DCR 58

SDCR 5.0

Lands of Cotton Textile Mill (CTM)

PEATA Workshop | March 2015

Predominantly in

Central Mumbai.

Owner Total

NTC 25

MSTC 01

Private 32

Total 58

Central Mumbai.

Brief History :Special Regulation for Cotton Textile Mill (CTM) land

• 1991 - DCR 58 was first introduced as part of DCR 1991.

• 1996 - Govt. imposed ban on development of CTM. (Charles Correa

Committee appointed)

• 2001 - Ban lifted. Modified DCR 58 published on 20/3/2001• 2001 - Ban lifted. Modified DCR 58 published on 20/3/2001

• 2005 - Modified DCR 58 was challenged by BEAG in Supreme Court

• 2006 – Supreme Court upheld validity of modified DCR 58

• Since 2001, it had undergone few amendments to-date

(relating to workers housing, employment and related issues.)

• 2015 – New SDCR 5.0 introduced, proposing to replace old DCR 58

ComparisonCurrent DCR NEW (SDCR 5.0)

1 Sharing of Land with MCGM & MHADA

- As % of Vacant Land / balance FSI

Sharing of Land with MCGM & MHADA

- As % of Gross Plot

2 MCGM share 33%

Entire land as RG / Open space

MCGM share 12.5%

Entire land for Amenity open or Built-up

3 MHADA share 27% MHADA share 7.5%3 MHADA share 27%

[50-50 for Transit + Mill Worker

Housing.]

MHADA share 7.5%

[100% for Mill Worker Housing]

4 Owner

[up to 40% + DR of MCGM Land] *

ZONAL FSI + Existing BUA

Owner

[ Max permissible FSI of 100% land on 80%

land]

5 Existing BUA

Protected & permitted for reconstruction

for commercial purposes

Existing BUA

Protected & permitted for reconstruction

Only for modernization/ revival of mill

Applicability• DCR 91

“ All lands owned by Cotton Textile Mills (CTM) irrespective of it’soperational use / present status / present use / actual user or anyother factor are regulated by this regulation and not under any otherregulation “

• NEW DCR

No such specific provision in draft regulation.

- Thus, Land owned by CTM but where there is NO mill activity – would stand excluded.

SUGGESTION:

• Retain DCR 91 provision and include it as a Definition (Annexure 2.0) of new DCR.

Development Proposal• Categories for Development (similar to current DCR)

1. Revival - Sick or Closed Mill

2. Modernization of Mill

3. Shifting / Closure of Mill

• Planning Permission

• Two Stage approval

– Pre-requisites for submission as per SDCR 5.2

• Basis for Land sharing (revised)

• DCR 91

- Existing Built up Area protected.

- Sharing on Vacant Land / Balance FSI.

• New DCR

- Sharing on Gross Plot Area.

1 – Revival of Sick or Closed CTM

• Existing B.U.A. can be utilized for :

– Cotton textile or related user.

– Diversified Industrial user.

– Commercial purpose.

• Changes

– Reconstruction of Existing BUA not permissible. – Reconstruction of Existing BUA not permissible.

– BUA not protected in case of Shifting / Closure.

– Protected for Revival & Modernisation Scheme , only if retained.

– BUA of Residential Structures - Excluded.

– No change of user OR occupant permitted for existing

residential structures (if retained)

2. Modernisation

• Land to be subdivided between portion retained and portion

to be closed.

– Portion Retained to be Carved out as a separate plot by

considering “land under existing building + required open

space”. Thereafter redevelopment required for

modernisation can be permitted on that plot.modernisation can be permitted on that plot.

– Balance land to be considered as independent land with its

own FSI potential.

• Modernisation is now relevant only for NTC Mills. (30 out of

32 private mills have closed)

Suggestions:

1. Carving out of lands using existing plinth area is

inefficient, since mill structures have large ground

coverage.

2. Carving out to be permitted considering land component

of BUA to be retained & reconstructed for modernization, of BUA to be retained & reconstructed for modernization,

as per current DCR.

3. Current provisions are flexible & conducive to

modernisation. This would be more beneficial to NTC. It

will allow them to modernize their mills as well as raise

adequate resources from efficient use of balance land.

Multimill Aggregation / Integrated Development Plan

• DCR 91

– Integrated development of 2 or more Mills is permitted for

development.

– Composite scheme is permitted for handing over Total MCGM /

MHADA share in any of the mills included in the composite scheme.

• New DCR

– Each mill to be developed in-situ. – Each mill to be developed in-situ.

– [ Multi-mill aggregation provision – DELETED]

Suggestion :

• Provision for Multi mill aggregation should be retained in new

DCR.

• Larger land parcels for MCGM amenities + Mill Worker housing

can be provided in consolidated manner.

• Most viable option for NTC lands - due to common ownership.

Mill Worker housing / Existing Chawls

• Applicability

– Residential Structure owned by CTM (3 categories) - NEW

1.Occupied by present worker / erstwhile worker /

descendants

2.Cessed

3.Leased to co-operative societies

• Provision • Provision

– Owner to provide alternate reconstructed dwelling unit (min CA

- 27.88 / existing / max 70 m2) for every dwelling unit existing as

on 1/1/2000. Equivalent area in case of NR user.

– If cessed building in any category – SDCR 1.0 will apply – NEW

• Plot area required for total rehab BUA to be divided by permissible

FSI and proposed as a separate plot.

• No occupant to be evicted till alternate accommodation is provided.

Mill Worker housing / Exisitng Chawls

• DCR 91 :-

• Regulation 33(18)

• It allows the MHADA share of mill land as well as notional land

under residential chawls in mill land with additional FSI 4.0

( effectively 7.5 FSI) for creating more no. of tenements for( effectively 7.5 FSI) for creating more no. of tenements for

mill workers.

• Draft DCR 2034 :-

• No such specific provision appears to have incorporated.

• Mill worker housing has always been a key issue for

government.

Employment to Mill worker :

Owner is required to offer employment to at least one member of the family of the worker (who was in employment of mill as on 01/01/2000) in the new establishment after redevelopment.

[No change].

• Current DCR

• Training of Mill workers to be conducted by State appointed agency MITCON

• Training of Mill workers to be conducted by State appointed agency MITCON

• New DCR

• Training of Mill workers to be conducted by Mill Owner.

Suggestion:

• Retain Old DCR provision to facilitate comprehensive training and better employment opportunities

Funds from Sale of Mill Land :

• Funds to be credited to an Escrow account.

• Funds to be used after obtaining approval of Monitoring

Committee.

• [No Change in new DCR]

NTC MILLS (DEVELOPED)

SR.

NO.NAME OF MILL PLOT AREA OLD MCGM

NEW

MCGM

OLD

MHADA

NEW

MHADA

OLD

ROS/RG

(DCR 23)

NEW

ROS/RG

(DCR 23)

1 Apollo mill 61540 4531 7692 5080 4615 12982

2 Bharat mill 33939 2431 4242 1989 2545 7380

3 Elphinstone mill 35215 2343 4402 2627 2641 7561

4 India united mills no.2 & 3 64947 7874 8118 8828 4871 12061

5 India united mills no.4 31547 4219 3943 3452 2366 5969

6 India united mill no.5 22538 2459 2817 2012 1690 4517

7 India united mills no.6 47474 10546 5934 8429 3561 7124

8 Jam mill 37498 2652 4687 2169 2812 8169

Case Studies :Change in Basis for Sharing of Land

8 Jam mill 37498 2652 4687 2169 2812 8169

9 Jupiter mill 45058 514 5632 420 3379 11031

10 Kohinoor mill no. 1 & 2 68013 11351 8502 9287 5101 11844

11 Kohinoor mill no. 3 11859 2628 1482 2947 889 1571

12 M.S.T.C - A (western india) 11084 1234 1386 1009 831 2210

13 M.S.T.C - B 28924 3608 3616 2952 2169 5591

14 Madhusudan mill 72675 10017 9084 8196 5451 13616

15 Mumbai mills(sakseria mills) 74814 10956 9352 12284 5611 12894

16 New hind textile mill 33728 2035 4216 2282 2530 7353

17 Podar processes(edward mills) 9664 188 1208 154 725 2330

18 Sitaram mill 34125 2059 4266 7529 2559 6134

TOTAL 724642 81645 90580 81647 54348 140338 NIL

MCGM (NEW-OLD) 8936

MHADA (NEW-OLD) = -27298

PRIVATE MILLS (DEVELOPED)

SR.

NO.NAME OF MILL PLOT AREA OLD MCGM NEW MCGM

OLD

MHADANEW MHADA

OLD

ROS/RG

(DCR 23)

NEW

ROS/RG

(DCR 23)

1 Bombay dyeing mfg. co. ltd. 138256 25775 17282 26556 10369 21481

2 Bombay dyeing mfg. co. ltd.(spring) 118989 7053 14874 5771 8924 26541

3 Century spg &wvg. Mills 146547 4745 18318 4889 10991 34228

4 China mills compund 29958 1525 3745 1248 2247 6796

5 Dawn mills 29346 1136 3668 930 2201 6820

6 Hindustan spg. & wvg. Mills 1 & 2 68273 663 8534 542 5120 16767

7 Crown Mills 28610 NIL 3576 NIL 2146

8 Jublee mills 22843 1781 2855 1457 1713 4901

9 Kamla mills 38327 NIL 4791 NIL 2875

10 Khatau Mills 39576 NIL 4947 NIL 2968

11 Modern mills 49599 8627 6200 7058 3720 8479

12 Morarji mills no. 1 77711 5710 9714 6251 5828 16438

13 Morarji mills no. 2 48194 NIL 6024 NIL 3615

14 Mafatlal mills 1 & 2 58198 2451 7275 2006 4365 13435

15 Mafatlal unit no. 3 27163 588 3395 481 2037 6523

16 Matulya mills 40088 475 5011 388 3007 980616 Matulya mills 40088 475 5011 388 3007 9806

17 New great Eastern Mills 31317 1533 3915 1255 2349 7132

18 Prakash Cotton Mill 50013 6194 6252 5068 3751 9688

19 Pheonix mills 69085 NIL 8636 NIL 5181

20 Piramal spg & wvg. Mills 34750 1533 4344 1255 2606 7990

21 Raghuvanshi mills 62000 NIL 7750 NIL 4650

22 Ruby mills 26082 670 3260 548 1956 6216

23 Simplex mills 36479 1376 4560 1126 2736 8494

24 Swan mills 48927 4527 6116 4103 3670 10074

25 Swan mills 40013 3970 5002 3250 3001 8198

26 Sriram mills 68537 2513 8567 2056 5140 15992

27 Swadeshi mills 85583 24482 10698 25225 6419 8969

28 Sriniwas mills 70120 5568 8765 4555 5259 14999

29 Standard mills no. 2 40792 1248 5099 1021 3059 9631

30 Victoria mills 46571 5545 5821 4537 3493 9122

TOTAL1671948

119688 208994 111576 125396 288723NIL

MCGM (NEW-OLD) 89306

MHADA (NEW-OLD) = 13821

NTC MILLS (NOT DEVELOPED)

SR.

NO.NAME OF MILL PLOT AREA

OLD

MCGM

NEW

MCGM

OLD

MHADA

NEW

MHADA

OLD

ROS/RG

(DCR 23)

NEW

ROS/RG

(DCR 23)

1 Digvijay mill 37800 1988 4725 1626 2835 8546

2 Finlay mill 42090 NIL 5261 NIL 3157

3 Goldmohur mill 30364 1307 3796 1069 2277 6997

4 India united mill no.1 36521 9760 4565 7985 2739 4694

5 New city of bombay mfg. mills 27106 1572 3388 1287 2033 6062

6 Podar mill 25042 1623 3130 1328 1878 5523

7 Tata mills 35035 4970 4379 4067 2628 6500

TOTAL 233959 21221 29245 17362 17547 29775NIL

IMPACT of

Change in Basis for Sharing of Land

MCGM (NEW-OLD) 8024

MHADA (NEW-OLD) = 185

PRIVATE MILLS (NOT DEVELOPED)

SR.

NO.NAME OF MILL PLOT AREA

OLD

MCGM

NEW

MCGM

OLD

MHADA

NEW

MHADA

OLD

ROS/RG

(DCR 23)

NEW

ROS/RG

(DCR 23)

1 Bradbury mills 23750 1485* 2969 890* 1781 5938

2 Mukesh textile mills 39726 2483* 4966 1490* 2979 9932

TOTAL 63476 3968* 7935 2380* 4761 15869NIL

MCGM (NEW-OLD) 3967

MHADA (NEW-OLD) = 2381

Impact of change in Sharing Formula

No. Extent of Vacant land MCGM (%)

RG

Compulsory

MHADA (%)

50% PH +

50% WH

Owner (%)

RG as per DCR 23 was

additionally mandatory

1

2

3

Upto 5 Ha. (most lands)

Between 5Ha and 10 Ha.

Over 10 Ha.

33 %

33%

33%

27 %

34

37

40 %

33

30

No. Gross Plot Area MCGM (%) MHADA (%) Owner (%)

OLD

NEWNo. Gross Plot Area MCGM (%)

BUILT-UP

AMENITY

MHADA (%)

100% Mill

Workers

Housing

Owner (%)

RG as per DCR 23 – not mandatory

1 Gross Area. 12.5% 7.5 % FSI of 100% land on 80% Land

NEW

• Density of Construction to increase manifold - (FSI 1.33/2.0 to 5.0/6.5)

• Mandatory R.G. (open space) will reduce - From 25% to avg. 10% may be even 0%

• Mandatory Public RG will reduce - From 33% of Vacant Land to 0% if MCGM opts for

construction of other amenity.

MILL 01

Past Experience - Reconstruction of BUA + DCR 23 (Physical RG) = BETTER LAYOUTS

MILL 02

MILL 03

MILL 04

Past Experience - Reconstruction of BUA + DCR 23 (Physical RG) = BETTER LAYOUTS

MILL 04

Suggestion (for new DCR)

• Suggestions - PLANNING

• 50% of land handed over to MCGM – To be designated as RG (permanent open space)

• Layouts exceeding 10,000 sq. m. – 25% physical RG to be

compulsorily provided .

• Suggestions – RULE SIMPLIFICATION

• To Protect & permit reconstruction of existing BUA + Allow multi-mill integrated scheme.

• Land Sharing % to be changed only if found beneficial to MCGM/MHADA

(analysis can be done as actual data is known and finite.)

Suggestions (for new DCR)

• Redevelopment of all residential structures in mills to be governed by

SDCR 1.0 (non-discrimination/uniform policy)

• Mandatory Burden on Owner to train Mill worker for re-employment –

to be reviewed.

• Since 7.5% land is being surrendered for workers housing + All existing

residential structures to be compulsorily undergo redevelopmentresidential structures to be compulsorily undergo redevelopment

ONLY for housing - Further provision of affordable housing not to be

insisted on mill lands.

• Alternatively – 10 % land to be given to MHADA (increased from

7.5%) - To account for owner’s obligation for affordable housing – to

be constructed by MHADA along with it’s own housing, as per current

DCR.

REALITY CHECK:

Suggestion –

Owner Total Developed

under old DCR

Balance

new DCR

NTC 25 18 7

MSTC 1 1 -

Private 32 30 2

Is there a need to change this regulation

only for balance @ 9 mills ?

Current regulation is in operation since

last 15 years and has also met the legal

challenge in Supreme Court.

Current regulation can be retained with

% of land for increased for Amenities ,

and supporting regulation modified for

workers housing/ employment.

THANK YOU