centre of the Mumbai and served by
Kurla-Ghatkopar, Mankhurd Govandi
good rail and road connections, could
etc.
be an ideal location for setting up world
Slum
dwellers
deserve
basic
accommodation across the length of the
class shopping malls.
land as that way there will always be a

balance between the number of rich
Entities discouraged
and poor people in all areas of Mumbai.

No space for offices which is what has
The lands that will get freed can be sold
been done in the mill lands which has
to
only crowded the city further and
additional revenues for the city.
the
builders
for
to
generate
wasted 600 acres.

Provide SRA accommodation for slum
Discourage Commercial / Industrial
dwellers in the nearest municipal ward -
Activity
These slum households should be

provided with accommodation within
No more shopping malls
the new development. The MCGM area
HOUSING
in which the slum is located should be

completely vacated.
Affordable housing
Affordable
housing
All slum dwellers till date should be
for
accommodated on the land to avoid
disenfranchised (300 acres)
costly and embroiling litigation that will

delay development projects.
Low-cost housing only for the project

affected people can be permitted in less
Tenants' Rights
than 10 % of the land.
Student Dormitories
While finalizing the policy for
redevelopment tenants rights shall be

protected being that they are
Areas near Cotton Green region and

some parts of the Sandhurst region
the lawful state holders. stake?
should be given to
MHADA to develop affordable and
The
redevelopment
shall
be
undertaken by respecting the tenants as
cheap housing with low FSI.
per the Supreme Court
Teacher's hostels
252
Compromise policy of 2004.
Rental Housing
Third party interest shall not be
Studio Apartments
involved as it will be against the
350 to 400 sq. ft. residential building
democratic and socialistic pattern of

India.
Housing for current and retired Port

Trust Employees
The state holder i.e lessee/tenants

shall be part and parcel of the policy
Construction of housing for the Port
while finalization of the policy.
Employees/Officers
the means of any legitimate earning
framed it should have come into force
citizen. Such construction should be
by 2004 as per the
permitted only on the plots of land

rendered vacant by demolition of old
Supreme Court compromise policy.
staff quarters and not any other open
Mbpt should have direct contact with

occupier
and
retired) as house prices are well beyond
Although the policy is now being
tenant/
(serving
of
lease
spaces. The policy may be formulated
hold
on the lines of MHADA or CIDCO
properties.
/HUDCO. This vast land should then be
All tenants/ occupiers who have been
prevented from going into the hands of
there for many years should be
speculative builders lobby. Since the
legalized. They should be made direct
employee number of Mumbai Port
tenants as and when they sell, transfer,
(both serving and retired) is very large,
buy or get inheritance.
giving them space here will make space

for housing for other citizens elsewhere
Reasonable fee or rent as per rent
in the city.
control act should be levied.

Vacant staff quarters could be
Transparency should be there in giving
repaired and made available for needy
compensation to tenants/ occupiers
employees.
who have surrendered the space to

Housing for existing and retired port
Mbpt.
trust employees should be provided on

All the tenants till date should be
co-operative basis.
accommodated on the land to avoid

Other Suggestions
costly and embroiling litigation that will

delay development projects.
Use not more than 20 to 25% of this

available land for housing
Other Housing
World
Class
Residential
Adequate ceiling on the height of
and
these buildings should be put.
Commercial Towers
253
Guest House should be made for
crowds down and encourage use by the
those are coming from far West/North
whole spectrum of the city's urban
Mumbai to stay for two to three days.
population.
No plots will be for sale, only tenancy
- Ferry services to various cities along
rights will be given.
Maharashtra's coastline.
Housing complex for the benefit of
- Ferry service to Goa
only
corporate
and
government
- Ferry Terminal / Passenger Water
employees is the best way to generate
Terminal at Gateway existing facility
revenue on a long term basis. As per
not sufficient
norms, we could utilize 67% land for

this.
eastern
seafront
ferry
of India, Ferry Wharf and off Sewri
backward linkages through jobs created
Bunder.
in construction and forward linkages
Terminals
at
Vashi,
CBD
Belapur and further up to Uran, Alibagh
through jobs created for management
and Murud should be planned as part of
and upkeep of housing stock.
a well-connected network.
Inclusive housing can be created to
Jetties
serve the larger housing needs of the

city. Area with suitable
- Floating Pontoon Jetty: To build an

efficient Floating Pontoon Jetty with
Infrastructure can be demarcated with

carrying
the
terminals should be set up at Gateway
Housing can work as a catalyst with its
well-defined
On
proper
capacity
waiting
rooms,
toilets,
cafeterias, etc for ferries going and
parameters.
coming from Mandwa, Elephanta, JNPT,

etc. The jetty being a Floating Pontoon
TRANSPORT AND CONNECTIVITY
Jetty would be operational all year
Water Transport
round even during the monsoon.
Create ferry system
- Fish Jetty to be created for fishermen
- Aiding transport for private vehicles
that currently berth their boats in the
(Sea link, flyovers, etc) while doing
back bay (Badhwar Park area) clearing
nothing to alleviate the
space
for
beautification
waterfront.
Stress on public transportation is
Marinas
shocking. Creating a system of ferries

operating along the coast
Including
an
express
- Multiple marinas
ferry
with,
perhaps, a higher charge to keep
254
of
that
- Build a marina for yachts/ pleasure
Segregated Roads for Cars, Heavy
crafts between Radio Club and Gateway
Vehicles, Cycles, Buses and Trams. We
of India. Alternate site could be close to
need to plan infrastructure taking into
the shore behind Indira Container
account the next 20-50 years.
Terminal which is coming up off Victoria

and
Princess
Docks
by
Extend the Eastern freeway by a few
providing
kilometres at least upto the new
vehicular access from the Ferry Wharf
parking near the CST railway station if
side.
not further south.
- Another suggested location: Gateway
Tourist Bus Service to Port area: A
of India
proper tourist bus service should be set
Water Taxi Service: 25 Water taxis; 5
up
rather
than
water buses for travel in and around
individual
Mumbai; Route Bhayander to Apollo
problems
Bunder
Singapore). Car entry should be charged
cars
allowing
that
(Ex:
lots
create
Sentosa
of
traffic
Island,
at Rs. 1000 per entrance allowing for
Passenger Water Terminal
only emergencies like in the business

districts of London and New York.
- Utilize the ready break water between

Cuffe Parade and Nariman Point
Air conditioned buses to and from
- Passenger Water Terminal at Bhaucha
places like Dadar, VT, Thane, Powai,
Dhaka Existing ferry wharf can serve
Bandra etc with further bus and train
as a service berth for offshore supply
connectivity.
vessels
Sea Bridge: A vantage point for
Water transport corridor should also
viewing the city, connecting Gateway of
provide for a roll-on roll-off berth for
India and the Raj Bhavan (Governor's
passenger
residence)
and
small
commercial
vehicles.
Tram Connectivity
100 acres of port land should be
- Tram connectivity between Navi
dedicated to Water transport
Mumbai across MTHL and stops in
Canal for water front rowing and
South Mumbai's CBD; share road space;
other water transport Road Transport
consume minimal space and energy.
100 acres of road freight corridors
- Segregated, dedicated roads for trams
A sea link should be constructed from
Road Connections: One Ascent/
Wadala to Masjid Bunder to ease traffic
descent from Eastern freeway to Haji
congestion.
Bunder road; one
255
Ascent/descent from freeway to Wadi
identity and both the Port and Central
Bunder; four car access points at Sewri,
railways can operate trains. The Port
Reay road, Princess Dock and VT.
railway could be like the Konkan

Railway.
Vehicular traffic through P. D'Mello

road from Wadi Bunder to Carnac
At all Harbour line stations which lie
Bunder and further to CST should be
adjacent
over a new elevated road allowing
(Sewri/Wadala/CottonGreen/Reay
railway lines to occupy the present
rd./Dockyard Rd./ VT), there will be
road.
integration of internal public transport
to
the
development
of the redevelopment area.
Sewri Timber Pond CFS area is highly

underutilized. As the trans-harbour
MbPT Railways marshalling yard at
bridge is to get connected to the city
Wadala is huge and could be used in
near that point, the road networks to
conjunction
the city with multi-level flyovers could
needs
take off from here. Alternately Truck/
connectivity due to come up.
Bus/ Railway goods' depots could be
or
with
with
Central
the
Railways'
trans-harbour
The city's harbour line should have
established here, shifting out activities
two more lines as passenger traffic to
from the Central Railway's Carnac /
Navi Mumbai / Panvel is going up
Wadi Bunder facilities. At least one road
tremendously. MbPT could provide
for public transport only, this will be a
space and some portion of its own lines
rapid bus system running north south
for the purpose
with no private cars allowed. Use

flyovers, tunnels, escalators, elevators
Goods traffic from Carnac bunder and
etc. to avoid vehicles and pedestrians
Wadi bunder stations of the Central
ex: Columbia's rapid bus system.
Railway should be diverted through port

property.
Rail Connectivity
Metro Connectivity
Inter-connecting the Port railway line

with the Harbor line after Sewri Railway
Underground metro
Station; building a new platform at
Helipad
Sewri Railway Station on the Port side;
Helipad on ground
Upgradation of stations on the Port
Floating Helipad
Railway. The above can be done in two
Other Suggestions
ways: By amalgamating the Port railway
Station area improvement schemes
with the Central Railway; in which case
should be applied to the existing
the Central Railway will do all the items
stations and new corridors.
mentioned above or the Port Railway

does all the above maintaining its
256
A concurrent study and plan to
enforced because they are a health
delineate port's railway and free the
hazard.
underutilized rail facilities should take
walking and
place.
buildings for senior citizens must form
Proper
arrangements
access
to
for
residential
the core of new development.
Provision for very large central Bus /

Truck / Metro/ Mono rail terminals can
Entities not required
be planned between Wadala, Sewri and
Cruise Ship terminal
Cotton Green areas within the MbPT
More Road/Train links between
jurisdiction.
Wadala and Colaba
The City has 3 mass rapid transit
UTILITY AND SERVICES
corridors - Western Railway, Central
Toilets, waste disposal and waste
Railway, and Harbour Railway. The
management
MbPT area will provide 4th and 5th

mass rapid transit corridors being the
Well designed and well maintained
Metro and BRTS. These corridors can
toilets
augment, merge and supplement the
defecating in open.
to
prevent
people
from
existing corridors beyond Wadala with

connections
to
the
existing
Well maintained dustbins
and
proposed transport connections to the
Water treatment plant to treat waste
suburban rail, mono rail and metro
water from various nullahs before
connections. 6th corridor shall be the
releasing the water into the sea.
waterfront corridor which will be for
Safety and Security
water transport for inter-city and intracity connectivity.
Three coastal police stations as

Mumbai is vulnerable from sea.
100 acres for future road and rail

bridges to Navi Mumbai
In the backdrop of 26/11 terror
Clear acess to residential buildings for
attacks in this area, precautionary
senior citizens: A lot of senior citizens
arrangements like CCTV cameras; a
reside in this area, especially along the
multi-stakeholder
Marine Drive, in Colaba including the
Mantralaya involving the Army, Navy
Parsi Colony, alongside the Oval Maidan
and the Coastguard; state of the art
and near the Port property. Very little
communication
consideration is given to our senior
sites for emergency boats as well as
citizens in terms of their recreation,
helicopters and presence of security
safety, access to transport and walking
agencies, not only the police, must be
facilities. A strict ban on using paver
provided
blocks
development.
on
pavements
should
be
257
for
control
equipment;
in
the
room
in
landing
proposed
roads
Police posts at regular intervals.
People
gather
near
to
parking on the roads as is a law in most

foreign countries Proper alighting points
waves crash on the shore. However,
for
there are no safety measures in this
taxis;
parking
for
self-driven
vehicles, buses and mobiles is very
place to manage and guide the crowds.
important
This year also there have been a few

have
leading
illegal and residents should pay for
the
Gateway and Marine Drive to watch the
mishaps when people
pavements
inconvenience for pedestrians. This is
High tide days generate a lot of public

interest.
and
been
Totally stop parking of all types of
washed away into the sea. In order to
vehicles on P. DMello right from GPO
provide proper space for such activity,
till Wadi Bunder. For this purpose huge
desks could be built to allow people to
parking lots can be created on either
witness this natural phenomenon with
side of the road in the vacant plots of
proper safety measures in place. There
empty warehouses with large hoardings
is a need to involve volunteers from
indicating availability of the same. A
various groups such as Mumbai First
proper rate structure for parking fees
and other NGOs who can guide the
can be created.
crowds. These volunteers could also

highlight
the
importance
of
Parking should also be connected to
the
public transport corridors and inter-
historical buildings in this area.
modal
Security and surveillance at all entry
transit
locations.
Other
Suggestions
points to area; own security force much
Continuous Water Supply: The citys
like the Central Park's security force;
critical need is 24 X 7 water supply. The
repeat offenders should be banned
solution is to build a Sea Water
from entry into the development;
desalination plant on priority basis that
boundary wall of this new area should
will supply portable water 24x7 to the
be a high iron railing covered by green
population of the island city (Mahim to
creepers to give seamlessness but still
Colaba). Location: Along the eastern
control over the entry points. Parking
waterfront preferably in the Masjid

Bunder or Sewri blocks - sites diagonally
Multi level parking facilities
adjacent to Malabar Hill and / or any
Ample parking
other existing mid-city distribution hub.
Residents who have more than one
No need to lay fresh supply lines. The
vehicle should pay a cess for parking. In
existing network of water conduits can
most of the residential buildings in this
be fed from a fresh water storage hub
area, residents have more than two
within the desalination complex via a
vehicles and they are parked on the
258
central distribution station existing at
Tree plantation to be conducted on a
Malabar Hill or at mid-city point.
large scale, say one crore trees.

Create a 1000 acre flamingo island off
Drinking Water Stations
the coast of Sewri; low reclamation cost
First Aid Stations
due
to
shallow
still
waters;
environmentally friendly alternative to
ENVIRONMENT CONSERVATION
the
Energy Generation and Conservation
support
of
concrete
pylons
proposed for MTHL; half island facing

flamingo colony would be an eco-
Wind Energy
reserve and the other half a discharge
Solar Energy
free recreational and tourism facility.
-Solar panels along freeways, roads,

railway tracks; in grid pattern on
Land Reclamation not advisable:
landscaped areas and promenades;
Reclamation if any should be restricted
reflectors at earmarked spots.
to meet the needs of enhancement of

port facilities such as berths, jetties, and
Bio Gas
logistic areas such as container and bulk
- Use of solid and liquid human waste:
storage yards. Using land reclamation as
Ex. bio788 gas and this gas along with
a mechanism to raise funds by sale of
petroleum based gases such as CNG
created large areas of new lands for
could be used for generation of energy
residential, commercial or industrial
from hydrogen based fuel cells.
usage will be counterproductive, as the

long term costs on account of adverse
Hydroelectricity
impacts of siltation, current patterns
- Use of wave and tidal stream energy
and due to ecological disturbances will
for clean electricity.
be unpredictable, unaffordable and very

large.
- Total Port Trust landmass must be

Other eco friendly measures
seen as a catchment zone, not only to

harvest the rain water in the zone, but
Bio-remediation Technique for
also to store the surplus water in the
neutralizing
low lying areas in the harbour line
toxicity
hazards
of
industrial waste. Remediation of the
areas.
brown field site through active and

passive measures will have to be
Nature Conservation
scientifically initiated and executed.

Conserve Marshlands and Salt pans
Protect what few mangroves still
An institute should be set up to study,
exist.
monitor
Protect Mud flats
measures to counter the impact of
and
recommend
remedial
climate change on Mumbai, port areas
259
and marine life. An institute for marine
Expand, upgrade Port Trust Hospital:
research and training should be set up.
Adequate space could be found within

Wadala / Sewri surroundings to expand
Segregation of waste - Give all
MbPT hospital as a multi-specialty
concerned four bio degradable bags;
hospital or as a medical college under
one to separate wet garbage, second
public private partnership.
for broken glass, third for electronic

waste and fourth for all other dry
General Hospitals (100 acres)
waste. Some incentive can be given to
More civic and government hospitals -
form habit.
Build fully-equipped centres to attend
All wet garbage to be converted into
to psychological problems as well. As of
compost in every locality avoiding any
now, patients are compelled to shell out
transport.
a huge sum of money to address such
The
entire
compost
generated should be used to grow
health issues
organic vegetables in every open space
Health City/Eye institute - High quality
and terraces (these can be made
eye service with education and research
waterproof).
should be set up. India has the largest
Recycle and create: Scrap materials
number of blind in the world. Cities like
such as ship parts (currently available
Chennai, Hyderabad and Bengaluru in
next to the ship -breaking yards) can be
the South have eye Institutes such as
used for public urban furniture like
Sankara Nethralaya, L.V Prasad Eye
benches, lamp-posts, dustbins etc.
Institute
and
Narayana
Nethralaya
which are charitable, not for profit
The important habitats under MbPT
NGOs. Such public - private initiatives
control, both terrestrial and marine,
are missing in Mumbai. Hence a central
should be identified by experts and a
location that is accessible not only from
conservation plan should be made and
all parts of Mumbai but also to out of
implemented
station patients is imperative. Mumbai
Oil spill contingency plan should be
Port Trust can long lease / sell about 3
prepared and kept ready.
to 5 acres of land to create a world class

Eye Institute as a public - private
Clean up the debris and filth in the
venture. If larger area is available,
entire area.
institutes for different branches of

medicine can be built to create a small
SOCIAL INFRASTRUCTURE
Hospitals
(General/
Research
"Health City."
and
Other Teaching and Research Institutes
Teaching Facilities)
Schools and Colleges
260
- Develop a world class school cum
process help them earn some additional
college with all kinds of facilities such
money.
has live in hostels, good canteens, play
grounds for students with all kind of
Corporate
Social
Responsibility
projects: Education to underprivileged
sports equipment etc catering to all
children, training centers in fisheries
classes of people at economical price;
and hatcheries for the needy
special preference to be given to the

poor and needy.
MISCELLANEOUS
- K-12 schools
Integrated master plan development
Research and Development Center
The plan for the development of ESM

should
School of Governance
Maritime
Waste
Indian
integrated
Development
Management
Plan
of
with
the
Mumbai
to
prevent haphazard development of this
Institute
be
vast land
Institute
of
Maritime
The redevelopment plan should be
Management/ Center for Excellence in
implemented only with the active
Maritime Activities
participation from the MCGM and state

government so that a vision for
World class institute to teach
development of not only Mumbai but
Oceanography
for the development of entire country is

developed through Mumbai.
Institute for teaching farming of

prawns and some other sea food and
No Commercial Development
utilize the place for prawn and other
sea food farming.
No
commercial
Corporate
Vocational Training Center: Learn-
offices,
complexes
Malls,
(i.e.
Theaters,
Residential complexes etc ).
while-you-earn centers for women;

There is a considerably high number of
No commercial development except
women who are not able to obtain jobs
public
because of the lack of literacy and
restaurants otherwise this MBPT land
opportunities.
also will be grabbed by builders and
Thus,
having
skill-
learning centers will be of great use.

in
shifts
based
on
services
and
small
politicians like the Mill land.
The women can be given the choice to

work
utility
Development of the land should not
the
follow the pattern of mill land creating
responsibilities back home. They can be
skyscrapers which put tremendous
taught skills that could also in the
stress on civic facilities such as water,

sanitation etc.
261
Sky scrapers and no increased FSI
worked
should be allowed. Private Sector to
functioned along private developer lines
Develop Public Spaces Open up Lands in
and did not get bogged down by public
such a way that the Private Sector has
sector red tapism. We should follow
to develop the Public Spaces within this
along the same lines.
land. More time should be given for
successfully
because
they
Special Purpose Vehicle (SPV) to be
submitting suggestions
formed
As of now, information has been seen
for
Operations
and
Maintenance of redeveloped
calling for suggestions only in Hindustan
Mumbai Port Trust area:
Times, Mumbai. Times of India has not

covered this. Unless we get more
-public
publicity and make people aware, the
furniture)
space
(landscaping,
street
participation will be low and the quality

of suggestions superficial and shallow.
-Smart City applications
There is no lay out map that the public
-public utilities
can refer to for giving suggestions like in
-public transport feeders (cable car,
the case of the Guggenheim Trust's
ferries)
plans of Bandra Kurla complex. Leave
-recreational amenities
land for port for future use Governing

body
-the
financial
and
organizational
The entire area under MbPT lands,
responsibilities should lie mainly with
when redeveloped should have its own
the private sector.
Municipal administration, in which a
Major government bodies should move
CEO or Mayor in a Council system
to the area
should function.
Major government
Committee should have retired
legislative bodies should shift to the
judges, Members of Parliament and
MbPT land.
Members of the Legislative Assembly.
Present buildings occupied by these
In 1980, Mrs Margaret Thatcher
departments should either be handed
passed legislation creating a number of
over to Judiciary so that many more
Urban Development Corporations for

derelict
port
estates.
They
departments,
courts can operate or the architecturally
had
best buildings can be converted into
ownership of land, were their own
museums.
planning authority, acted as a master

developer, free to raise own finance by
Reserve space for various government
sale of land and other means. This
organizations, courts etc. that need
262
more space for construction of modern
each of these departments should be
offices. Paid Wi-Fi
included in the plan
Incorporate suggestions of the BMW
Public hoardings in area
Guggenheim study
A
few
years
All public hoardings in this area should

back,
BMW
carry only messages of public interest
Guggenheim lab along with some
and awareness and no commercial
renowned
advertising except in cases of CSR
architects
the
and
urban
planners had made a proposal for the
efforts.
city which should be studied.
Development should cater to general

public and not the top 10% of Mumbai's
Proposal by the Telugu Association
Population as has happened in the last
Telugu NGO's group of eight has
20 years.
decided to develop part of Wadala land

for school, college, residential housing,
Effective Advertising for Port Area
one old age home, library and one
Flashy banners and scrolls promoting
Kalyana Mandapam. They are ready to
waterfront establishments on successful
purchase five to ten acres of port land
online
for this purpose. There is also a need for
travel
websites
and
social
networking websites should be posted.
a textile market which was supposed to

be constructed at BKC.
Land as Commons
Take help from big industrial houses in
An alternative view is suggested - land is
developing Port Trust Land Need for
a commons. Land is more like air or
new jail and Observation Homes for
water, or fishing, it is a commons that
women Thane women's prison has a
basically is to be shared among people.
capacity of 150 and it houses more than
There is a fixed amount of land anyway.
a thousand prisoners; similar space
And like these other commons, the use
constraints are encountered at the
of land needs to be regulated. This is
prison in Byculla. Consider Singapore as
done by government, which represents
development model Port Area should
all the people, acting in the best interest
become
future
of (a) the future of the commons, and
development It should be a showcase
(b) all the people, across all income
project for its policies on urban
groups.
role
model
for
development, social forestry, water

conservation, public utilities, school and
In administering land as a commons,
college
education,
awareness
programs
public
health
government would need to follow
and
disaster
certain guidelines. Let us see if we can

suggest what these might be:
management. The responsibilities of
263
When a person is assigned a
Any change of user permitted by the
demarcated plot of land from the
commons may require payment of
commons, it is for a prescribed use, or
additional fees to the commons.
cluster of possible uses.
Any change of user permitted by the
The assignment of land is for a
commons may require readjustment of
specified period, and may be renewed
the boundaries of the land assigned.

This may be required, for example, for
The commons may charge a fee for
street widening, or for new streets, to
the assignment, either one-time, or
manage the additional traffic generated
recurring annually, or a combination of
by the changed use; or for schools or
both. It is expected that the fund into
parks
which the fee goes is for administering
required
by
the
additional
population resulting from the change of
or improving the commons.
use.
If the land is not used for the specified
The commons may impose such
purpose for a sufficiently extended
conditions as it deems fit in regard to
period of time, it reverts to the
what may be built on the land, and
commons and may be repossessed and
what rules such construction must
assigned to another user. The original
adhere to. These rules may be varied
assignee is reimbursed by the commons
from time to time, and, within reason,
what he has spent on the assignment,
may apply with retroactive effect to
suitably adjusted both for inflation and
what has already been built. MbPT
for a return on capital that is equivalent
should adhere to norms laid by down by
to interest payable by a bank, less
the UDFPI - Urban Development Plan
income tax, compounding annually.
Formulation
and
Implementation
When land is only partially used for its
(UDPFI) Guidelines and the National
intended purpose, the unused surplus
Building
may revert to the commons as indicated
encroachment - It is learnt that around
above.
900 acres of Land is open and free from
Code
Prevent
further
any encumbrances. Without waiting for

The land assigned can be inherited, on
the Committee report to be finalized,
payment of an appropriate fee.
special
security
forces
should
be
engaged by MbPT immediately to
The land assigned can be sold, on
ensure that no encroachments are
made on these lands.
The land assigned can be rented, on
Variety in building forms and structure
Mumbais large scale high rise projects

have a copy-paste building fabric:
264
mono-functional and with repetition of
In PPP do allow higher FSI to private
same
and
developers but there should be a
architecture. The Port development
covenant to allow public access through
should encompass multi-functional +
the ground floor and not let these to be
gradation in building heights and form +
sealed off private enclaves.
building
typology
variety of building typologies and
No Blanket FSI - Develop a proper
architecture
urban
design
structure
plan
and
distribute as per use and urban form
Entry Fee for Access to Area
desired.
To gain access to this area there will be

a entry fee disguised as a development
Use of area
charges; charged per entry.
First preference to be given to
Cars - higher charge, public transport
Mumbaikars
lesser charge. People who primarily
charge. Also those near this area will
access this place for
use it for maximum five working days.
Mumbaikars i.e. from West / North
them straight into the main

preventing
(Borivali/ Mulund) Mumbai.
them
from
Place all suggestions in public domain
accessing the recreational facilities.
Approach/ Methodology to the Planning
CRZ rules and regulations to be

thoroughly
followed
per
nominal
preference should be given to far way
this fees but the access point will take
thus
charging
Saturdays, Sundays and public holidays
Occupational work will not be charged
City
by
the
The
Identification of land bank
Environment (Protection) Act, 1986
Identify and map all the lands, their
Porous urban form - Public Access to all
usages and their present occupiers.
areas
Determine the title of the occupiers to
High quality street design and good
the land.
street furniture
In case of leases that have expired, evict

the occupiers, without renewing the
Miscellaneous Building Criterion
same and take repossession of the land.
Discourage large single uses, large

urban blocks and poor permeability
In case of leases that have not
between the buildings.
expired, negotiate for financial package

to extinguish the leases
There should be a through public access

every 300 m (5 minutes walking
Determining the financial contours
distance)
265
- Work out the cost of repossessing the
-Rest entire land shall be used for
entire lands. This will involve the cost of
setting up public recreational areas,
extinguishing of leases, cost of evicting
sports stadia, parks, gardens etc.
the occupiers of the expired leases, cost
- The lands use pattern shall be
of rehabilitating eligible slum dwellers.
dovetailed into the present DP revision
- Determine the modernization wish list
exercise for Mumbai.
for the project and its costs.

-
Determine
the
- Create an additional rail corridor from
shortfall
from
Colaba to Mahul and beyond, through
revenues, if any, optimum corpus
the existing rail infrastructure of BPT,
required for future maintenance of the
used for transportation of goods.
port.
-Create an additional road like Eastern
-Determine optimum realization that
freeway over the new rail corridor
can be generated from a portion of the
dedicated only for public transport.
land to finance all the needs of the
Durability
project.
Create durable RCC Buildings
- Also determine ways to leverage the

eastern
waterfront
to
generate
- A Building in which there is no leakage,
revenues.
seepage
and
dampness
and
its
plumbing lines are easily accessible for
Land use pattern
maintenance,
- Determine minimum land required for
repairs
and
for
replacement in future.
the port activities, jetties and allied
- All concrete should be mixed with
activities.
water to binder ratio less than 4/10 or
- Determine minimum land parcel
preferably 35 /100. This makes it
required for financing the project.
necessary to use Admixture.
- The areas in and around Fort should
- No binding wire should protrude from
be predominantly used for commercial
it.
exploitation.
- Waterproofing: Acrylic polymer based
-Activities that shall fetch required
flexible membrane system; one system
money but shall have less built space
for all units water tanks, terraces,
requirement should be preferred. i.e.
swimming pools, sunken slabs etc.
Film Studio, cottages v/s tall buildings,
- Curing as per international standards.
clubs, golf courses etc
266
Follow
the
book
'Durability
the cost of offices in Mumbai at the
Parameters' as presented to honourable
Fort, Fountain and Nariman point are
minister Shri Nitin Gadkari.
very high.
Create Durable Roads

- Mumbai roads are ridden with
potholes. Roads should be built in
Bitumin, no concrete roads (ex: Iraq). In
Iraq, top surface specified was + or 4
millimeter so that any helicopter could
land on the road anywhere. If the
temperature of the bitumen reduced by
one degree, it was rejected, such strict
was the implementation. Surprisingly
almost all the roads were built by Indian
companies, so we have the expertise.
Tender System
Usually contractors quote below the
official price and the lowest bid is
accepted which impacts the quality of
work. So, the system should be an item
rate tender and for exceptionally
specialized jobs it can be a lump sum
tender.
Building Suggestion
To construct tilt and 7 floor building
right from Masjid Bunder to Wadala
eastern harbour line keeping free the
parallel road from YGPD till Wadala.
There have to be four buildings of 1 BHK
and four buildings of 2 BHK. The basic
idea is to rent out these premises to
corporates only. Out of the eight
buildings,
there
has
to
be
one
commercial building of the same size to

accommodate
legal
fraternity
and
shipping and its related companies as
267
projects are also given under Chapter
Appendix D: Brief profiles of

projects
5.3.2.
Additionally, MMRDA have shared their
D.1 Proposed Projects in Pipeline

Even
as
the
Mumbai
Port
vision
relating
transportation
Land
to
land
and
based
connectivity
Development committee was in the
projects. These include rail corridors
process of envisioning land use and
and metro links. The same have also
infrastructure requirements for the sub
been
optimally used MbPT lands, it was
Document.
presented with a shelf of projects under

various
stages
of
processing
and
approval for consideration of the

Committee. These include 6 received
from MbPT, 3 from MSRDC, 4 from
MMB and two from MTDC. All these
projects are to be undertaken on the
water side and can be broadly classified
under two categories i.e.
D.1.1 Passenger water Transportation
projects and Leisure and Hospitality
The tentative cost of the projects in the
pipeline is approx. Rs.39244.75 crores.
The Passenger Water Transportation
projects will go a long way in addressing
the transportation needs of the city as
also
the
region
and
providing
alternative and time saving modes of

commuting. Similarly, the leisure and
hospitality related projects will offer
added attractions to the city on the
lines that are available in many world
class cities of the world. All these
projects are included in the Vision
Document envisaged by the MPLDC and
can be taken forward by the concerned
implementing agencies. The same are
listed below. Brief profiles of these
268
incorporated
in
the
Vision
sSL
PROPOSAL
No.
1
Implementing
Nature (Leisure-L/Transport-T)
Agency
International Cruise Terminal by upgrading existing
MbPT
Leisure
Cruise Terminal
2
Observatory Wheel at Nariman Point
MbPT
Leisure
Marina at Jamshedji Bunder
MbPT
Leisure
Marina off Princes and Victoria Docks
MbPT
Leisure
Floatel
MbPT
Leisure
Seaplane at Marina Bay Chowpatty
MbPT
Leisure
Passenger Jetty off Radio Club
MMB
Transportation
Helideck facility and berthing of seaplane near NCPA
MMB
Leisure
Passenger service from Girgaum Chowpatty to Bandra
MMB
Transportation
Reclamation
10
Bombay to Goa Ferry services from Ferry Wharf
MMB
Transportation
11
Marina at NCPA, Nariman Point
MTDC
Leisure
12
Sewree Fort and promenade development
MTDC
Leisure
13
Inland Water Transport (passenger and Ro Ro services
MSRDC
Transportation
MSRDC
Transportation
along east coast of Mumbai)

14
Passenger Water Transport along West Coast of

Mumbai
15
Metro Line from ___ to ___
MMRDA
Transportation
16
Mumbai Trans-Harbour Link (MTHL) Project
MMRDA
Transportation
269
Drawing 9-1 Projects in pipeline
270
consultant
D.2Brief Profiles of projects
has
suggested
improvements
Project location
BPX Terminal, Mumbai Port.
Existing Cruise Terminal at ballard Pier
Land area required: (in Hectare)
Extension is capable of berthing almost
No additional land will be required.
all ships, except few, which in any case

passenger
visit
Mumbai/India.
terminal
needs
to
of
the international levels.
1. International Cruise Terminal by

upgrading existing Cruise Terminal
not
furnishing
theexisting cruise terminal building to
D.2.1 Proposed by Mumbai Port

Trust (MbPT)
do
in
mainly
The
Project cost: (INR) Rs. 100 crores
be
upgraded. Accordingly, the plan is to be
Salient features/Projects highlights
drawn to upgrade facilities to the level
Separation of cruise traffic from cargo
of International Cruise Terminal. The
handling area.
project is estimated to cost Rs.42 lakhs
existing
in 2011.
flooring, wall and column cladding, false

CCTV
Consultant M/s Zebec was appointed
with
change
of
lighting
and
air-
Also a provision for
facilities like information desk, entry /
of new cruise terminal in Mumbai Port.
exit waiting area, immigration / custom,
Consultant finalised the site near
baggage handling and drop off area,
Oyster Rock to which Navy took

consultants
system,
conditioner.
for preparation of DPR for construction
The
building
ceiling, sanitary fitting, glaze panel,
Project Profile:
objection.
Interior decoration of
shops, coffee shops and snack bar,
were
internet and telephone facilities are
requested by MbPT to provide details
proposed. Provision for the space for
regarding upgradation of existing BPX
accommodation of staff for terminal
Cruise Terminal in Mumbai Port, which
management, custom and immigration,
is a multi-purpose berth. It lies inside
intelligence bureau, cruise liner, port
the custom notified area of the port.
offices etc. are proposed.
The terminus building is used for

reception of passenger and completion
Special permissions
required/Constraints in project
implementation
Permission is required from (i) Ministry
of Shipping, GOI, (ii) MbPT Board
of custom / immigration formalities. It

has an area of about 6000 sq.m.
Certain minimum facilities are available
at this terminal for cruise. Consultant
had
suggested
improvements
Proposed project implementing and

managing authority:
for
embarkation / disembarkation of cruise

personnel and flow of passengers, by
gates, regular movement etc. Further
271
(i) Mumbai Port Trust, (ii) Facility
Nariman Point, Mumbai.
management agency to be appointed by

MbPT.
Depends upon the Details Study.

Method of implementation:
Project cost:
By MbPT from their own resources.
(INR) Rs.1085 crores (at 2008 level)

Proposed time frame and phases for
implementation:
Salient features/Projects highlights:
Two years on receipt of approval.
Consultant
envisaged
size
of
Observatory Wheel of the order of

2. Observatory Wheel
Observatory Wheel in the lines of
London
London Eye in U.K, proposed at
expert to carry out detail study.
Nariman
Point
with
facilities
Eye.
Consultant
has
recommended to appoint competent
like
Special permissions
landscape, promenade etc
Permission
is
required
from
(i)
Project Profile
Environment clearance from MOEF, GOI
Consultant M/s Zebec was appointed
(ii) PPPAC, GOI (iii) Ministry of Shipping,
GOI and (iv) Ministry of Civil Aviation.

As
part
of
cruise
terminal
development, consultant has suggested
managing authority:
to construct an iconic structure on the
Mumbai Port Trust and Proposed
lines
PPP/BOT operator.
of
London
Eye
in
U.K.
Accordingly, consultant had proposed
development of Observatory Wheel.
PPP Mode
It will act as a tourist attraction and will

serve the purpose of status of iconic
structure in the world. The Observatory
implementation:
Wheel and associated facilities like land
It is required to appoint competent
scape promenade, sitting benches and
expert to study plan and thereafter
parking place is proposed at Nariman
implementation
Point. The land parcel required for the
finalized.
schedule
can
be
development of Observatory Wheel and
There is need to appoint competent
3. Development of Marina at
Jamshedji Bunder
As part of international cruise terminal,
expert to carry out detail study.
109 slips Marina with retail etc is
its associated facilities will be made

available by means of reclamation.
planned at Jamshedji Bunder with

Project location:
breakwater.
272
Project Profile:
Salient features/Projects highlights: (in
Consultant M/s. Zebec was appointed
100 words)
Marina having 169 slips
Five star deluxe hotel having 301 rooms
As
including convention centre
part
of
cruise
terminal
development, consultant has proposed
Retail market 15 structures of G+3
two berths, approach jetty, terminal
level distributed in the proposed facility
building, Marina and other facilities.
Office space
Navy took the objection to the location
Common facilities and utilities
of cruise terminal at Oyster Rock mainly
Approach to the facility will be from P.J.
due to the height of mast of cruise
Ramchandani Marg
vessels
falling
in
flying
path
of
helicopter at INS Shikra. Thereafter, an
Special permissions
idea came forward to have berthing
required/Constraints in project
facility of the cruise, vessels at the
implementation: (in 100 words)
existing BPX berth of Mumbai Port and
Permission is required from (i) Ministry
rest of all other facilities required for
of Environment and Forest, GOI, (ii)
cruise terminals at the proposed site at
Mumbai Municipal Corporation, (iii)
Oyster Rock.
Ministry
Thus, proposed facilities will mainly
Maharashtra State Electricity Board, (v)
have Marina, shopping center (retail
Ministry of Shipping, GOI.
market),
terminal
accommodation,
building,
hotel
of
Defence,
GOI,
(iv)
office
complex,
convention center, parking, floating fuel
managing authority:
station, utilities etc.
(i) Mumbai Port Trust (ii) PPP Operator
Project location:
Near Oyster Rock, Mumbai Port.
PPP / BOT basis

Land area required Practically NIL
implementation:
Water area required (for construction of
Five years
pile
structure
to
have
proposed
facilities) 1,06,800 sq.m.
Proposed
Plan/Section/Drawing/Image/Map
Project cost: (INR) Rs. 1860 crore. (2009
Copy of plan is enclosed.
level)
Marina off Princes and Victoria Docks
273
The strip of land of about 31000 sq. mtr

off Princes and Victoria Docks with a
Salient features / Project highlights:
water area of about 84000 sq. mtr is
31,000 sq. mtrs. strip of land
earmarked for Marina. Of this, 6000 sq.
84,000 sq. mtrs. water area
mtr is proposed to be leased to Marina
300 boats berthing facility in Phase I
Developer as core area for marina
Floating Hotel, Water sports, Harbour
activity and 2000 sq. mtr as car park for
Cruises,
marina and general public. Rest area of
Cafeteria, Club House etc.
about 23000 sq. mtr as long as a
Floating
Restaurant,
Boat repairing facility, boat hard, dry
promenade for general public is also
storage, Fuel and water supply, waste
The strip of land of about 31000 sq. mtr
disposal etc.
off Princes and Victoria Docks with a
Project cost Rs. 100 Cr.
water area of about 84000 sq. mtr is
Valuation of land and water area
earmarked for Marina. Of this, 6000 sq.
underway as per Land Policy 2014.
mtr is proposed to be leased to Marina
MbPT Board approved appointment
Developer as core area for marina

activity and 2000 sq. mtr as car park for
of Engineering Projects India Ltd.
marina and general public. Rest area of
(EPIL) (a Govt. Of India Enterprise) as
about 23000 sq. mtr as long as a
PMC.
promenade for general public is also

proposed.
MbPT
Board
Special
approved
permissions
required
appointment of Engineering Projects
Constructions
India Ltd. (EPIL) (A Govt. of India
implementation:
enterprise)
marina
Project proponent to obtain all the
developer has to create adequate off
statutory clearances including from
shore and on shore facilities namely
Ministry of Environment and Forest
Reception,
(MoEF), Maharashtra Coastal Zone
as
PMC.
Lounge,
The
Cafeteria,
Bar,
in
project
Restaurant, fresh water lines, sufficient
Management
finger floats for holding the boats,
Municipal Corporation of Greater
floating pontoons to accommodate the
Mumbai
boats of various sizes etc.
Pollution Control Board (MPCB) etc.
Project location: Off PandV Dock Wall
Authority
(MCGM),
(MCZMA),
Maharashtra
managing authority:
Land area required:
The land will be leased to Project
About 3 Hectare Land area and
Proponent on land lease model on
about 8.4 Hectare Of water area
annual lease basis. Implementation
Project cost: Rs. 100 Crore approx.
274
and Management will be done by the
About 1 Ha. Anchorage area along
Project Proponent
with land side facilities at Ferry Wharf

No. 2 about 635 sq. mtrs.
Will be decided by the Project
Project cost:
Proponent. Port will prescribe certain
(INR) 300 Crore approx. towards the
minimum level of facilities that Project
cost
proponent
supporting infrastructure, Port will get
must
adhere
to
or
of
ship
and
other
allied
improve.
yearly rental revenue and other ship/
Pax related charges.
implementation:
The PP has to develop the facilities
within 24 months from the award of
(in 100 words):
lease.
Floatel and Floating Restaurant
FLOATEL
A cruise ship to anchor and operate as
FLOATEL.
To exploit huge water area of Mumbai

Port
Trust
Land/ Terminal facilities at ferry wharf
for
no. 2
leisure/entertainment/hospitality
Anchorage area to be licensed for
businesses, the water area at Marina
operation possible for 8 months, of
Bay i.e. Chowpatty to Nariman Point

and also Backbay etc is considered fit
fair weather
for Floatel/Floating Restaurant and
Shortage of hotel rooms in Mumbai
other such allied activities. A cruise ship
and a new experience for tourist
will be anchored and operated as
promotion.
Floatel. To start with Land and terminal

facilities being limited and at Eastern
Water Front i.e. New Ferry Wharf will
be provided at Ferry Wharf No. 2 for
which
nearest
anchorage
C-2
off
Gateway of India is earmarked for

stationing
the
ship
along
with
pontooons for operation of Floatel.
Project location:
C-2 Anchorage and Ferry Wharf No. 2
(Location map enclosed)
Land area required: (in Hectare) :
275
from Juhu to Marina Bay (Chowpatty
Floating Restaurant
Bay) for landing and taking off of
Small ships to be anchored / cruising
seaplane from Girgaum Chowpatty for
and used as floating restaurant and
which permission is granted to MTDC by
dinner cruise boats.
MbPT. Details and methodology of
Four nos. of floating restaurants as a
marking the seafront area/water area
part of entertainment zone
for aircraft navigation, the responsibility
Special
permissions
required
of controlling the area at all times,
Constructions in project implementation
preventing movement of fishermen
:(in 100 words)
boats in the area etc is required to be
finalized by the project proponent with
the Govt. of Maharashtra and other
Various Departments of Govt of
related authorities including DGCA.
Maharashtra. and D.G.C.A. for ship

related clearances.
Project location :
(Also enclose location map if any) :
managing authority:
Marina Bay (Chowpatty Bay) to Juhu
The land and water area will be leased

to Project Proponent on land lease
Water area required (in Hectare) :
model
basis.
Mumbai Port has not yet earmarked
Implementation and Management will
water area for landing/ taking off. The
be done by the Project Proponent.
same will be decided in consultation
with MTDC, as and when trial runs
start and operation stabilize.
on
annual
lease
Proponent. Port will prescribe certain

minimum level of facilities that Project
Project cost: (INR) - Not known. It will
proponent must adhere to or improve
be developed by MTDC.
upon.
(in 100 words) :
implementation:
Landing and take-off from Marina Bay
The PP has to develop the facilities
(off Marine Drive)
within 24 months from the award of
Permission granted to MTDC for one
lease.
Seaplane
MTDC proposed that they through M/s.
MEHAIR (Maritime Energy Heli Air
Services P. Ltd) will operate seaplane
year
To operate Sea Plane from Juhu to
Marina Bay.
10 seater plane.
276
7 m X 7 m floating pontoon to work as
Project Profile:
Gateway of India is the embarkation /
disembarkation point for passengers
including tourists from boats plying to
Mandwa, Elephanta Island, Navi
Mumbai and Harbour cruise. Gateway
area is under the administrative control
of Mumbai Port Trust (MbPT).
Regulation of passenger traffic at
Gateway of India is undertaken by MMB
staff. MMB has posted one Port
Inspector and one Chowkidar for this
purpose. Approx. 26 lakhs passengers
including tourists embark/disembark
annually from the five existing jetties
from Gateway of India. The traditional
means of embarkation/ disembarkation
from the stone steps and slipways (05
existing jetties) at Gateway of India are
considered to be inefficient and unsafe.
The passengers, which include ladies,
children and old people, have to cross
number of boats (4 to 5) before getting
into their boat, which can be seen from
the
photographs
below.
MMB
attempted to install two pre-cast
concrete floating jetties at Gateway of
India, which were objected to by the
Indian Navy due to security reasons.
MMB has now identified a new location
for passenger jetty with associated
facilities near Radio Club in consultation
with Indian Navy, Traffic Police and
MbPT.
Passenger Terminal.
Concessional charges for floating
pontoons and nominal charges for
landing and takeoff.
Special
permissions
Constructions
required
in
project
implementation: (in 100 words)

Various Departments of Govt. of
Maharashtra. - D.G.C.A.
managing authority:
MTDC with M/s. MEHAIR will operate
seaplane from Juhu to Marina Bay.
Proponent.
implementation:
MTDC to develop
the facilities within 3 months i.e. from

October onwards.
Proposed by MAHARASHTRA
MARITIME BOARD (MMB)
Passenger jetty off Radio Club
MMB has identified a new location for
passenger jetty with associated facilities
near Radio Club in consultation with
Indian Navy, Traffic Police and MbPT.
The proposed passenger jetty is located
Project Location (also enclose location
close to Radio Club Pier and will have an
map, if any):
approach from the promenade between
The proposed passenger jetty is located
gateway of India and Radio Club Pier.
close to Radio Club pier and will have an
277
approach from the promenade between
in and out passenger movement will be
Gateway of India and Radio Club pier.
segregated. The facilities will be under

CCTV coverage.
Land area required (in Hectare):
Emergency services facilities like first
Only an approach is required from the
aid, fire fighting and lifesaving will be
promenade between Gateway of India
provided.
and Radio Club pier for the passenger

terminal. It is proposed to create an RCC
Special
platform
Constraints in Project implementation
on
stilts
abutting
the
permissions
required
promenade to meet the requirements
/ Project status:
of passenger terminal, basic passenger
In-Principal NOC from MbPT received.
amenities, and security requirements as
NOC from Indian Navy received.
well as for emergency service facilities.
Approval to conceptual plan by CWPRS
The area of the platform would be
obtained. Detailed model studies in
about 9900 sq. meters.
progress.
Preparation of Detailed Project Report
Project Cost (INR):
in progress.
Estimated project cost is about Rs.170
Proposal submitted to Archaeological
crores (with break water) or Rs.68
Department for clearance on 17.6.2014
crores without break water (for fair
Proposal
weather only)
clearance on 2.7.2014
submitted
for
MCZMA
Board Permission from Maharashtra

Salient Features / Project highlights:
Maritime Board received
The major components of the jetties

are:
Proposed Project implementing and
RCC Platform for passenger terminal
managing authority:
and drive away (Area about 9900 Sq. m)
The project will be implemented by
RCC piled approach- 385 m
MMB. Day to day operation will be
Berthing Platform- 100 m X 12 m
offloaded to an agency under an
Floating jetty (Berthing Jetty) 60 m x 6
Operations and Maintenance (O and M)
m (4 nos with Aluminum Gangway
contact/agreement.
Arrangement)
Method of implementation/Funding:
Passenger
Terminal
with
basic
DPR and model studies are in progress.
amenities like toilets, waiting rooms
Approvals
and cafeteria etc.
Department and MCZMA have been
Security
checks
The
security
for
Archaeological
sought. On receipt of all approvals
equipments will include metal door
including
frame, hand held metal detector and a
tenders will be floated for construction.
separate frisking cubical for ladies. The
The construction will be supervised by
278
environmental
clearance;
Maharashtra Maritime Board through
passengers and access/approach to the
its Civil Engineering Department and the
berthing jetty. It is proposed to have
project will be supervised by Project
seaplane berthing facility and the
Management Consultant (PMC).
helipad system close to Nariman Point.
SPV will be formed with MbPT on 50:50

sharing basis. MMB will approach State
Project Profile:
Govt. to provide the funds. In case,
There is a need for having a Helideck
funds are not available from State
facility in South Mumbai to facilitate
Government, MMB will invest from its
movement of personnel from South
own fund.
Mumbai to Airport and other places.
State Govt. desires to commence
implementation:
seaplane operations along the coast of
The project will be implemented in two
Maharashtra and one such location has
phases.
been
st
identified
in
Backbay
area.
phase will include the passenger
Seaplane operation will involve a
jetty and associated facilities for fair
landing stretch of water, a berthing
weather operation.
jetty
nd
phase will include the breakwater
for
embarking/disembarking
passengers and access/approach to the
and a Marina of a size which can be
berthing jetty.
accommodated in the water area which

becomes
tranquil
due
to
the
breakwater.
map, if any):
Time frame: All clearances by Dec-2014.
It is proposed to have seaplane berthing
Commencement
facility and the helipad system close to
of
construction
st
activities in 1 quarter of 2015.
Nariman Point.
st
Completion of 1 phase by Dec-2016

Helideck
facility
and
berthing
of

Land for parking will be required at or
seaplane near NCPA
near Nariman Point. A temporary jetty /
There is a need for having a Helideck
approach
facility in South Mumbai to facilitate
provided
from
seaplane and for Helideck facility.
Mumbai to Airport and other places.

State Govt. desires to commence
Project Cost (INR):
seaplane operations along the coast of
Approx. 15 crores
Maharashtra and one such location has
been identified in the Backbay area.
An approach jetty of 200 meters will be
Seaplane operation will involve a
constructed
landing stretch of water, a berthing

for
be
Nariman Point to the berthing jetty for
movement of personnel from South
jetty
can
from
Nariman
point
extending in a north westerly direction
embarking/disembarking
279
and at the end, a berthing jetty for
to and from Girgaum Chowpatty to
seaplane would be provided. From the
Bandra Reclamation. Though MSRDC
middle of the approach jetty, a floating
has been tasked to provide passenger
jetty will be provided to meet up with
water transport on the West Coast of
the helideck system as shown.
Mumbai
from
Nariman
Point
to
Bandra/Marve/Borivali, the project has

Special
yet not been initiated due to various
factors. It is envisaged to provide
/ Project status:
infrastructure
DGCA for seaplane and helicopter
embarkation/disembarkation jetty just
operation.
south of H2O facility at Girgaum. The
MbPT permission
vessels would be provided by private
State
permissions
Govt.
required
permission
(various
facility
consisting
of
players who will run the services like in
Department)
case
Applicable environmental clearance
Gateway of India/Ferry Wharf.
Project Profile:
managing authority:
In order to provide an alternate mode
of transportation other than road and
MMB with the assistance and in
rail, it is proposed to provide water
coordination with MbPT. Day to day
transport for movement of passengers
operation will be offloaded to an agency
to and from Girgaum Chawpaty to
under an Operations and Maintenance
Bandra Reclamation. Though MSRDC
(O and M) contact/agreement.
has been tasked to provide passenger
Method of implementation/Funding
water transport on the west coast of
Mumbai from Nariman Point to Bandra
sharing basis for implementation of the
/ Marve / Borivali, the project has not
Project,
yet been initiated due to various
which
will
undertake
all
of
passenger
services
from
activities.
factors. It is envisaged to provide
infrastructure
implementation:
embarkation / disembarkation jetty just
Six
months
after
receiving
all
facility
consisting
of
south of H2O facility at Girgaum. The
permissions.
vessels would be provided by private
Passenger service Girgaum Chowpatty
players who will run the services like in
to Bandra Reclamation.
case
of
passenger
services
from
Gateway of India / Ferry Wharf.
In order to provide an alternate mode

of transportation other than road and
rail, it is proposed to provide water
map, if any):
transport for movement of passengers
280
In Backbay area- the location is close
south of H2O facility whereas at Bandra
Reclamation, the existing jetty will be
put to use with appropriate pontoon
operation will be offloaded to an agency
and gangway arrangement.
under an Operations and Maintenance

(O and M) contact/agreement.
Land area required (in Hectare)
Approx. 2000 sq meters at Girgaum.

sharing basis for implementation of the
Project Cost (INR):
Project,
which
will
undertake
all
Approx 15 crores
activities. The funding of the project will

be explored to PPP mode.
At Girgaum:
implementation:
Temporary floating jetty
Six
Passenger
amenities
like
toilets,
transportation between Bombay and
At Bandra Reclamation:
Goa. The proposed ferry service will
Pontoon with gangway arrangement

like
also have entertainment and good
toilets,
dining facilities onboard for use by the
ticketing counters, waiting area and
passenger/tourist. It is also planned to
lifesaving arrangements
provide 2 to 3 halts enroute to provide
Security arrangements
Konkan
Potable water arrangements

required
to
the

map, if any):
/ Project status:
Cruise terminal at Ferry Wharf with the
MbPT permission
entry through Green Gate, Ballard Pier
MCZMA clearance
approval
hospitality
passenger/tourists.
Board
all
ferry service to provide an alternate
Potable water arrangements
permissions
of
It is proposed to operate Bombay Goa
Security arrangements
Special
receipt
Bombay-Goa Ferry service
lifesaving arrangements
amenities
after
permissions.
ticketing counters, waiting area and
Passenger
months
from
Maharashtra
Cruise terminal building of MbPT
Maritime Board
Project Cost (INR):
5 Crores for local infrastructure. The
managing authority:
vessels will be provided by the ferry

operators
281
Six
months
All passengers will be received in the
permissions.
after
receipt
of
all
cruise terminal building and after all
the terminal at Ferry Wharf.
Proposed by MAHARASHTRA
TOURISM
DEVELOPMENT
CORPORATION LTD (MTDC)
Similarly
Marina at NCPA, Nariman Point
incoming formalities, including security

arrangements, will be taken by bus to
after
disembarkation, the
passengers will be brought by bus from

terminal at Ferry Wharf to the Green
MTDC proposed to build a Marina at
Gate, Ballard Pier for dispersal.
NCPA and Backbay area, Nariman Point.
Highlights
As a PPP project, MTDC will undertake
2 to 3 tourist spots will be identified for
development of Marina and associated
stoppage to enable the tourists to enjoy
public and tourism related amenities
Konkan hospitality.
under
Large
Revenue
Generating
Scheme.
Special
permissions
required
Project Profile:
/ Project status:
Pleasure yachting and the ancillary
MbPT permission
benefits that it provides has long been
Captain of Ports, Goa clearance
recognized by the peoples of most
Board
coastal cities. Apart from the obvious
approval
from
Maharashtra
Maritime Board
income generated by the sale of boats
Local authority clearance
and related equipment, there is also an

avenue of service businesses that our
created.

managing authority:
Boatbuilding
extremely labour intensive operation
thereby creating job opportunities for a
operation will be undertaken by the
whole array of different levels of
operator.
employee. Yachting is a recognized
means of producing foreign exchange as
SPV will be formed with MbPT on 50: 50
it is known to attract a better class of
sharing for implementation of the
tourist who will travel to great lengths
Project,
all
and spare no expense to experience
activities. Funding will be provided by
new and exotic destinations by sea.
SPV partners.
Mixed use marina projects are natural
fallout
implementation:
development.
which
will
undertake
282
of
and
servicing
marine
is
an
infrastructure
There is a great deal of mystique and
Close proximity of NCPA and Many
charm associated with residing by the
Good hotels and restaurants already
sea
existing.
and
subsequently
allows
for
residences that command a premium.
Chowpati is one end for tourist; this will
High income group residences bring
be another end on the Marine Drive to
with them associated higher quality
be developed as special destination to
retail spaces, restaurants etc. that can
boost tourism in city.
change
Provide very distinct and world class
the
ambience
of
any
neighbourhood. If Mumbai is to be
character to Marine Drive.
considered at par with all the great

coastal cities of the world then it cannot
Special
permissions
required
accomplish this without its fair share of
Constraints in project implementation:
world class marina developments.
Permission from MbPT.

Permission from Navy, Coastal Guard.
Project Location:NCPA - Back bay area,
Permission from Heritage Committee /
Nariman Point, Mumbai.
Nariman Point Association.
Land area required:1000 sq. mtr.
Permission
from
Coastal
Zone
Management Authority.
Project Cost:Rs. 280 Crore. (approx.)
Permission from Revenue Department,

Govt. of Maharashtra and MCGM.

Out of 3-4 locations studied, the
location is found suitable because of
managing authority: MTDC.
following reasons:
Tourist Friendly Location.
Method of implementation :
Existing Break waters on both end as
As a PPP Project. MTDC will undertake
visible in above image.
development of Marina and associated
Sheltered water bay.
Public and Tourism related amenities
No
Defense
or
security
critical
under LRG Scheme and this project has
establishment in the vicinity.

Optimum
development
been prioritized by Ministry of Tourism,

potential
GoI for year 2013-14.
keeping development cost factor in
Mind when compared with other
implementation:
locations.
03 years from the date of getting all
Year around usability.
permissions.
Converting
Village
Fishermens
Based
Tourism
colony
in
Sewree
Experience
Fort
and
promenade
development
Place.
Mumbai has got so many historical sites

like Forts, gateway of India, heritage
283
structures. One of the famous forts in

Mumbai is Sewree Fort. The fort and
nearby area is in possession of State
Archaeological Department, Govt of
Maharashtra. Tourism and Cultural
Department, Govt of Maharashtra has
decided to take up Fort Conservation
work along with work related to
providing tourist amenities and facilities
visiting the Fort. Sewree area, especially
Sewree Fort and nearby area is famous
for Flamingo watching. All bird lovers
and
ecology
enthusiast,
including
foreign tourists visit this place in large

number every year. Hence, MTDC
intends to develop the sea shore near
Sewree Fort as a beautiful promenade
for flamingo watching and also to cater
this are for tourist amenities and
facilities.
284
Appendix E: Performance
Indicator of Mumbai Port
Trust
285
distinct zones arising out of the above 3
2. Jetties along the coast housing open

spaces at Hay Bunder, water body
between Coal and Lakri bunder
along the Britannia Outfall.
3. Heritage structures at Ghadial Godi
and Cross Islands.
4. Central Kitchen at Victoria Docks.
5. Sagar Upavan at Colaba, fishing
village at Sassoon Docks and
heritage structures of Gateway of
India and Elephanta Caves in the
South.
c) Connectors:
The internal connecting roads lined with
characteristics.
thick vegetation, especially in Cotton
Appendix F: Environmental
issues and suggested
solutions preliminary
observations
F.1 Description of Natural and
Manmade Environmental Features
The Eastern Coast environment features
can be broadly categorised into coastal
edge, landmarks which include natural
and man-made areas, connectors and
Green area, which makes the area lively

a) Edge:
The eastern edge of the coast is lined
and a priority for preservation efforts.
with a variety of environmental features

of rocky outcrop, low lying areas and a
d) Zones:
The coastal edge, landmarks and the
mix of deep and shallow waters, natural
connectors together have created 4
dips and projections which have been
distinct zones, combining natural and
accommodated
manmade features. These are described
within
the
port
in the following sections;
activities giving rise to a unique coastal

edge. The original ecology of the
Zone 1- Sewri area in the South zone.
eastern bay comprised of wetlands,

mudflats and mangroves. Mahul creek
Zone 2- Jetties housing the Bunder area
lies at the northern edge of the Eastern
along Cotton Green, Raey Road.
Waterfront with the coast extending to
Zone 3: Mazgaon Docks, Mallet Bunder,
the southern tip.
Cross Island.
b) Landmarks:
Environmental features have influenced
Zone 4: Sothern tip from Indira Docks to
manmade areas which have become
Colaba.
landmarks, such as;
The following section describes all the
1. Sewree bio-diverse area along the

Mahul creek, Sewree Fort area and
the fishing activity as well as
koliwada interspersed with open
spaces in the North.
above
natural
and
man-made
environmental features of the Eastern

Coast. Refer Figure F-1:
286
Figure F-8Natural Areas, Open Spaces, Primary Activities & Heritage AssetsSource: MbPT, MTSU
287
Image 1-1Mahul creek Source UDRI
F.1.1
Natural
habitat for a full ecosystem for a variety
Environmental
Features
of birds, insects, flora and fauna.
a) Bio-diverse areas
The 5.74 km long Mahul River is a
b) Mudflats
The coastal wetlands formed due to
branch of Mithi River which was once a
mud deposition of rivers or tides lie
part of a water channel separating the
within the intertidal zones. These areas
islands of Parel, Sewri and Wadala in
act as a buffer / sponge during high
the south. The Mahul River further
tide. Mudflats play an important role in
meets another tributary of the Mithi
dissipating wave energy thus reducing
River, then flows amidst mangroves
the risk of erosion of salt marshes,
before finally meeting the Thane creek.
damaging coastal defences and flooding
A major part of the river/creek is
low-lying land. The surface of mudflats
flanked by industrial, residential and
plays an important role in intertidal
some vacant open land which is being
nutrient
used for agriculture and salt pans. Refer
typified and characterized by high
image 4-1.
biological productivity and they support
chemistry.
Mudflats
are
an abundance of organisms. They are

The vegetated shoreline of Mahul Creek
important to the ecosystem and need
consists of inter-tidal estuarine areas
to be preserved.
characterized
by
gentle
sloping
c) Mangroves
topography which provides a conducive
288
Mangroves play a vital role in stabilizing
nearby water bodies are home to huge
bio-diverse areas. Mangroves act as
varieties of fauna varying from 25
natural buffers between the land and
species of butterfly, 2 species of
the sea. They also act in carbon
polychaetes, 15 species of molluscs, 5
sequestration and play a big role in
species of crabs, 33 species of fishes,
mitigating climate change. Mangroves
more than 7 species of mammals
not only help in preventing soil erosion
(jackal, wild boar, mongoose, bandicoot
but also act as a catalyst in reclaiming
rat, bat, etc.), and 7 species of snakes.
land from the sea. This is a very unique
(Berger, Mehrotra, 2012).
phenomenon, since there is a general
e) Vegetation/ Tree Plantations

The tree plantations along the internal
tendency of water to engulf land.

Mangrove forests and estuaries are the
roads
breeding and nursery grounds for a
practices.
F.1.2
habitats are of great importance to

oxygen
saline
levels,
location due to the conducive factors
here forming a vital feeding and resting
offered by natural geography, geology,
ground for migratory birds including
safe coast of the creek and protection
Flamingos. Among the 5 species of
from the west winds. A new coastline
flamingos found in the world, Greater
was formed by creating Dry Docks and
Flamingo and Lesser Flamingo breeds
Ferry Wharfs by building a bund wall
are found here. They arrive in winter in
that connected the islands and by
large numbers (approximately 15,000)
creating Mazgaon, Sassoon and Indira
and remain there till the first showers of
Docks and Ferry Wharf at Bhaucha
monsoon. Other birds that are spotted
Dhakka.
here are Darter, Greater Spotted Eagle,
Purple
Jetties
were
to house the Lakri, Coal, Tank, Brick,
Kingfisher, Sandpiper, Brown-headed

Kite,
Protruding
constructed perpendicular to the coast
Greenshank, Godwit, White-throated

Pariah
Environmental
a) Coastal Edges
Mumbai Port was constructed at its
conditions,
spirulinacyno bacteria can easily survive
Gull,
Man-made
features
large numbers of flora, fauna, birds and

and
the
are examples of good eco-friendly
which together with their Inter-tidal
anaerobic
of
Upavan and the Central Kitchen Garden
d) Flora, Fauna and Birds

Mudflats are highly productive areas
low
part
Garden (Sagar Upvan), Sewri etc. Sagar
crab and fish species
to
vital
Cotton Green, Hay Bunder garden, BPT
the commercially important shrimp,
Due
environment. They are observed in
number of marine organisms including
fish.
are
Haji, Hay and Mallet Bunders for the
Heron,
carrying out port related activities at
Redshank and Black-bellied Tern, Black-
Cotton Green, Raey Road, Mazgaon.
headed Ibis, etc. Mahul creek and the
289
The Koliwadas sprang up for fishing
ornamental,
herbal
and
medicinal
activities at Sassoon and Sewri. The
plants. It caters to about 2000 Mumbai
heritage structures of Gateway of India
Port employees through departmental
and Sewri Fort along the coast line,
canteens. This kitchen generates about
Elephanta caves, Butcher Island in the
18-20 kgs of kitchen waste daily. As a
sea, are also the built form of the Port
green initiative, this waste is recycled
land.
on the terrace of this kitchen building.
b) Open Spaces and Water bodies

Besides numerous open spaces along
F.2 Environmental issues and their

impact.
the eastern coast, two prominent open

spaces, the BPT Garden and the Central
The environment issues are categorized
Kitchen Garden are significant. They
on the basis of their impact and threats
provide important lessons to the city for
caused due to the pollution from the
open space management and urban
port and non-port activities and due to
agriculture respectively. The water
external factors such as industrial
bodies between all the Bunders are an
activities, urbanisation, and climate
important feature amidst the bustling
change,
port activity area.
ecosystem.
c) The Botanical Garden at Sagar

Upvan
Located at Colaba occupies an area of
F.2.1 Environmental Issues
affecting
the
natural
1. Pollution caused by industrial/

commercial activities:
Industrial activities: Many formal and
46,000 sq.mt. This botanical garden was

once a garbage dump. This reclaimed
informal industries line up the eastern
land is divided into plantation sections
edge. Two large petrochemical plants of
of bamboos, figs, mangrove associates,
Bharat
flowering trees, palms, medicinal plants
Petroleum
Co.
Ltd.
and
Hindustan Petroleum Co. Ltd, (refining
and grows more than 300 species of
crude oil into fuel and lubricants),
plants and attracts 40 species of birds
fertilizer plant and a Thermal power
and aquatic bird species. Besides, there
plant are located along the shoreline of
are lush green mounds, sit outs and
Mahul Creek Estuary. Maharashtra
pathways. Treated water from sewage
Pollution Control Board (MPCB) water
treatment plant (STP) caters to the
tests at Mahul estuary show substantial
watering needs of the garden.
level of pollution from industrial sites,
d) The Central Kitchen Garden:

The Garden Situated in the Victoria
urban activities and port functions
Docks, the central kitchen building area
ammonia, crude oil, diesel, furnace oil,
measures 3000 sq.ft. area housing more
petroleum products and phosphates.
than 150 varieties of flowers, fruits,
The estuary receives sizeable quantities
contributing to high level of nitrates,
290
of effluents from oil refineries and
Coal handling at Haji Bunder: The

spread of coal particles in the air while
loading and unloading pollutes the air
since no preventive measures are
currently being taken.
Sand dumping at Coal and Lakri Bunder:
Sand dredging which takes place
elsewhere is dumped at Coal and Lakri
Bunder.
Steel scrap at Lakri Bundersouth and
Powder Works Bunder: Chemicals
associated with the processing of metal
and the poisonous gases as well as
fumes that are released in the air during
the activity cause pollution in the air
and water.
Oil and liquid cargo handling at Hay
Bunder, Mallet Bunder and Naval
Docks: Currently there is little data
available on the exact extent to which
the leaching of chemicals and oils has
occurred in the soil and the water
bodies. Most of the ship breaking yard
at Darukhana is reported to be highly
toxic as per the tests done by
Greenpeace and published and in the
electronic media in 2003 (rediff, 2003).
The tests conducted by Greenpeace
show high levels of tributylin which
kills living organisms. The air quality
measured by MPCB also shows high
level of pollution. Ship breaking involves
handling of toxic heavy metals such as
asbestos fibres, which get released into
the air, which exposes not just workers
but those in the neighbourhood to
serious health hazards.
The
Environment Impact Assessment (EIA)
conducted in 2009 by Dr. D. R. Rasal,
also shows that there exists oil spillage,
and high noise levels as compared to
the CPCB norms in the area. Gasses
wastewater from the thermal power

plant. Fertilizer manufacturing, bulk
cargo handling, are some of the
hazardous activities carried out by the
industries located around Mahul Creek
Estuary.
Ship breaking activities at Lakri, Coal
Bunder: The oil and chemical disposal
and spillage and the discharge of toxics
and metal waste created due to the ship
breaking activities at Lakri and Coal
bunder at Darukhana are highly
polluting. The ship breaking areas,
loading and unloading areas show
maximum amount of pollution. There is
also present contamination of area due
toxic heavy metals, such as asbestos
fibres, which exposes the workers as
well as those in the neighbourhood to
health hazards. There is a high amount
of air pollution due to the steel cutting
activities. Which leads to high health
hazard for the workers as they are not
equipped with masks for breathing? A
high amount of glass wool dust isalso
found while ship breaking is in process,
which is highly toxic. The repairing of
the machinery used for ship breaking
carries the hazard of oil spillage.
Repair of heavy vehicles at Charcoal and
Grain Depot Repairing of vehicles
causes damage by spillage of oil during
repair work which leaches into the soil
and water thereby degrading its quality.
Rock Phosphate at BPX, Hay and Haji
Bunder: Rock phosphate is regularly
imported for the fertilizer plant. The
crude handling technology deployed for
this causes air and water pollution at
BPX, Hay and Haji Bunder.
291
such as Sulphur oxides (SOX) and

Nitrous oxides (NOX), Sulphur monoxide
(SO) and suspended particulate matters
(SPM) were also high compared to the
permitted standards. Chemicals such as
phosphate on the other hand were
higher than acceptable levels while
sulphate levels were lower than the
standards in the water samples. Heavy
metals such as zinc and lead were found
to be elevated in the water and
sediments. The report concludes that
there was clear signs of pollution
infiltrating into the land, air and water
at the locations tested.
Accidents: It is mainly through accidents
that the oil and liquid cargo spreads
pollution and poses a danger to the
environment. All the accidents which
happened at the port like blast and
sinking of INS Sindhurakshak, 2013
rupture of oil pipelines, 2013 ONGC oil
spillage, 2011 ONGC pipeline burst,
2010 collision between MSC Chitra and
MV Khalijia III and others have caused
spillage of oil and chemicals in the sea
and impacted the coastal edge. This has
led to destruction of marine life and
mangroves.
2. Pollution at the port land due to
urbanisation
With the growing urbanization and
Transportation
of
goods
and
passengers causes pollution of the air.

4. Slums
Due to the emergence of slums and
mushrooming of unplanned and small
businesses in the encroached Port lands
near the coast and along the water
bodies there is an increased burden on
the basic urban services. As a result of
this open defecation, waste dumping
near the coast and mangroves have
taken place which causes immense
harm to the environment.
5. Sanitation
Due to the scarcity of toilet blocks along
the east coast, a large section of the
population defecates in the open along
the coastal areas. The pollution caused
due to this untreated waste poses a
threat to the environment.
6. Storm Water Drains
Due to reduced permeability in the city
landscape which has taken place due to
the high percentage of concretization,
paving, etc. the rain water run-off has
increased from 50% to nearly 80%.
7. Solid Waste management
There are two kinds of waste generated
related activities in Mumbai city and the
due to urbanization causing pollution;
region, the natural environment has
waste generated due to commercial and
become vulnerable in the recent years.
domestic activities and waste generated
The construction industry poses a big
due to construction activity. Currently
threat to the natural edges as debris
they are managed by the municipal
from construction activities is dumped
corporation but these infrastructure is
at the coastal edges including the
inadequate resulting in pollution from
mangroves. Refer figure xxx.
these sources.
3. Transportation
292
8. Commercial and domestic waste

Due to the increase in informal
polluting land as well as water for up to

2 km inside the creek.
settlements and informal commercial

activities, the waste is dumped at the
coastal edges or in the creek. During
high tide, the garbage thrown into the
sea accumulates by the coast as well as
along the mudflats and at the roots of
the mangroves. Dumping of waste along
the coast causes siltation and pilferage
causing
deterioration
of
the
biodiversity.
9. Construction waste
The construction industry poses a big
threat to the natural edges as debris
from construction activities is dumped
at
the
mangroves.
coastal
With
edges
the
including
increase
in
construction activity, the coastal edges

have become even more vulnerable.
10. Sewage
The increasing informal settlements
along the east coast have enhanced the
pollution in the area. There are 13
numbers of storm water outfalls along
the coastline but only one Sewage
Treatment Plant at Sagar Upavan near
Colaba. The sewerage from the eastern
coastline is drained to the treatment
stations on the western coast, which
burdens the existing capacity of the STP.
In certain areas, untreated sewage and
waste directly flows into the creek as
also into the mangroves. The sewage as
well as factory waste from the city
pollute the coast at two areas at the
Britannia and Reti Bunder outfalls
293
Figure F-9Environmental issues due to Port and non-Port related activities Source
MTSU, MbPT
294
Figure 10Slums along the coast
11. Climate change:

Climate change has become one of the
rational
most pressing issues in the world today.
adopting sustainable principles, carbon
Concentration of greenhouse gases
emissions can be reduced through the
(GHG)
exceeds
way in which cities are designed and
acceptable limits. Poor urban planning,
developed, thereby enabling reduction
development, infrastructure, increase in
in consumption of resources. Being a
purchasing power of the people and
coastal part of the city, the Eastern
increase in dependence on energy
Water-front, due to the factors listed
consuming gadgets are causing high
above, has the potential to impact
levels of CO2 emissions. As per Inter-
climate
Governmental Panel on Climate Change
committee (Chitale, 2006) has also
(IPCC) 15 of the worlds 20 mega cities
pointed to this risk.
(Oliveira,
2009)
land
use
and
common
responses to institutional changes. By
change.
fact
finding
are at risk from rising sea levels and

12. Impact of Industrial/ Commercial
Activities, Urbanisation on Climate
Change and Environment
coastal surges, and a majority of these

are in developing countries. Mumbai is
one of them. While cities are recognized
a) Impact on Air:
as the major contributors to global GHG
Air pollution on the eastern water front
emissions, they also represent an
as discussed in the previoussection is
integral part of the solutions. Cities are
due to multiple reasons such as
ideal places to reduce carbon emissions

because
of
population,
their
sheer
centralized
size
industries, various port activities like
of
coal and phosphate handling, ship
facilities,
breaking, etc. which
295
cause
major
environmental
and
human
health
contaminants to the aquifer or the
problems. These health hazards are
water bodies due to the storm water
very complex as there are many
runoff
different sources of pollution and their
pollutants
individual effects differ from one to the
environment,
other. It is not only the ambient air
human health.
quality but also the indoor air quality of
during
monsoons.
cause
damage
plants,
These
to
the
animals
and
c) Impact on Water
the working environment that is causing
The pollution in water on the eastern
concern. Air pollutants that are inhaled
water front is caused due to awide
have serious impact on human health
spectrum of chemicals released in the
affecting the lungs and the respiratory
water due to handling of pathogens and
system. These pollutants are also
chemicals in the Port as also accidents
deposited on the soil, plants, and in the
that occurs in related industries. It also
water, further contributing to human
happens
exposure to these pollutants. Chemical
due
to
poor
waste
management caused by human waste
reactions involving air pollutants can
entering the water and industrial waste.
create acidic compounds which can
This in turn results in alteration of the
cause harm to vegetation and buildings.
water's physical chemistry such as pH,
Sometimes, when an air pollutant, such
conductivity,
as SOX combines with the water
eutrophication.
droplets that make up clouds, the water
pathogens
droplets become acidic, forming acid
temperature,
High
may
and
levels
result
of
from
inadequately treated sewage discharges
rain. When acid rain falls over an area, it
and
can kill trees and harm animals, fish,
the
petroleum
hydrocarbons,
including fuels and lubricants which
and other wildlife, thus causing huge
have an adverse impact on flora and
environmental and health damage.
fauna. High concentrations of naturally
b) Impact on Land
occurring
Soil contamination on the eastern water
negative impact on aquatic flora and
front is caused by thepresence of
fauna
chemicals
industrial
anthropogenic substances may cause
activities, port activities and improper
turbidity, which blocks light, thereby
disposal of waste. Soil contamination
disrupting plant growth.
used
in
the
carries health risks, from direct contact
of
some
have
natural
a
and
pollution impact both human health
from the contaminants, and from

contamination
while
can
In conclusion, air, water and land (soil)
with the contaminated soil, vapours

secondary
substances
and environment (flora and fauna).
water
These need to be remediated and
supplies within and underlying the soil.
appropriate mitigation strategies need
The secondary contamination can be

caused by the infiltration of the
296
to be considered based on relevant
the sampling sizes for very precise
solutions.
locations such as port, non-port areas,
F.3
Mitigation
Strategies
and
for
mangroves, ship breaking, go-downs
Adaptation
the
and
Eastern
ecologically
exact
bio-remedial techniques to treat the

water and soil can be implemented.
sustainable
Depending on the tests conducted and
neighbourhood on the Eastern Wateradaptation
and
change
the type and extent of contamination
mitigation
strategies to reduce the impact

climate
After
caused by contamination, appropriate
To achieve this resilience that makes for
front,
Bunders.
identification of the damaged areas
Waterfront
an
all
for
found bio-remediation such as in-situ,
on
ex situ or bio-reactors can be proposed
better
or any other type of phyto-remediation
environmental living conditions leading
such
to a liveable city would need to be put
as
phyto-extraction,
transformation,
in place.
phyto-
phyto-stabilization,
phyto-degradation, rhizo-filtration can
The two sections described below cover
be
proposed.
Some
of
the
bio-
strategies to address air, water and land
remediation measures that have been
pollution, which in turn are divided into
carried out successfully by organisations
identification and remediation methods
such as BPCL in their own factories
for preparing the site for future
include microbial bio-remediation. The
development and setting up principles
Hazardous Wastes (Management and
for sustainable development
Handling) Rules 1989 would need to

be adhered during the treatment
F.3.1
Identification
and
process.
Remediation of the Land, Air and

2. Construction Waste
Dumping of debris should be banned in
Water Pollution due to Existing

Industrial
Activities
and
the mangrove edge and the area needs
Urbanisation
to be urgently restored. During the
1. Oil Spillage, Rock Phosphate, Coal

and other Chemical Spillage
An Environment Impact Assessment
process of levelling of the ground for to
(EIA) studies conducted in 2009 by Dr.
proper care has to be taken and
D. R. Rasal, in this area. However the
appropriate
study was restricted to only a few spots.
management rules followed to avoid
It is advisable to re-conduct a thorough
air, water and land pollution. Sprinkling
EIA
Environment
of water in the demolished areas needs
Management Plan (EMP) for the entire
to be done appropriately to prevent
Eastern Water-front zone, increasing
dust pollution. The entire structure to
along
with
meet
future development needs (i.e
demolition of the existing structures)
297
construction
waste
be demolished should to be covered by
F.3.2 Protection and restoration of
the gunny / jute bags to prevent dust
the Mangroves, Mud flats, Flora
pollution. Ideally structures should be
and Fauna
dismantled instead of demolishing, so

as to reutilise the waste as a resource.
TheMangroves in the eastern water
The concept of the 3 Rs (Reduce, Reuse
front need to be protected as they are
and Recycle.) should be followed while
continuously being damaged due to
dismantling
clay
human intervention and disposal of
structures. Maximum amount of waste
waste and chemicals on the coast. Since
should be sent for recycling through
estuarine areas are highly populated
recyclers
being
areas, the slightest ecological imbalance
dismantled. Concrete debris can be
is liable to take heavy toll. All activities
converted to building blocks or paver
which lead to spilling of petroleum
blocks and reutilised in proposed
products, chemicals, sewage or any
projects. This will help reduce its
other harmful activities leading to these
embodied energy and thereby reduce
percolations which
the
The
mangroves should be banned and the
unutilised construction debris should be
coastal water standards set by the
utilised for levelling of ground etc.
Central Pollution Control Board (CPCB)
Appropriate
and
sustainable
need to be strictly followed. There is an
construction
waste
management
urgent need to develop a full-fledged
strategies needs to be implemented
management plan for preserving the
during the ground preparation for the
mangroves, the wetland of the Mahul
eastern water front development.
Creek area and other coastal areas on
and
demolishing
haulers
environmental
after
impact.
the
3. Sewage Waste
The current practice at some places of
management
water-front.
plan
should
The
include
protection and growth of species that
disposal of sewage from organised /

informal settlements
eastern
harmful to the
protect and promote biodiversity.
and chemical
disposal from industries in to the nallas,
F.3.3
Protection
creeks and the coast needs to be
Vegetation / Trees
of
existing
banned and the waste treated before

disposal of the sewage. All the existing
Sagar Upavan and the Central Kitchen
nallas, creeks, estuaries should be
constitute examples of good practices
protected under the provisions of the
which need to be promoted at multiple
River Regulation Zone (RRZ) Notification
locations in this eastern waterfront
2009.
district. The Kitchen Garden concept

helps growth of local vegetables and
also helps to mitigate carbon emissions
due to transportation of vegetables.
298
The existing vegetation / trees need to
proposed storm water drains should be
be mapped in detail along with geo-
connected with appropriate natural /
tagging and a detailed species listing
artificial holding ponds as per the invert
needs to be done. The management
level before being dischargedinto the
plan for this area needs to focus on
sea to prevent flooding during high tide.
protection of existing vegetation and
These holding ponds should be treated
promoting of native / adaptive and
as urban land space and be integrated
draught tolerant species, which will
with the natural ecosystem of the
promote the biodiversity of flora and
ecological parks to be developed along
fauna.
the coast. Sub ground aquifer recharges
F.3.4
Storm
Management
Water
for
Drainage
at multiple places of the storm water
existing
drain will be a part of the SWD system.
(SWD)
Further
studies
through
geo-
proposed by Chitale Fact Finding
hydrological surveys would be needed
Committee Report, 2006.
before planning for the area.
The coastal areas need to be protected
The outfalls which are below the mean
from rise of sea levels and adapt and
sea level need to be provided with flood
adopt mitigationmeasures to reduce
gates as also with pumping stations of
the impact of climate change. The areas
appropriate size.
between the Dockyard Station and the
The river basin at Mahul creek needs to
Cotton Green Station and area near
be widened at a few zones upstream,
Wadala Station to Sewri station are

prone
to
chronic
middle and tidal ranges to prevent
flooding.Proper
flooding. New coastal monitoring and
levelling of the low lying areas needs to
sampling points needs to be developed
be done so as to prevent flooding.
along this coast as such mapping points
Appropriate sizedstorm water drainage
dont exist on eastern water front.
systems need to be laid in the whole

neighbourhood (port and non-port
F.3.5 Coastal Zone Management
locations) after proper mapping of the
Plan (CZMP):
water shed analysiswiththe help of

Geographical Information System (GIS)
The MPLDA shall identify economically
and later matching the same with the
important stretches in the Coastal
invert level of the 13 outfalls.The
Regulation Zone and prepare integrated
needfor detailed contour mapping of
Coastal Zone Management Plans for the
the city cannot be over emphasised.
same.
TheSWD needs to be separated from
F.3.6 Setting up principles for
the sewage system, which is today
sustainable
connected
address the local impact at the
at
certain
places.
The
299
development
to
neighbourhood level and the issues
All roads / pavements and movement
arising from externalities:
areas should have large native species

of trees at their fringes to create vistas
The
following
environmental
and avenues and thereby reduce the
strategies are proposed for the Eastern
Urban
Waterfront Development.
Reducing UHIE will also mitigate the
mitigate
the
emissions.
impact
Vegetation
Island
Effect
(UHIE).
adverse impact of climate change by
1. Biodiversity management
A dedicated Urban Forest
Heat
reducing the cooling demand inside the
will help
of
buildings and thereby reducing energy
carbon
covers
demand.
help
reduce Urban Heat Island Effect (UHIE).
The management plan should include
Urban heat islands are caused by the
provision on mapping and developing
storage of solar energy in the urban
measurable
fabric during the day. Release of this
environmental status of the eastern
energy into the atmosphere takes place
waterfront and include installation of
at night The process of urbanisation
monitoring stations.
records
of
the
replaces the cooling effect of vegetated

surfaces by imperviously engineered
2. Land Use Management
surfaces
Open Space / Green spaces / Green
with
different
thermal
Cover
properties. Furthermore, anthropogenic

sources (e.g. central heating systems,
30% of the total land should be
air conditioning, transport, industrial
dedicated for green public open space
processes) emit heat directly into the

urban
areas,
infrastructure
while
buildings
increase
which is pervious. This will help in
and
percolation of storm water to the
surface
aquifers. Recharged bore wells should
roughness that can reduce wind speeds,

convective
heat
loss
be
and
installed
at intervals
so
that
maximum rain water gets recharged in
evapotranspiration.
the aquifers.
A plantation management plan should
Promoting High Density (dwelling units
be developed with focus on planting
per area) and a high Mix of Land Use
native / adaptive species (specified by

MOEF), drought tolerant species of
This strategy will help achieve higher
vegetation, flowering and fruits plants
open spaces and
which attract local birds and insects.
sprawls.
The management plan should also
environment will help mitigate climate
promote urban farming at various levels
change by reducing the horizontal
building premises roof tops and at the
transportation by vehicles.
neighbourhood levels.
300
prevent urban
Higher density of the built
Dedicated spaces for botanical gardens
Building level proposal for Storm Water
/ biodiversity parks / public gardens /
management
ecological trails / mangrove trails /
The project should promote low flow
environment awareness centres as
water fixtures which will indirectly
recommended in the land use strategy

should
be
developed
at
reduce water consumption.
multiple
locations. Concepts of Enviro - Art
It should be mandatory to collect all
should be promoted for environmental
roof-top water in rain water tanks and
tourism while designing such spaces.
use it for domestic use after filtration or
Dedicated spaces for urban farming and
for ground water recharge. This will also
local cultivation of vegetables should be
further reduce the burden on the citys
promoted through terrace farming or
water needs.
dedicated zones to be given for farming.

Neighbourhood
The entire stretch of the eastern coast
level
proposal
for
Storm Water management
should be developed as a public water

front development with ecologically
Complete recycling of waste water (grey
sensitive technology. A 50 to 100
and black water) can be mandated for
meters wide open waters edge needs to
neighbourhoods to be developed. De-
be proposed comprising
green/blue
centralising waste water treatment at
ecological
building / cluster level should be made
sustainability. Creation of retention
mandatory. This water can be utilized
ponds, artificial wetlands along this
for flushing of toilets, landscaping and
waterfront can be integrated with the
car washing, thereby reducing the
landscaping, recreational and tourism
demand for virgin treated water.
belts
to
promote
activities
There are multiple methods like root

built
zone treatment, membrane systems,
environment needs to be stilted for
etc. which are available for waste water
better adaptation during floods and also
treatment. They need to be utilised for
to give better ambient space.
individual areas as per their suitability
The
ground
level
of
the
for which a detailed study should be

Soil Erosion and Sedimentation The
undertaken. These initiativies will help
top soil of the area needs to be
make the neighbourhood ecologically
preserved and protected by providing
sustainable.
sediment tanks and pits at appropriate

intervals
along
the
storm
water
channels and be de-silted on a regular

basis.
3. Water Management
301
Figure 11Location of Storm Water outfalls.Source Chitale Fact Finding Committee Report
302
Figure 12Flood prone areasSource Chitale Fact Finding Committee Report
303
Appendix G Abbreviations
ALM
BEST
BIPV
BPCL
CBO
CIDCO
CPCB
CR
CRIT
CRZ
CWC
DCR
DP
DWT
ECBC
EIA
EMP
FCI
FSI
FAR
GAIL
GHG
GIS
GIS
GoI
GoM
HMVs
HPCL
ICD
IPCC
LED
MbPT
MCGM
MHADA
MMRDA
MOEF
MoS
MoUD
MPCB
Advance Locality Management

Brihan-Mumbai Electric Supply and Transportation
Corporation
Building Integrated Photo Voltaic
Bharat Petroleum Corporation Limited
Community Based Organization
City and Industrial Development Corporation
Central Pollution Control Board
Central Railways
Collective Research Initiatives Trust
Costal Regulation Zone
Central Warehousing Corporation
Development Control Regulation
Development Plan
Dead Weight
Energy Conservation Building Code
Environment Impact Assessment
Environment Management Plan
Food Corporation India
Floor Space Index
Floor Area Ratio
Gas Authority of India
Greenhouse gasses
Geographical Information System
Geographic Information System
Government of India
Government of Maharashtra
Heavy Motor Vehicles
Hindustan Petroleum Corporation Limited
Inland Connected Depot
Inter-Governmental Panel on Climate Change
Light-emitting Diode
Mumbai Port Trust
Municipal Corporation of Greater Mumbai
Mumbai Housing and Area Development Authority
Mumbai Metropolitan Region Development Authority
The Ministry of Environment and Forest
Ministry of Shipping
Ministry of Urban Development
Mumbai Pollution Control Board
304
MPLDA
MPLDC
MRTP
MSRDC
NGO
NOX
OGPD
PPE
PPP
PSU
RCA
RRZ
SO
SOX
SPA
SPM
SRA
SRI
SWD
SWM
TDR
TOR
UDRI
UHIE
ULCA
UV
MPT
ELU
JICA
DFI
Mumbai Port Trust Land Development Authority

Mumbai Port Trust Land Development Committee
Maharashtra Region and Town Planning Act, 1966
Maharashtra State Road Development Corporation
Non-Government Organizations
Nitrogen Oxide
Orange Gate - Princess Dock
Public Premise Eviction
Public Private Partnership
Public Sector Unit
Rent Control Act
River Regulation Zone
Sulphur Monoxide
Sulphur Dioxide
Special Planning Authority
Suspended Particulate matter
Slum Redevelopment Authority
Solar Reflective index
Storm Water Drainage
Solid Waste Management
Transferable Development Rights
Terms of Reference
Urban Design Research Institute
Urban Heat Island Effect
Urban Land Ceiling Act
Ultraviolet
Mumbai Port Trust Act
Existing Land Use
Japan International Cooperation Agency
Development Finance Institution
305
Appendix H Bibliography
A study of the Eastern Waterfront

of Mumbai, Mumbai: Urban
Design Research Institute, 2004
Berger,Alan
;
Mehrotra,Rahul.
Landscape + Urbanism: Around
the bay of Mumbai. Mumbai:
Massachusetts
Institute
of
Technology, and Urban Design
Research Institute, 2010
Mehrotra,Rahul;
Sanz
Victor.
Extreme Urbanism: Remaining
Mumbais Back Bay. Cambridge:
President and Fellows of Harvard
College, 2011
Mehrotra,Rahul; Doherty,Gareth;
Sanz Victor. Extreme Urbanism 2:
Speculations
and
alternative
futures
for
the
Mumbai
Metropolitan Region. Cambridge:
College, 2012
Metropolitan Region. Cambridge:
College, 2012
APLI Mumbai. A Citizens Vision
Plan
Opportunity
Mumbai:
Redeveloping the Port Lands for a
liveable Mumbai, Mumbai: A Port
Lands Initiative by Citizens to ReImagine Mumbai, 2014.
Ranganathan Murali edited and
translated. Govind Narayans
Mumbai,An Urban biography from
1863, India, Anthem press, 2012.
Mumbai, Municipal Corporation
Greater Chitale Fact Finding
Committee Report on Mumbai
Floods, Mumbai, 2006.
Dr. Rasal, D. R. Environment
Impact
Assessment
(EIA),
Mumbai, Mumbai Port Trust, 2009.
306
Adarkar Associates Inventorisation

of Open Spaces & Water Bodies in
Greater Mumbai for MMR-EIS,
Mumbai, 2012.
HCP
Design
and
Project
Management Pvt. Ltd., Inventory of
Environmental Features in Greater
Mumbai for MMR-EIS, Mumbai,
2012.

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Mumbai Ports Waterfront and Port

Land Development Report

Report on Mumbai Ports waterfront and port land Development 2014

Report of Mumbai Port Trust Land development committee on

Report on Mumbai Ports waterfront and port land Development 2014

The Mumbai Port Land Development Committee on

Mumbai Ports Waterfront and Port Land Development

Rani Jadhav (Chairman)

Christopher Beninger (Member)

Rajiv Mishra( Member)

Ravi Parmar (Chairman MbPT, Member,

Pankaj Joshi (Member)

Narinder Nayar (Co-opted member)

Hafeez Contractor (Member)

B. C. Khatua (Co-opted member)

Nanik Rupani (Member)

R.C. Sinha (Special Invitee Member)

Report on Mumbai Ports waterfront and port land Development 2014

issue, in all its aspects, by judiciously

balancing the needs of the burgeoning

D.M. Sukthankar, IAS (Retd.)

metropolis of Mumbai, on the one hand,

Formerly, Chief Secretary, Government

and the need to sustain and even

of Maharashtra and Secretary, Ministry

strengthen the financial viability of

of Urban Development, Government of

Mumbai Port, on the other. The city of

Mumbai is bursting as it seems and

I deem it an honour to have been called

there is an acute scarcity of land for

upon to write a Foreword to the report

strengthening its basic physical and

of the Mumbai Port Land Development

social infrastructure, particularly its

Committee set up by the Government of

public transport network. Equally, there

India under the Chairmanship of Smt

is a crying need to augment public open

.Rani Jadhav, former chairperson of

spaces and recreation areas which are

Mumbai Port Trust. The Committee was

already woefully inadequate and are

mainly entrusted with the task of

further getting depleted by the reckless

preparing of perspective plan and a

pace at which new constructions are

strategy for the development and

being put up in the city.

rejuvenation of Mumbai Port Trusts

particular. Anything I have mentioned in

Mumbai Port Trust lands at the present

Development Plan for Mumbai 2014-34

overemphasize the paramount need of

The last opportunity which Mumbai had

opportunity was, however, sadly lost

succumbing to the pressure from vested

redeployment, admeasure more than

Mumbai. This vast areas is more than

Report on Mumbai Ports waterfront and port land Development 2014

Government agencies. The present may

framework as well as administrative