TABLE OF CONTENTS

Sr.No. Document title Pg. No.

1 Copyright registration Certificate 2

2 References of correspondences 3

3 Presentation to DIPAM 4-11

4 White paper re. TDR by former Chief Planner, Govt. of India 12

5 Endorsement from former Chief Planner, Govt. of India 13-15

6 Example of balance potential of GoM TDR Assets 16

7 Copyright Document 17 – 37

8 Achievements 38

9 NUPF 2018 highlighted pages 39 – 42

10 UDCPR 19 hearing notice 43

11 MbPT hearing notice 44

12 GoM GR for Floating TDR Study Group 45 46

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Keshao Gurumukhi Email: kt.guru46@gmail.com
B.Arch., M.T.P., Dip. H&UD, Cert. Plng.&Proj. Mngmt. Tel: +91 11 27474183
FIIA, FITP, Regd. CoA, LM-IUT, LM-IBC, Mob: +9968257322
(Former Chief Planner, Govt. of India, Min. of UD.)
Consultant & Technical Advisor

To Whom It May Concern

TRANSFER OF DEVELOPMENT RIGHTS (TDR) CLUSTER AND ESTATES

The proposed TDR and Estate Development is a good working capital trading instrument in Demat
Form for real estate sector as well as a good investment platform to generate huge corpus fund by
the land owning Government Departments or Agencies which will be able to boost their fiscal
resources through an enhanced FSI and suitable changes in the land use based on locational
advantages and prospective development potentials. It will give a very big boost to the economic
growth of the State and also the Country through FDI, trading of land resources. TDR is a Negotiable
Instrument under the TDR Actand hence it can be granteda SaleableCommodity statusbeing a very
good Urban Tool to make Tradable Financial Instrumentasa Trading Commodity. Granting TDR
as a Working Capital Instrument which will benefit everyBuilder, land owning Farmer or any
Individual, Investor, Banker, Corporation, Municipal Council, authorities likeMMRDA, MHADA,
CIDCO, PMRDA, MSPHC and various land owning agencies/authorities of the ofthe Central and
State Government. Therefore, it is necessary to establish a TDR Commodity Trading
Exchangelike Stock Exchange.

As mentioned in the copy right business model of TDR Cluster and Estate India Pvt.Ltd. as a JV/PPP
venture project itis strongly felt that it will achieve the objectives of the Mission particularly:

1. Bringing large amount of potential land resource under the projects development including
promoting land bank
2. Big boost to housing and infrastructure development besides creation of employment
3. Protection of Ecology and Environment through planned development, prevention from future
disasters or natural calamities
4. Introducing green technologies and construction techniques in urban and ruralareas through
improved living conditions
5. Redevelopment of old built up areas including housing, improvement of slum pockets and to
achieve slum free cities

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6. Attract FDI and promote International Cooperation
7. Achieve long term planning goals or vision as envisaged in the master plan
8. Boost to tax free model through housing and fulfilling a dream – housing for all
9. Making the States debt free through generation of fiscal resources as per TDR proposals
10. Establishing TDR Commodity Trading Exchange with online services

The Advantages are:

1. Asset based valuation of TDR can raise funds through public issue against equityshares on
premium on the basis of generated and balanced TDR stock valuation.
2. It will aid audit and transparent distribution records to Government and will generateand collect
corpus under one roof with special Revenue and Urban RuralDevelopment account Under Ministry
as decided by the Government.
3. This is a concept and idea to additionally safeguard and maintain agricultural land andwill be more
helpful in modification in land acquisition process and to developGovernment policy.
4. It will increase transparency to builders and developers for their business without
anycomplications.
5. It will highly benefit Central Government, State Government, Municipal Corporationsand Municipal
Council by offering the stock in such a manner as per DevelopmentControl rulesand land usages
as a floating stock.
6. Citizens of India will get Good Quality Houses because of control on the land cost
7. It will also help to solve Slum Rehabilitation Authority’s biggest issues like Dharaviin Mumbai to suit
the environmental effective new Housing Projects, control informal sector development.
8. For Roti, Kapada, Makan, Dukan and Chukan (tax) a healthy, wealthy atmosphere inthe economy
of real estate sector will be created on introducing this system. Most ofall, it will affect and control
land mafia corruption and vested interestbesides preventing malpractices.
9. It will boost a planned compact development with optimum use of developable land,with suitable
modifications in the Master plan and building regulations. The overall development still will be
within the limit of permissible FSI 400.

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Additional Advantages are:

_Common man (Indian Citizen) can invest in the TDR

_Control on land valuation data
_Transparent deal for trading asset based TDR
_Balance demand and supply through Government Company
_Balancing aim and object for builder community
_Reduced load on established corporations and municipality
_Saving of agricultural land
_Systematic migration support
_Support to housing sectors fulfilling shelter dream
_Balancing environment and ecology through planned development
_Good returns on investment to individual and institutional investors
_Employment generation through construction and development activities
_Increase in Government revenue and corpus fund
_Systematic planning approach and development regulations to new Digital SmartCitiesand updating
land data bank digitally.
_TDR distribution from PPP Company to various authorities and builders

Considering the quantum of investment in the National Stock Exchange and policy encouraging FDI,
It is strongly believed that this concept will be a remarkable new investment platform and help build
New India more competitively in future.

(Keshao Gurumukhi)
Consultant and Technical Advisor

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no.L-67613/2017 Page 15
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 A UNIQUE SYSTEM AND PROCESS FOR
TDR CLUSTER
AND FOR CREATION AND UTILIZATION OF TDR

Milind Murlidhar Deshpande

Address: A552, Alankapuri Soc Ltd B, S No 123/A/1/2/2,
MIT College Road, Kothrud, Pune- 411038
Maharashtra, India.

Cell: 08888099799 / 07776099799

Email : milind1970@yahoo.com

Date: 12th January, 2017.

Name of project: A Unique System And Process For TDR Cluster And For Creation And
Utilization Of TDR
Process owner: Milind M. Deshpande
Created by: Milind M. Deshpande
Publication 10th Jan., 2016
date:

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 ACKNOWLEDGEMENT
I, Milind M. Deshpande, extend my gratitude towards all those who have
directly or indirectly helped me to process and put my ideas on paper.

I anticipate the valuable guidance, cooperation, recommendation and

participation from Government of India, Government of Maharashtra,
Governments of all Indian states and Union Territories, various ministries
and their concerned authorities.

This concept/idea will boost the revolutionary effects to the economic growth
of our country in the area of real estate sector, land developments and
acquisitions.

Thanking you!
Milind Murlidhar Deshpande
Cell: 8888099799
Email: milind1970@yahoo.com

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Table Of Contents:
Objective 4
TDR Cluster Process Document 5
TDR Cluster System and Process Flow Diagram 7
Advantages 7
Suggestion mechanism 8
Expected locations for floating FSI creating 2.5 times TDR 10
Delhi 10
Mumbai 11
Pune 12
Demand supply – Mumbai upto year 2021 source: MMRDA 13
Example deal: Source: Internet article dated 25th May, 2016 19
Source: Internet article dated 28th April, 2016 20

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Objective:
This process includes major government and private land areas to forest land, national park, railway, road
highway land, defense land, airport land, irrigation land, dam heritage land including fort, ports road,
highways, administrative buildings, government colleges, court buildings, old grounds, government
warehouses, petroleum depot, jails, that can be used to create all types of FSI (Floor Space Index) like Floating,
Revolving, Fungible, etc. as TDR (Transferable Development Rights) with Government and their authorities, to
enter into JV and PPP with government bodies, listing TDR with commodity, national and international stock
exchange, subject to permission from government authorities.

The process swathe and aims at developing, designing, creating, updating and maintaining online support
systems to attain the main object of the concept ie. distribution, buying and selling in legal and with stock
balancing report on daily basis by demat means. The concept of income will be based on fee, royalty,
commission, brokerage, face value, premium and duties and generated floating TDR as FSI on ready reckoner
land rates.

It also aims at providing new avenue for investors as an investment and boost to the Indian Economy and Real
Estate Sector.

Mission-For Roti, Kapada, Makan, Dukan and Chukan (tax) a healthy, wealthy atmosphere in the economy of
real estate sector will be created on introducing this system. Most of all, it will affect and control land mafia
corruption and wasted interest.

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TDR Cluster Process Document:
Project Purpose: The purpose of the TDR Cluster project is to provide a new avenue for
investors through stock exchange listing as a commodity or bond in demat
format and boost the Indian Economy and Real Estate Sector.
Project Scope: This project pertains to only marketing and listing the generated floating
TDR in the stock exchange.
Project Input: The project input for the TDR Cluster project is the Government and
private identified TDR. Once this input is defined, the project will initiate.
Project The activities immediately following the process input and immediately
Boundaries: preceding the process output define the boundaries for the TDR project.
Therefore, the TDR Cluster and Estate India Ltd. starting boundary is
defined by the State and Central Government declaring a TDR for
Government or private land. The project’s ending boundary is defined by
sale and purchase of TDR by issuing Development Rights Certificates (DRC)
in the form of Demat for specified cities and villages
Project Flow: 1. Milind M. Deshpande identifies locations for creating TDR and notifies
Government of India and State Government about it.
2. Government grants the TDR and informs Milind M. Deshpande and his
registered company about it.
3. Milind M. Deshpande and his registered company appoint financial
underwriters for safeguarding the whole deal.
4. Milind M. Deshpande and his registered company processes complete
data sheet soliciting detailed area calculations, a list of key TDR assets
and pricing based on ready reckoner.
5. Milind M. Deshpande and his registered company acquire approval
through Government concerned authorities like SEBI to solicit for
online listing.
6. Milind M. Deshpande and his registered company provides the
generated TDR location information with generated stock and
application deadline to public via this data sheet needed by potential
applicants online.
7. Upon application deadline date, applications are forwarded to
operational division for screening.
8. Allotment of DRC to eligible applicants to their demat accounts.
Project Output: TDR Development Rights Certificates (DRC) issued to the buyer in demat
format for development in the specified cities / villages.
Exceptions to If the planned corpus is not generated completely from the public,
Normal Project underwriters will play their role.
Flow:
Control Points A control point and measurement is established in step 3 of the process
and flow. If the planned corpus is not generated completely from the public,
Measurements: underwriters will play their role.

TDR Cluster System and Process Flow Diagram:

Milind M. Deshpande Copyright reg. no.L-67613/2017 Page 21
 Milind M. Deshpande identifies
locations for creating TDR and
notifies Government of India
and State Government about
it.

Government grants the TDR

Input and informs Milind M.
Deshpande about it

Milind M. Deshpande and his registered company

Project Milind M. Deshpande and his registered processes complete data sheet soliciting detailed area
process company appoint financial underwriters for calculations, a list of key TDR assets and pricing based
safeguarding the whole deal. on ready reckoner.

Upon application deadline
date, applications are
forwarded to operational
division for screening.
Milind M. Deshpande and his
registered company provide
the generated TDR location
information with generated
stock and application deadline
to public via this data sheet
needed by potential applicants
online.
Milind M. Deshpande and his
registered company acquire
approval through Government
concerned authorities like
SEBI to solicit for online listing.

Allotment of DRC on pro-rata

basis to eligible applicants to
their demat accounts. Output

If the planned corpus is not

generated completely from
the public, underwriters will
play their role.

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Advantages:
1. Asset based valuation of TDR can raise funds through public issue against equity shares on
premium on the basis of generated and balanced TDR stock valuation.
2. It will aid audit and transparent distribution records to Government and will generate and collect
corpus under one roof with special Revenue and Urban Rural Development account Under
Ministry decided by the Government.
3. This is a concept and idea to additionally safeguard and maintain agricultural land and will be more
helpful in modification in land acquisition process and to develop Government policy.
4. It will increase transparency to builders and developers for their business without any
complications.
5. It will highly benefit Central Government, State Government, Municipal Corporations and
Municipal Council by offering the stock in such a manner as per Development Control rules and
land usages as a floating stock.
6. Citizens of India will get Good Quality Houses because of control on the land cost and supply of
ample housing as per requirement.
7. It will also help to solve biggest Slum Rehabilitation Authority biggest issues like Dharavi in Mumbai
to suit the environmental effective new Housing Project.
8. For Roti, Kapada, Makan, Dukan and Chukan (tax) a healthy, wealthy atmosphere in the economy
of real estate sector will be created on introducing this system. Most of all, it will affect and control
land mafia corruption and wasted interest.
A few more advantages are:
Common man can invest in the TDR
Control on land valuations
Transparent deal of floating assets
Balance demand and supply through Government company
Balance aim and object for builder community
Reduced load from established corporations and nagar palika
Save farming land
Systematic migration support
Support to housing sectors
Balance environment
Good returns on investment to individual investors and institutional investors
Employment generation
Increase Government revenue
Systematic planning approach and development regulations to new digital smart cities.
TDR distribution from Government company to various authorities and builders

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Suggestion mechanism:
At present the Government offers special FSI to Private Builders and their autonomous bodies
(MHADA) for their land by modifying and making provisions in Development Control (DC) rules
for higher Floor Space Index (FSI). I suggest to make modifications and issue Floating TDR
against above and examples of Government protected Railway Defense Heritage, CRZ ,Social
Justice (Court and Jail land),National Park, Road and Highways, Port, Fort, Navratan Companies
land and our concept and idea patented technology system to deal in this TDR market for
buying and selling in a legal manner.

When Government offers 3 or 4 FSI to private builders with premium, I suggest and make
copyrights for this concept and idea to generate Floating FSI by provisional FSI of 2.5 for every
Government asset which is the need of present demand and supply of land for residential as
well as commercial purpose.

For example, if Lal Qila (Red Fort) is 254 acre land we can generate 2.5 FSI against this
heritage area to make Social Welfare under PM and CM of every state.

As a valuable historical place, the valuations can create huge corpus collection to the
Government. I suggest listing this asset in Stock market Commodity Exchange, International
market, Bond market as a provision of online buying and selling. This will be more transparent
and valuable. It will also create and control land valuations for developments of new Smart
Cities. This whole asset will be connected with Equity base company. Since it is in the National
interest and benefits issue, I welcome Niti Aayog as an associate partner in the model of PPP
or JV to establish a new company for this concept as a SPV listed in the stock market.

Floating TDR valuation is based on land Ready Reckoner rates and this asset of the proposed
holding company listed in stock market for equity valuation with premium issue.

For Online Trading Process of equity shares as well as sq.ft. basis issued bond certifications in
demat format.

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Major Government land areas generating the floating FSI as a
TDR:
Forest Land – National Park
Railway , Road Highway Land
Defense Land
Airport land
Irrigation Land Dam
Heritage Land including Fort
CRZ Land
Ports
Administrative Buildings, Government colleges, Court Buildings, Old Grounds
Government Warehouses, Petroleum Depot, PSU land
Jails
Race course

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Expected locations for floating FSI creating 2.5 times TDR:
Locations Area in acres and Price
sq. ft.
Delhi

Lal Qila 254acers As per ready reckoner

Rastrapati Bhavan 300acres As per ready reckoner

Sansad Bhavan 6acers As per ready reckoner

Tihar Jail 400acers As per ready reckoner

Taj Mahal 42acers As per ready reckoner

Akshardham 100acers As per ready reckoner

Railway Station 300acers As per ready reckoner

Defence Cantonment Authority 10521acres As per ready reckoner

PM & Cabinet Ministers Bunglow Info unavailable As per ready reckoner

Navratan Companies Land Info unavailable As per ready reckoner

RCF ,IOC BPCL,HPCL Petroleum Info unavailable As per ready reckoner

Depot

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Locations Area in acres and Price
sq. ft.
Mumbai

National Park Mumbai 104 sq. km.(4% of As per ready reckoner

total area)
Raj Bhavan Mumbai 50 acres As per ready reckoner

Railway Stations in Mumbai Info unavailable As per ready reckoner

Mumbai Port Trust 1800acers As per ready reckoner

ULC land Under Government Info unavailable As per ready reckoner

Stock
Azad Maidan 25acers As per ready reckoner

Shivaji Park 27acers As per ready reckoner

Chatrapati Shivaji Airport Mumbai 1450acers As per ready reckoner

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Locations Area in acres and Price
sq. ft.
Pune

Yerawda Jail 512acers As per ready reckoner

Race Course 118acers As per ready reckoner

Shaniwar wada 6acers As per ready reckoner

Defense Land Cantonment 130acers As per ready reckoner

Railway Stations Info unavailable As per ready reckoner

Hindustan Antibiotic HA Land 87acers As per ready reckoner

Many more areas in every state and union territory can be accommodated in the same
structure for valuation to make the Government healthy. This will control land price and
corruptions and safe guard the agricultural land. Many More areas in every state and union
territory can be accommodated in the same structure for valuation to make the Government
healthy. This will control land price and corruptions and safe guard the agricultural land.

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Demand supply – Mumbai upto year 2021:

Land-use of Greater Mumbai:

Category Region / Sub Region Greater Island Western Eastern
Mumbai Suburb Suburb Suburb

Developable Area: Urbaniseable Area (U1 Zone) 190.73 49.86 84.55 56.32
247.31Sq KM
Industry 22.14 6.01 5.1 11.03

Agriculture 25.86 24.28 1.58

Plantation 8.58 7.15 1.43

Non Developable Area: Airport /Harbour 13.09 6.51 6.31 0.27

220.5 Sq Km

Beach / Gruynes 7.71 4.42 3.29

Dense Forest 28.61 22.64 5.97

Sparce Land 37.25 18.23 19.02

Scrub Land 21.33 8.28 13.05

Rucky Outcrop 4.81 2.3 2.51

Coast Wetland 98.9 5.66 43.28 49.96

Water Body 8.8 1.45 7.35

Total Area 467.81 72.46 226.86 168.49

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What is the net developable area for Residential Development?
Assumption %m of Industry, Agricultural and Plantation Area 10% 15% 25%
to convert into Development

Developable Area 2001 2011 2021

A Urbaniseable Area (U1 Zone) 191sqkm 191sqkm 191sqkm

B Industry 2sqkm 3sqkm 6sqkm

C Agriculture 3sqkm 4sqkm 6sqkm

D Plantation 1sqkm 1sqkm 2sqkm

E Total 196sqkm 199sqkm 205sqkm

F Less Area Under Slat Pan 22sqkm 22sqkm 22sqkm

G Less Area Under Slum 27sqkm 27sqkm 27sqkm

H Less 20% Area under Road & Rail 39sqkm 40sqkm 41sqkm

I Less 15% Area under DP Reservation 29sqkm 30sqkm 31sqkm

J Balance Developable Area (BDA) 79sqkm 80sqkm 84sqkm

K Less Area Under Commercial Development 4.70sqkm 6.50sqkm 7.02sqkm

L Net Area Available for Residential Development 74sqkm 74sqkm 77sqkm

Area under CRZ (69 Sq Km) has not been deducted from developable area. It is also assumed that 15% &
25% of the area under industry, agriculture and plantation will come in for development by 2015 & 2021
respectively.

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Corroborative Evidence:
Residential Area in Greater Mumbai

Sr. Urban Total Area of Development Developed Area Zoned Existing

No. Center Development Area Area For Residential
Plan In Proposed Existing Residential Area
Sq km. In Sqkm in Sqkm in Sqkm in Sqkm
1 Greater 468 273 227 206 75
Mumbai
Source: MMRDA

What should be Mumbai FSI –Approach -1

Distribution of Population:
Units Sizes % of Population Population 2001 Population 2011 Population 2021

11,914,398 13,407,658 15,213,734

350 Sq FT 30% 3,574,319 4,022,297 4,564,120

600 Sq FT 30% 3,574,319 4,022,297 4,564,120

1,500 Sq FT 30% 3,574,319 4,022,297 4,564,120

2,500 Sq FT 10% 1,191,440 1,340,766 1,521,373

Distribution of Households: (Household size =4.9 as per census 2001)

Households-2001 Households-2011 Households-2021

No. of Households 2,431,510 2,736,257 3,104,844

350 Sq FT 729,453 820,877 931,453

600 Sq FT 729,453 820,877 931,453

1,500 Sq FT 729,453 820,877 931,453

2,500 Sq FT 243,151 273,626 310,484

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Assessment of Built-up Area:
Built Up Area Built Up Area 2001 Built Up Area 2011 Built Up Area 2021

350 Sq FT 255,308,529 Sqft 287,306,957 Sqft 326,008,588 Sqft

600 Sq FT 437,671,763 Sqft 492,526,212 Sqft 558,871,865 Sqft

1,500 Sq FT 1,094,179,408 Sqft 1,231,315,531 Sqft 1,397,179,662 Sqft

2,500 Sq FT 607,877,449 Sqft 684,064,184 Sqft 776,210,923 Sqft

Total Built Up Area (Sqft) 2,395,037,149 Sqft 2,695,212,884 Sqft 3,058,271,038 Sqft

Total Built Up Area (Sqkm) 223 Sqkm 250 Sqkm 284 Sqkm

• The built-up area as on 2001 was 223 Sqkm.

• The required area by 2021 will be 284 Sqkm.
• That means, we will need 62 Sqkm more to accommodate arising housing needs by 2021.

What should be the Min FSI of Greater Mumbai:

Built Up Area Built Up Area 2001 Built Up Area 2011 Built Up Area 2021

Total Built Up Area 223 Sqkm 250 Sqkm 284 Sqkm

(Sqkm)
Net Area for Residential 74 Sqkm 74 Sqkm 77 Sqkm
Development
Min FSI Requirement for 3.01 3.38 3.68
Greater Mumbai

As against 74 Sqkm the net residential area for development, the total built-up area of greater Mumbai
(2001) is approximately 223 Sq Km. To accommodate it, Mumbai should have had a min FSI of 3.01.
To accommodate the growth in Housing Demand by 2021, Mumbai should have a FSI of 3.68.

Milind M. Deshpande Copyright reg. no.L-67613/2017 Page 32

What should be Mumbai FSI –Approach -2
Assessment of Housing Need by 2021

A Mumbai Population as per Census 2001 11,914,398

B Slum Population 55% 6,552,919

C Projected Population of Mumbai 2021 15,213,734
D Incremental Population 2001-2021 3,299,336
E House hold size as per census 2001 4.9
F Housing need (B+D)/E 2,010,664
G Minimum Size of Flat Required (Sq Mtrs) 60

H Total Built-up needed to accommodate Housing Need (Sq Mtrs) 120,639,857

I Total Built-up needed to accommodate Housing Need (Sq Kms) 121

• We need more than 20 million houses and 121 sq.km of built-up area to accommodate housing
demand by 2021.
• This assessment includes, rehabilitation of slum population and assumes that 50% of the industry
land will be used for housing plus the land covered under slums will also come in for housing
development
• We have also assumed that the land under plantation and agriculture will be left open and green in
this approach.

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Mumbai FSI Assessment:
S. No Available Area for the development & FSI need Area in Sq Km

A Assume out of 22 Sq Km of Industry Area, 50% of the area comes 11.1

in for development
B Area under Slums 27.0
C Total Area that will be available 38.1
D Less Area to be left for Roads (20%) 7.6
E Less Area under D P Reservation (15%) 5.7
F Less Area under Commercial Development -2021 7.0
G Net Area left for development (C-D-E-F) 17.7

H Total Built-up needed to accommodate Housing Need (Sq Kms) 120.6

I Min FSI Needed to Accommodate Housing Need by 2021 (H/G) 6.8

This assessment derives that Mumbai should have a FSI of 6.8 to accommodate slums and housing demand
by 2021.Expected growth of commercial office supply in greater Mumbai from 2007-2021 is 2.23 Sq Km.

Milind M. Deshpande Copyright reg. no.L-67613/2017 Page 34

Source: Internet article dated 25th May, 2016
· Ambedkar memorial work at Indu Mills in Mumbai to start tomorrow
Given the state’s mounting debt, the architectural firm suggested permitting transferable
development rights (TDR) for the unutilised built-up potential of the plot as an option. Sources in the Maharashtra
government, however, said the TDR option might have a political fallout, since the government had announced it would
not allow “commercial development or exploitation” of the Indu Mill land.

The government had offered to compensate the Centre-run National Textiles Corporation (NTC) with TDR worth Rs
1,300 crore for transferring the land in the state’s favour to build the memorial. The NTC, however, is not easily giving up
on the plot. While it has already entered into a tripartite agreement involving the Union textiles ministry and the
Maharashtra government, the NTC has pegged the land’s worth at Rs 1,800 crore at current market rates, and is still
pushing for cash compensation.

Chief Minister Devendra Fadnavis had on Monday made it clear that the state government would not agree to cash
compensation, and that the NTC would have to settle for TDR. With Prime Minister Modi scheduled to arrive on October
4 for the ceremony to lay the foundation stone, senior officials in the Maharashtra government said they hoped to
resolve the deadlock with NTC by then.

Located at Prabhadevi in the heart of Mumbai, the land is spread over 5.23 lakh square feet. Going by Mumbai’s
prevalent town planning norms — the sea-facing plot falls in the coastal regulation zone —it has a total built-up
potential of 6.95 lakh sq ft. Based on the design, the unutilised potential will be 4.45 lakh sq ft. Private valuers confirmed
that the current market rates in Prabhadevi is around Rs 30,000 per sq ft.

The firm designing the memorial of Dr Ambedkar, known as the ‘architect of India’s Constitution’, said the memorial
would be an “oasis of solitude” amid Mumbai’s urban chaos.
A 25,000 sq ft stupa around a pond will be its main attraction. “A dome-like structure resembling a stupa will stand in
the middle of the plot. It will have 24 stone ribs. The edifice will be of structural steel,” said Shashi Prabhu. The
architects proposed a bronze canopy on the stupa.

Prabhu said, “After sunset, a light at the tip of the stupa will give the entire structure a golden hue.”

The memorial is proposed to have a 39,622 sq ft museum. “It will be an interactive museum displaying several aspects of
Ambedkar’s life. We plan to create holograms of Dr Ambedkar,” Prabhu said.

Also proposed is an underground library, and an auditorium block for cultural events. The planners, however, excluded a
proposal to include a research centre and a college at the site. The memorial will have a facility to park 400 vehicles.
Prabhu, meanwhile, said the construction would not involve felling of even a single tree on the mill land that has over
200 trees.

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Source: Internet article dated 28th April, 2016
Ambedkar memorial: Mumbai’s Indu Mill land transfer deal in limbo
The Union textile ministry has objected strongly to Maharashtra’s latest compensation offer of Rs 1,413.48
crore. The NTC has questioned this valuation, demanding a higher price for its land.
The transfer of Mumbai’s Indu Mill land for a ‘world-class’ memorial to Dr Bhimrao Ambedkar has run into
choppy waters, with the Centre hardening its stand against the Maharashtra government over compensation
for the land transfer.

The Union textile ministry has objected strongly to Maharashtra’s latest compensation offer of Rs 1,413.48
crore. The NTC has questioned this valuation, demanding a higher price for its land.

A communication dated April 19, 2016, from the ministry has now sought “specific” assurances from the
state government regarding the compensation deal before “taking matters forward”.

Prime Minister Narendra Modi had performed the bhoomi pujan for the memorial last October. The Union
Cabinet had earlier approved in principle a proposal to transfer the 12-acre Indu Mill land, which is in the
possession of the National Textile Corporation (NTC), to the Maharashtra government. A memorandum of
understanding (MoU) was also signed between the Centre, the state and the NTC in the presence of the PM
and Maharashtra Chief Minister Devendra Fadnavis. But the actual transfer of land has been pending, with the
parties yet to fix the exact amount of compensation. Senior government officials conceded that construction
work on the memorial could kick off only after the land was transferred.

The talks have now hit a stumbling block with the Ministry of Textiles conveying in its April 19 communication
that the Government of Maharashtra’s compensation offer (to the NTC in lieu of the land) was “in contrast to
the recommendations made by a sub-committee that had been mandated to fix the exact compensation
amount”. Anil Kumar, an Under Secretary in the NTC section of the textile ministry, has addressed the official
communication.

The bone of contention is the land value arrived at by the state. All parties had earlier agreed that the
compensation would be in the form of transferable development rights (TDR) or floating FSI that could be sold
to realise the compensation amount.

Following a valuation exercise carried out by the state’s town planning and valuation
department, the CM-led urban development department had on March 9, 2016, informed the ministry that
the land’s value had been fixed at Rs 1,413.48 crore. The NTC, which had
originally demanded a cash compensation of Rs 3,600 crore, pointing out that a 5-star hotel had been
sanctioned on an adjoining plot, has now questioned this valuation.

While senior state government officials said the valuation had been done as per the prevailing town planning
principles and was in order, the Union ministry claimed that the “valuation suffers from various deficiencies
and does not take all relevant factors into consideration”. It has further argued that the state government had

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originally worked out a much higher land value and compensation deal, a contention refuted by state
functionaries.

Another point of conflict is a “new condition” set by Maharashtra. The UD department, in its correspondence
in March, had communicated that the “amount realised from the sale of the TDR over and above the fixed
land value be released to the state government in the form of a grant for the memorial project”.

Objecting strongly to the fresh rider, the ministry has now conveyed that “it was an underlying assumption
that the amount which shall be realised from the sale of the said FSI would reflect the market value of the
construction potential of the land, and in turn may be considered the fair value of land”. The state has,
however, maintained that both the valuation and the rider were “fair”.

The Centre has said the sub-committee had recommended a TDR of 2.5 times of the plot size — over 1.21 lakh
square metre, for the plot of land. The Maharashtra government has based its land value on the basis that a
TDR of 1.33 times was applicable as per prevailing norms.

During the deliberations of the sub-committee, the state government had earlier conveyed that it was in the
process of unveiling a new TDR policy that would clear the decks for release of higher TDR but it is yet to adopt
such a policy. The state and the Centre are also yet to amend laws to permit utilisation of the TDR, a
precondition set by the NTC for the land transfer. “The valuation (land value fixed by the state) is based on the
state’s instruction that the plot can be bifurcated into CRZ and non-CRZ areas, which was not placed before
the sub-committee,” Kumar has mentioned in his letter.

“The valuation also considers surrender of lands to be surrendered to the Mhada (for mill
workers housing), and the BMC (for recreation) from this land whereas the NTC, which has
several pieces of land in Mumbai, would be able to integrate this mill land with its other lands, and can
surrender lands from other mill lands for maximising the value of this land,” the letter adds.

The Centre has now said it will require a “specific response from the state” that the TDR
permitted would be at least 2.5 times the plot size, “to take the matter forward”. It has further said “no
condition” should be imposed on the utilisation or the sale of the TDR. It has also sought a specific assurance
from Maharashtra that it will be permitted to utilise the TDR anywhere in the city. Sources said the CM was
expected to take up these issues with the Centre now to resolve the deadlock.

For now, the state government is firm that the compensation being offered in “fair and
reasonable”.

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