Older buildings in South Mumbai that lack scope for redevelopment face a range of outcomes influenced by structural conditions, legal frameworks, and market demand. Here’s a detailed breakdown of possibilities:
1. Structural Repairs and Maintenance
- Why: Buildings that cannot be redeveloped due to space or legal constraints might undergo extensive repairs and strengthening works.
- Outcome: This can extend the building's life for several decades, but periodic repairs will be necessary.
- Challenges: Higher maintenance costs and resistance from occupants to contribute financially.
2. Cluster Redevelopment Initiatives
- Why: For buildings with limited individual redevelopment potential, cluster redevelopment can combine several old buildings or plots into one large redevelopment project.
- Outcome: Developers are incentivized to create modern infrastructure while providing residents with new homes.
- Example: Parts of Girgaon and Kalbadevi have seen such efforts under Mumbai’s Cluster Redevelopment Policy.
3. Change of Use for Commercial Purposes
- Why: Buildings unable to attract residential redevelopment might be converted for commercial purposes like offices, warehouses, or boutique hotels.
- Outcome: This can generate better returns for landlords or societies.
- Example: South Mumbai’s historic buildings have already seen adaptations for cafes, co-working spaces, and small retail.
4. Dilapidated Structures May Be Condemned
- Why: If a building is structurally unsound and cannot be redeveloped or repaired, municipal authorities may deem it unsafe.
- Outcome: Residents are evacuated, and buildings are demolished. The land may remain vacant for years until stakeholders resolve redevelopment issues.
5. Tenancy-driven Stalemates
- Why: In many old buildings, existing tenants (under rent control laws) pay negligible rents. This creates resistance towards redevelopment and economic unviability for developers.
- Outcome: Buildings deteriorate further, turning into "camps" for legal disputes and disrepair.
- Challenge: Government intervention may be required to resolve disputes and incentivize redevelopment.
6. Heritage Restoration
- Why: Buildings classified as heritage structures might be preserved through government or private funds.
- Outcome: Conservation efforts retain architectural legacy while converting parts into tourist attractions or adaptive reuse projects.
- Example: Iconic heritage buildings like Ballard Estate and Fort are models for restoration.
7. Government Policies and Intervention
- Why: The Maharashtra government is increasingly focused on policies like the MHADA repair and redevelopment schemes or Slum Rehabilitation Authority (SRA) to rejuvenate older structures.
- Outcome: Incentives such as additional FSI (Floor Space Index) may be offered to make redevelopment financially viable.
Summary
For old buildings in South Mumbai that lack redevelopment scope:
- Maintenance or repairs will become the first solution.
- Cluster redevelopment or collective initiatives might offer a lifeline.
- Heritage restoration could preserve certain iconic structures.
- Buildings beyond repair may face demolition, leaving stakeholders in limbo.
Ultimately, a combination of government policies, cooperative efforts from owners, and market forces will decide their fate.
Picture Courtesy: Pranshu Dubey - Pixeldo