rp75 public disclosure authorized - world bank...1.3 place of work and informal enterprise 05 1.4...

RP75VOL. 8

Final Report

Mumbai Urban Transport Project

Business Needs Study

December 2005

Chesterton Meghraj Property Consultants Private Limited

Khanna Construction House

44 Dr. R. G. Thadani Marg, Worli

Mumbai 400 018

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Final Report

Volume IBusiness Needs Study

Santacruz-Chembur Link Road

This study has been carried out by Chesterton Meghraj Property Consultants Pvt Ltd for Mumbai MetropolitanRegional Development Authority and is funded by the World Bank. This document has been prepared for the titledproject or named part thereof and should not be relied upon or used for any other project without an independentcheck being carried out as to its suitability and prior written authority of Chesterton Meghraj being obtained.

Chesterton Meghraj accepts no responsibility or liability for the consequence of this document being used for apurpose other than the purposes for which it was commissioned. Any person using or relying on the document for

such other purpose agrees, and will by such use or reliance be taken to confirm his agreement to indemnifyChesterton Meghraj for all loss or damage resulting there from. Chesterton Meghraj accepts no responsibility orliability for this document to any party other than the person by whom it was commissioned.

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TABLE OF CONTENTS

List of TablesList of MapsList of FiguresAcronyms

Executive Summary i-iii

Chapter Scheme iv

Chapter 1 Introduction 02-08

1.1 Background 02

1.2 Urban Informal Sector 03

1.3 Place of Work and Informal Enterprise 05

1.4 Informal Sector of Mumbai 06

Chapter 2 Review of relevant enactments 10- 15

2.1 Review of Enactments 10

2.2 Review of Enactments 10

2.3 World Bank's Involuntary Resettlement Operational Directive 11

2.4 Review of R&R Policy 11

2.5 Review of the Development Plan Reservations 12

2.6 Development Control Regulations of MCGM of 1991 13

2.7 Resettlement Sites 15

Chapter 3 Business Need Assessment Methodology 17-29

3.1 Methods of Categorisation and Assessing Business Need 17

3.2 Principles of Location for Non-Residential Category 18

3.3 Assessment of Business Needs 19

3.4 Significance of Business Needs 22

3.5 Business Typology and Linkages 24

3.6 Analytical Framework for Assessing Business 25

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Business Needs Study- Santacruz Chembur Link Road

Chapter 4 SCLR Business assessment 32- 544.1 Review of the Resettlement Implementation Plan 32

4.2 Summary of Findings from the Secondary Data 32

4.3 Summary of Findings from Field Observation and Other Consultative

Process 34

4.4 Focussed Group Discussions 36

4.5 Primary Survey Findings - SCLR 41

4.6 Assessment of Business at SCLR 44

4.7 Prioritising Business Activities 46

4.8 Resettlement Site Analysis - Mankhurd 474.9 Assessment of Suitability for Relocation 51

4.10 Impact Assessment of Business Activities 54

Chapter 5 Conclusions 56 - 585.1 Synthesis of Findings 56

5.2 Issues in Resettlement 52

5.3 Final Inferences 58

Chapter 6 Proposals and Recommendations 60 - 696.1 Approaches to Resettlement 60

6.2 Recommendations for Resettlement 60

6.3 Cost Analysis for the Alternatives 65

6.4 Summary of Recommendation 69

Chapter 7 Model methodology for Business Relocation 71 - 877.1 Introduction 71

7.2 Survey Approach 717.3 Principles for Determination of Compensation Package 717.4 Assumptions 737.5 Proposal for Resettlement 75

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UST OF TABLES

Table 1.1 : Urban informal enterprises by gender of proprietorship and work place (%)Table 3.1 : Break up of sample size at various locations

Table 3.2 Business needs

Table 3.3 : Business typology

Table 3.4 : Type of business activities

Table 3.5 Business needs (indicators) and criteria for measurement

Table 4.1 Typology of shops and Area (BSES data)

Table 4.2 Production process

Table 4.3 : Time Since Business in operation

Table 4.4 Extent of market for goods/services (manufacturing units)

Table 4.5 Weekday fooffall

Table 4.6 Rental for the shops

Table 4.7 : Prioritisation of business activities

Table 4.8 : Suitability assessment of resettlement site for SCLR

Table 6.1 : Assumptions on land rates

Table 6.2 Area allocation table

Table 6.3 : Comparative cost analysis

Table 6.4 : Ranking of resettlement options

Table 7.1 Assumption for shadow unit rates for properties at CST Road

Table 7.2 Business typology coding used in the proposal table

Table 7.3 Resettlement proposal for fully affected structures

Table 7.4 : Resettlement proposal for partially affected structures

Table 7.5 : Model format for case to case basis resettlement option for commercial

establishments

UST OF MAPS

Map 1.1: Informal markets of Mumbai and MUTP projects

Map 2.1: D.P Reservations along SCLR Phase I

Map 4.1: SCLR alignment

Map 4.2: Zoning of business at Phase I of SCLR

Map 4.4: Map showing connectivity of Mankhurd

Map 4.5: Map showing location of resettlement sites at Mankhurd

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UST OF FIGURES

Fig 3.1: Business needs for affected commercial establishments

Fig 4.1: Auto units and garage

Fig 4.2: Units along SCLR

Fig 4.3: Mixed activity shops

Fig 4.4: Demolished structures

Fig 4.5: Physical condition of resettlement site at Mankhurd

ACRONYMS

BSES Baseline Socio-Economic Survey

BEST Brihanmumbai Electric Supply and Transport Undertaking

GOM Government of Maharashtra

GR Government Resolution

GRC Grievance Redressal Committee

IMP Independent Monitoring Panel

INR Indian National Rupee

JVLR Jogeshwari Vikhroli Link Road

MCGM Municipal Corporation of Greater Mumbai

MMRDA Mumbai Metropolitan Regional Development Authority

MUTP Mumbai Urban Transport Project

MRVC Mumbai Rail Vikas Corporation

NGO Non Governmental Organization

PAPs Project Affected Persons

R&R Resettlement and Rehabilitation

RAP Resettlement Action Plan

RIP Resettlement Implementation Plan

ROB Road Over Bridge

SCLR Santacruz Chembur Link Road

TDR Transferable Development Rights

USOA United Shop Owners Association

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Executive Summary

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Mumbai Urban Transport Project (MUTP) envisages development of the urban transportsystem of Mumbai by investment in suburban railway projects, local bus transport, newroads, bridges, pedestrian subways and traffic management activities. The total estimatedinvestment required for the project is INR 45,360 million ($ 945 million).

One of the critical components of the project, which is being implemented by MumbaiMetropolitan Regional Development Authority (MMRDA), is the resettlement andrehabilitation of Project Affected Persons (PAPs). According to estimates made by the NonGovernment Organizations, about 23,000 households will be affected by the project activitiesincluding 2,600 commercial establishments spread out in various parts of the city.

Given the population density of Mumbai, the shortage of space and the high costs andvariances of real estate, a one to one equivalence of existing to resettled carpet area may notbe an adequate measure to assure income restoration. Thus a comprehensive study isneeded to assess the income restoration with respect to location, spatial attribute, supplychain mechanism, forward and back ward business linkages, industry logistics requirements,land use and area constraints, financial implications, economic multipliers etc. Thus thisbusiness needs study is critical.

The study commences with the understanding of the dynamics of the informal businessactivities as most of the project affected commercial establishments fall under thiscategory. Comparative studies and domain experience highlights that informal businesseshas a very strong dependency with the transport corridors. In the context of Mumbai, it isfound that most of the informal markets started from the proliferation of organic settlements.These settlements were established long back on the lands encroached from various privateand government bodies. The rapid development of the city lead to expansion of thesesettlements and these pockets emerged as a bottleneck for the development oftransportation corridors. Over a period of time the character of these settlements changedfrom neighbourhood retail shopping to local markets. The income generation activities alsostarted getting diversified. The initial occupation of scraps and scavenging transformed towholesale trading of second hand products and manufacturing of various low cost products.Following the principles of agglomeration economy ancillary activities also developedincluding repair shops, garages, tailor shops, restaurants, general stores, video parlour etc.Santacruz Chembur Link Road (SCLR phase-I), represents a similar case where anencroached land, over a period of time, turns into a thriving informal market of low cost goodsand services.

In order to accesses the " Business Needs" of the commercial establishments at SCLR bothqualitative and quantitative methods have been adopted. For quantitative analysis adatabase of 182 commercial establishments have been created with all necessaryinformation such as business types, utilisation of space, design of structures etc.

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A sample primary survey has been carried out to understand the backward and forwardlinkages of the businesses, industry logistics etc. For qualitative assessment perceptionsurvey, focused group discussions and other consultative process have been carried out.

From quantitative and qualitative analysis, 15 business parameters have been developedwhich constitute basis for business needs. The business categories are evaluated at theexisting location for each identified business needs and subsequently overlapped atresettlement site. It is found that most of the businesses are having negative impact at theproposed resettlement site largely due to locational disadvantages and reduction in businessoperation areas.

From the review of the R&R policy, it is found that policy is inadequate in terms of areaallocations for commercial establishments, as the maximum free of cost resettlement area isonly 225 sft which is in-sufficient for many businesses typologies in the SCLR stretch. Alsothe policy does not recognise that certain business types are hazardous and non compatibleto residential areas and therefore cannot be clubbed into residential layouts at resettlementsites. It is found that there is a lack of community consultation for selection of resettlementsites for the business. The community have not taken into confidence for implementation ofR&R policy.

From the review of the development plan of Greater Mumbai, it is found that the Plan doesnot have designated land use catering to trading activities of scrap and junk items.Development plan, prepared in 1980, had made reservation on large land parcels alongSCLR as crematorium and recreational ground without making any provision for resettlementof the existing encroachments of these lands and roads. This has virtually ceased the optionof onsite legal resettlement of project affected businesses, which is otherwise the mostsought option for the commercial establishments.

The study concludes that the solution has to be found outside the preview of the policyframework, as the present policy is inadequate. It may be noted that the business need, asassessed in the study, is indifferent for the legal entitlement of property. This implies thatinformal possession of a location is inexpensive than the market value of the formalpremises. As a result, an informal business can afford to possess a larger area which isotherwise not possible in formal business location. Therefore, allocation of resettlement areain ratio of 1:1 is not practical while bringing informal businesses into main stream economy.Furthermore, it is not possible for all the establishments to be accommodated at a singlelocation as some of these activities are hazardous, objectionable and incompatible in natureand require resettlement site conforming to planning norms.

Several probable solutions have been discussed in the study with their respective merits anddemerits along with their cost implications. Considering the time constrains in the project,monitory supplement is found to be the quickest solution although it would create financialburden on the project.

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To lower the upfront amount, the rental value of premises can be paid to the commercial

establishments so that they can take space on lease at location best suited for their

respective business. This would enable them to continue with their present business in a

formalised way without making them owner of the premises.

From the field experience it is found that business with area more than 300 sft can continue

their activities with a loss of 20% to 30% of area. An alternative proposal based on the

principle of area allocation and resettlement location depending on the business typologies. It

may be noted that the choice of monetary supplement should be adopted if no other option is

implementable.

Finally it is recommended that a fresh baseline socio-economic survey (BSES) should be

carried out as the previous BSES data is inadequate and not acceptable to the commercial

establishments. Resettlement allotment should be carried out on case to case basis. A model

methodology have been demonstrated in the final chapter of the report.

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CHAPTER SCHEME

Chapter 1 Discusses the background of the study and general characteristics ofinformal market places in Mumbai.

Chapter 2 Reviews the R & R policy, development plan and development controlregulations.

Chapter 3 Describes the methodology of assessment of business needs based onidentified parameters and business typologies.

Chapter 4 Provides a multi-spectral analysis of SCLR businesses to find out theappropriateness of the resettlement sites and evaluate the impact on thebusinesses due to relocation.

Chapter 5 Summarises the findings of all the analysis and identifies the key issuescreating bottlenecks in the resettlement process.

Chapter 6 Analyses all probable alternative proposals along with their respective meritsand demerits and cost implications.

Chapter 7 Advocates an alternative approach to resolve the resettlement issues anddemonstrate a model approach on a case to case basis.

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Chapter 1

1.1 Background1.2 Urban Informal Sectors1.3 Place of Work and Informal Enterprise1.4 Informal Sector of Mumbai

Introduction

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1.1 BACKGROUND

Mumbai Metropolitan Region Development Authority (MMRDA) has formulated a multi modalproject viz. Mumbai Urban Transport Project (MUTP) to bring about improvement in trafficand transportation situation in the Mumbai Metropolitan Region (MMR) with World Bank'sassistance.

MUTP envisages investment in suburban railway projects, local bus transport, new roads,bridges, pedestrian subways and traffic management activities. Mumbai Rail VikasCorporation (MRVC), a joint venture of Indian Railways and Government of Maharashtra, hasbeen set up for implementation of rail projects under MUTP and other projects of Railways inMMR. The total estimated investment required for the project is INR 45,360 million ($ 945million).

The World Bank has sanctioned a loan of INR 26,010 million ($ 542 million) i.e. 57% of thetotal cost on 18th of June 2002.The remaining funds would be raised by the Government ofMaharashtra.

Partners in MUTP -* Government of Maharashtra (GOM)* Indian Railways (IR)* Mumbai Metropolitan Region Development Authority (MMRDA)* Municipal Corporation of Greater Mumbai (MCGM)* Brihanmumbai Electric Supply and Transport Undertaking (BEST)

* Government of Maharashtra shares 50% cost of the Rail Component or INR 17550 million.* MMRDA provides counter part funds of INR 9600 million on behalf of Government ofMaharashtra.

One of the critical components of the project, which is being implemented by MumbaiMetropolitan Regional Development Authority, is the resettlement and rehabilitation of ProjectAffected Persons (PAPs). According to estimates made by the Non GovernmentOrganizations, about 23,000 households will be affected by the project activities (including2,600 commercial establishments spread out in various parts of the city.

The World Bank's Involuntary Resettlement Operational Directive 4.30 (under which theproject was processed) requires that those resettled should have their incomes restored andpreferably improved.

Given the population density of Mumbai, the shortage of space and the high costs andvariances of real estate, a one to one equivalence of existing to resettled carpet area may notbe an adequate measure to assure income restoration.



Thus a comprehensive study is needed to assess the income restoration with respect to

location, spatial attribute, supply chain mechanism, forward and back ward business

linkages, industry logistics requirements, land use and area constraints, financial

implications, economic multipliers etc. This study is an attempt to assess the same.

1.2 URBAN INFORMAL SECTOR

The large part of the commercial establishments and production units in the project affected

areas belong the informal and unorganised sectors. The informal sector is characterised by

in formalization of labour force. Studies by Jamal Unni on "Urban Informal Sector-1999"

identify that in-formalization is created by two ways:

'1. Work is pushed out of the factories and informal work situations into the home and

informal situations. That is, there is an international trend of increase in sub-contracting of

work and a consequent increase in home working.'

'2. The workers who remain in the factories or in formal work situations are governed by

looser contracts and obtain fewer social security benefits. That is, there is an attempt on the

part of the employer to reduce his liabilities.'

Lack of quantifiable information is the very basic nature of this sector as no record is

maintained for the factors of production in these types of establishments. The data on

business operations that is currently collected through the official statistical system in India

and at the international level is no able to capture the informal and unorganised sectors

adequately. The 1993 System of National Accounts (SNA) characterises the informal sector

as:

'Consisting of units engaged in the production of goods or services with primary objective of

generating employment and incomes to the persons concerned. These units are typically

operated at a low level of organisation, with little or no division between labour and capital as

factors of production and on a small scale. Labour relations - where they exist - are based

mostly on casual employment with formal guarantees.

Production units of the informal sector have the characteristic features of household

enterprises. The fixed and the other assets used do not belong to the production units as

such but to their owners. The units as such cannot engage in transactions or enter into

contracts with other units, nor liabilities, on their own behalf. The owners have to raise

necessary finance at their own risk and are personally liable, without limit, for any debts or

obligations incurred in the production process. Expenditure for production is often

indistinguishable from household expenditure. Similarly, capital goods such as buildings or

vehicles may be used indistinguishably for business and household purposes.' (p.1 1 1)



1.2.1 Classification of Informal Sector

The international definition of the informal sectors distinguishes two kinds of enterprises,namely, own account enterprises and enterprises of informal employers. Further to that theemployees in the informal sectors are broadly distinguished into wage employment and non-wage employment, each consisting of the following components (Unni and Rani, 2003):

Non Wage Employment:

a. Own-account worker

b. Employers/owners of informal enterprises with at least one hired worker

c. Unpaid family helpers in both types of informal enterprises.

Wage Employment:

a. Employees in the enterprise of informal employers.

b. Outworkers or home workers: persons working at home, or on premises of his choiceother that the employer's, to produce goods or services on a contract or order for aspecific employer or contractor.

c. Independent wage workers not attached to only one employer, and providing services toindividuals, households and enterprises, e.g. maid servant working for households.

d. Informal employment in formal sector enterprise: workers whose pay and benefits o notconform to existing labour regulation.

For the purpose of present study "Non wage Employment" are of prime importance as thebusiness study focuses on the establishments which are of more than 225 sft of carpet area.Further to that there is a subcategory of outworkers. According to SNA 1993, outworker is anoverlapping category as far as the dichotomy of formal and informal goes.

Home workers: The ILO convention adopted a definition which says home-worker is aperson who carried out work for remuneration in premises of his/her own choice, other thanthe workplace of the employer, resulting in a product or service as specified by the employer,irrespective of who provided the equipment, material or inputs used.

This is a subcategory of Home based worker. The home workers could be indifferent towardsany change of location provided the working condition and communication to their employersremaining the same as the previous locations. The indifference arises out of the fact that theyneed good communication with their employer to get orders and raw material and to supplythe finished goods to the employers. Any change of location might otherwise increase thecost of communication.



Home-Based workers: Home based workers form a broader category of workers within

which the home workers are included. They are defined as those own account workers,

unpaid family helpers and home-workers that pursue economic activities within their home,

i.e., their place of work is their home.

In this category certain typologies, which need a market to sell their finished good are

extremely sensitive to the location. Certain types who produce goods and services without

any specific orders from the employers are dependent on the location. Any change in

location might, therefore, have an impact both in terms of input and also inadequate market

for the products and services.

Street Vendors: Street Vendors are another category of Informal workers that are difficult to

capture and measure. There are two kinds of street vendors- those with a fixed location and

without a fixed location who are mobile, such as peripatetic vegetable sellers etc. besides

street vendors there are a number of own account workers whose place of work is on street.

They include cart puller, auto drivers etc.

The larger segment of the non-mobile street vendors are highly attached to the location for

their business operation while the mobile street vendors are least attached to any particular

location, however, they are dependent on the locality for their customers.

1.3 PLACE OF WORK AND INFORMAL ENTERPRISE

The concept of place of work when applied to informal enterprises operated by self employed

workers provides interesting insights into the nature of these activities. The distribution of

informal enterprises by location (see table 1.1) showed that in urban areas the majority did

not have a separate designated business place to operate from. In rural areas, on the

contrast, about 50 percent of informal enterprises had a distinguished business place. In

urban areas, 67 percent of the units operated on streets, in mobile or fixed locations, while in

rural areas they were mainly operating from their homes.

Table 1.1: Urban Informal enterprises by Gender of Proprietorship and Work Place (%)

Rural Urban l

At Home 30.8 75.7 34.1 7.6 86.5 23.6

On street 18.8 9.1 17 82.1 8.1 67

Business Place 50.4 39.4 48.9 10.3 5.4 9.3

Total 100 100 100 100 100 100

Source: Unni and Jacob, 1999; Rani and Unni, 2000



"In urban areas by industry groups, 60 percent of the manufacturing activity, excluding home-workers, and 79 percent of the services were carried on within residential premises. Most ofthe informal sector trading units (60 percent) and hotels (77 percent) operated on the streets.The entire transport activity was located on the street. In an urban scenario what is morestriking is that the existence of a large proportion, 68 percent, enterprises without anystructure, 50 percent being mobile unit. Such enterprises belong mainly to vendors and otherengaged in trade, hotels and transport". (Rani and Unni, 2000)

The discussions above summarizes the fact that in urban context street is not only seen achannel of communication but also a lifeline to lively hood. The dependency of the informalsectors on streets often leads to informal and unauthorized settlements along side aprominent corridor of communication. As the growth of urban areas take place, more andmore migrants get attracted towards the city, and when the capacity of the formal economicactivities fail to absorb the influx of in-migrations, the informal economy takes place along theimportant transportation corridor, gradually encroaching upon the on-road and off-roadspaces. The street, the informal activities and the informal settlements are therefore anintegral part of the system and hence, it is required to be seen in a holistic manner.

1.4 INFORMAL SECTOR OF MUMBAI

Mumbai, the capital city of Maharashtra and the financial capital of the country is constrainedby physical and non physical factors which shaped its growth. Geographically speaking,Greater Mumbai is an island outside the mainland of Konkan in Maharashtra separated fromthe mainland by the narrow Thane Creek and a somewhat wider Harbor Bay. Thus the areaof Greater Mumbai is surrounded on three sides by the seas: by the Arabian Sea to the westand the south, the Harbour Bay and the Thane Creek in the east.

Historically, informal settlements have grown in Bombay as a response to a growth ofpopulation far beyond the capacity of existing housing. Migrants are normally drawn to thecity by the huge disparity between urban and rural income levels. Usually the residents ofthese densely populated enclaves live close to their place of work. The residential area itselfdoes not provide employment.

A study by sociologists Sharit K. Bhowmik and Nitin More, 'Coping with Urban Poverty - Ex-Textile Mill Workers in Central Mumbai', provides a vivid portrayal of the state of this informalsector: 'A large section of this population consists of low-skilled rural migrants or migrantsfrom smaller towns. Hence, for these people, right from the time of their entry to the city theybecome a part of the informal sector as they have neither the skills nor the opportunities toenter better-paid and more secure formal sector jobs. They thus move from one level ofpoverty, at their place of origin, to another level of poverty, at their destination. At the sametime there is a growing section of workers in the formal sector who have lost their jobs andare compelled to work in the informal sector. For these people and their families this changemeans a reduction in their standard of living and insecure, unregulated employment.'



Map 1.1: Informal Markets of Mumbai and MUTP Projects

~~~ ~~BoilvCir

p ~~~ \ * @ f ';

T~~~~~~~~~~~~~~~~~~~~~T

Jo s RO~B (Nd Il Jogeshwari Vikhrori'

9 Jn Road

t~~j..; ~*~ L;ilT~Vlkhr ROB

Santacruz Chembur Link Road - -

D d i - r

~~~~~~~~~~~

-a .i .p: ,

Not to Scale

SRoad improvements under M

Link 1111 . Road Over Bridge

, 0 sATIs sites



The informal market places are spread all over the city of Mumbai. However the centralMumbai areas have more numbers of informal economic activities. The main areas whereinformal activities are more pronounced are the followings (refer figure 1.1): MandaviChakala, Worli-Chinchpokli, North and south Dock, Matunga-Sion, Bandra-Santacruz (eastand west), Kalina-Kurla, and Chembur.

These areas show certain typical pattern and typologies of informal activities. In the cityareas like Chakala and Mandavi informal activities have been off shoot from the whole saletrading activities. In the central areas such as Worli-Chinchpokli the informal activitiesrevolved around the textile mills which are closed now. In the dock areas, again, the informalactivities are linked to whole sale trading and port related activities. Down north- to the-suburbs the informal activities emerged primarily to cater the growing population of thesuburb while still in touch-with some aspect- to the city areas, in terms supply of goods andservices as well as absorption of spill over activities.

The SCLR stretch of MUTP scheme partially touches the informal activity nodes of Kurla-Kalina stretch and also the Kurla Chembur stretch. The details of typology and businesslinkages etc are discussed in Chapter -4.

National Sample Survey Organisation (NSSO) and Central Statistical Organisation (CSO)have some publications which reveal some data on the informal sectors of Mumbai. Findingsshow that a large section of the population in Mumbai is involved in informal operations.There are certain sectors which have more informal activities than others. It is found thattextile, leather, wood, wood products, livestock, manufacture of various metal products,construction and combined services have substantial informal share in production. Informalworker share in sectors like manufactured food and dairy products, gur and Khandsari,beverages, wood products and leather are higher than formal workers. Further, the findingstell that there are poorer households within the informal category.

In short most the large informal markets essentially located on encroached lands. Theselands parcels are either unutilised government land all potentially non-habitable sites suchas flood plains, dumping sites etc. People engaged themselves in various petty incomegeneration activities which over a period of time emerged as large informal market at certainlocation by taking locational advantage. Since the land was encroached therefore the cost ofholding a premises in such location is far less than the market rate. As a result people canafford to possess large floor space at a nominal cost and can engage in wholesale tradingactivities for various goods at the prime location which is otherwise not possible in aformalised way.

Therefore it is a very costly affair to bring these informal activities into main stream economy.The challenge lies with the Urban Local Bodies and the state government to reach a trade offbetween minimising the R& R cost of projects and maximizing the formalization of informalsettlements.


Chapter 2

2.1 Description of Project Site2.2 Review of Enactments2.3 World Bank's Involuntary Resettlement Operational Directive2.4 Review of R&R Policy2.5 Review of the Development Plan Reservations2.6 Development Control Regulations of MCGM Of 19912.7 Review of Resettlement site

Review of relevant enacments



2.1 DESCRIPTION OF PROJECT SITE

The SCLR projects includes widening and up gradation of existing CST road. Total length ofthis proposed road is 6.45 km from WEH to EEH and it starts at Dr Hans Burga junction onWEH before Vakola junction in Santacruz (E) and runs to the east skirting VidyanagariCampus (Mumbai University at Kalina) on its west, crosses Lal Bahadur Shastri (LBS) Margand joins near Amar Mahal Junction on EEH. The project is proposed to be implemented intwo phases. Phase I will comprise of Mithi River to EEH (3.45-km) and Phase II will compriseof WEH to Mithi River (3-km).

The project road in Phase I (Total Length is 3.45 km) start from Mithi River on CST road. Thealignment follows CST road upto LBS junction (having the reservation of 45.7 mt DP Road).It then follows the S.G. Barve Marg for 100 mts and then runs over a new alignment to crossthe Central Railway tracks (having the reservation of public land) about 1 km away on northof Kurla Railway station over viaduct (ROB), and passes adjacent to Kurla Terminus south-west (following the proposed DP 45.7 mt reservation). After L T Terminus, the proposed linkpasses between the MHADA quarters and crosses the Tansa pipeline beyond Tilak Nagarstation. After crossing the pipeline, the alignment splits into 3 arms, 2 arms on north side ofEEH and 1 arm on south side adjacent to Chembur flyover. The project road ends at AmarMahal junction.

2.2 REVIEW OF ENACTMENTS

The current study is focussed on the R&R of the commercial establishments. There are

various enactments which are having direct and indirect implications on the resettlement of

the PAPs. Policy and operational directive provide the basis and legibility of the PAPs, while

the development plan & development control regulations regulate the development of the

existing and proposed site for the controlled development and the resettlement

implementation plan provides the detailed project report for the resettlement for action. Thus,

it is necessary to review the following documents for assessing the implications on the

project:

> World Bank's Involuntary Resettlement Operational Directive

> R&R policy for Mumbai Urban Transport Project (Government of Maharashtra)

> Development Plan of MCGM of 1991.

> Development control regulations of MCGM of 1991

> Resettlement Implementation Plan for Phase I



2.3 WORLD BANK'S INVOLUNTARY RESETTLEMENT OPERATIONAL DIRECTIVE

The World Bank Operational Policy 4.12 and Bank Procedure 4.12 for Involuntary

Resettlement (WBOP4.12) together constitute the comprehensive Involuntary Resettlement

Policy to be adopted in case of World Bank funded projects that necessitate involuntary

resettlement.

WBOP 4.12 is quite comprehensive in indicating the approach to be adopted in the event of

project related involuntary resettlement. It acknowledges the possibility of severe economic,

social, and environmental impacts in case involuntary resettlement under development

projects are not mitigated.

The policy objectives are three-fold:

1) Identifying the need for minimizing involuntary resettlement if it is not altogether

avoidable,

2) In case involuntary resettlement is unavoidable, then mitigative initiatives must be

developed as sustainable development programs providing sufficient investment resources to

enable PAP to share in project benefits, and

3) PAPs need to be meaningfully consulted and afforded opportunities to participate in

planning and implementation of resettlement programs. This would also entail assistance to

be provided to PAP in their efforts to improve livelihoods and standards of living, or at least

restore them, in real terms to pre-displacement levels or levels prior to beginning of project

implementation, whichever is higher.

2.4 REVIEW OF R&R POLICY

The policy is drafted with the following objectives

> To minimize the resettlement by exploring all viable alternative project designs, and to

prioritise various elements of the project by treating this as one of the important

considerations,

> Where displacement is unavoidable, to develop and execute resettlement plans in

such a manner that displaced persons are compensated for their losses at

replacement cost just prior to the actual move, displaced persons are assisted in their

move and supported during the transition period in the resettlement site and

displaced persons are assisted in improving or at least restoring their former living

standards, income earning capacity and production levels, and to pay particular

attention to the needs of poor,

> To accord formal housing rights to the PAPs at the resettlement site,



> To develop and implement the details of the resettlement programme through activecommunity participation,

> To make efforts to retain existing community network in resettlement area.

The policy has categorized the project affected structures by referring to ownership, land useand type of construction. The policy has defined the Project Affected Persons (PAPs) andlaid out the eligibility criteria of these PAPs for R&R. The date of carrying Base line surveyhas been considered as the cut off date for enumeration.

The resettlement site has to be selected out of the feasible options in consultation with theaffected community. In case of resident land owner/ lessee- equal to he existing selfoccupied floor space, subject to the maximum of 70 sqm, irrespective of use of occupied floorspace, Resident lessees, statutory tenants and sub-tenants of buildings- equal to the existingfloor space, subject to the maximum of 70 sqm, irrespective of use of occupied floor spaceand for squatters and pavement dwellers- developed plot of 25 sqm or tenement of 20.91sqm, irrespective of use of occupied floor space. Moreover, FSI of 2.5 may be allowed forconstructing tenements on lands earmarked of resettlement of PAPs.

Area equivalent to existing area with a maximum Free of costof 70 sqm Out of which 20.91 sqm

Area in excess of 20.91 sqm At actual cost of construction for theexcess area

In case of economic losses arising due to increased travel time, lumpsum compensation ofINR 1000 be given to such workers/ employees. In case where it is not possible to continuepresent occupation or where the workers/employees/entrepreneurs temporarily orpermanently loose their livelihood, compensation equivalent to one year's income be given tosuch PAPs.

Further, the policy addresses the implementation procedure and redressal of grievances.

2.5 REVIEW OF DEVELOPMENT PLAN

There is a large amount of land parcel under reservation along the SCLR between Mithi riverand LBS Marg (Refer map 2.1). The land is reserved for recreational ground, crematoriumand other public utilities. It is understood that the land reservation is imposed in thedevelopment plan of 198. the said land parcels were under encroachments at that point oftime. However, the plan did not provide any measure to resettle the informal settlement. Theproposal of road widening was also incorporated in the same development plan. However,the plan could not envisage the volume of resettlement that would be required for roadwidening projects. The plan did not earmarked lands for resettlement. As a result of that the



implementation authority had to carry out a separate exercise to find out the land of

rehabilitation of project affected persons in an ad-hoc manner.

Further to that the plan does not comprehensively earmark location for certain obnoxious

activities such as Scrap yard, Junk yard, dumping sites etc. This is one of the reason for

which the trading of scrap items are being carried out in the informal settlements at the heart

of the city.

It is possible for the Planning authorities, such as MMRDA, to de-reserve plots for larger

public interest and to put it under different use such as rehabilitation of project affected

persons. But de-reservation of recreational ground has environmental implications and the

matter is under the consideration of high court of Mumbai.

Both the banks of Mithi river falls under Coastal Regulation zone (CRZ). This implies that

there are restrictions on any development on the land along the banks of Mithi river.

2.6 REVIEW OF DEVELOPMENT CONTROL REGULATIONS OF MCGM OF 1991-

The development control regulation provides the basis on which R & R buildings have been

designed. The area for resettlement tenement of 225 sft have been adopted as per the

norms provided for slum rehabilitation buildings, in DCR 1991. However, the DCR does not

provide minimum area norms for commercial establishments. As a result of that the

implementing authority have adopted the same 225 sft area as the maximum limit for

commercial establishments.

Apart from that the DCR also restricts the height of the buildings up to 16feet, in the site

under consideration. A single storey structure with a mezzanine is possible within the

specified height. However the height is not enough for all types of commercial establishments

particularly for warehousing.



2.4 REVIEW OF THE DEVELOPMENT PLAN RESERVATIONSMap 2.1: D.P. Reservations along SCLR Phase I

Saki Naka

m.~~~~~~~~~~6

I

/ Ghatk~~~~~opar

ATo'V - :- * /; ToSion

Eastern Express HighwayN

Not to Srolp



2.7 DESCRIPTION OF RESETTLEMENT SITES

There are 12 sub projects, which is carried out under MUTP and there are 8 proposedresettlement sites which have been identified for relocations of business establishments. Thedetails of project affected areas and proposed resettlement sites are shown in table: 3.2

It is observed that nearly 30% of the business establishments have shop area larger than225 sft which is being offered to the PAPs. Most of the relocation areas are located in theeastern suburbs (refer map 3.1). Shops and commercial establishments are more in westernsuburbs than in eastern suburb. Population density wise also eastern suburb is much lesserthan the western suburbs. Average cost of space (both residential and commercial) is alsorelatively low in eastern suburbs as compared to western suburb. The profile of eachresettlement sites has been discussed in the subsequent sections and their suitability is alsocompared along with the project sites. It may be noted that some of the resettlement sites aredeveloped in new areas where there is no existing development. Most of these sites arelocated on government lands which were earlier reserved for various other purposes. For thepurpose of construction of new townships for PAPs, such plots have been de-reserved. Insome cases developers have given their private lands and also constructed structures forPAPs. The developers were compensated through TDR and cash as per necessity.


Chapter 33.1 Methods of Categorisation and Assessing Business Need3.2 Principles of Location for Non-Residential Category3.3 Assessment of Business Needs3.4 Significance of Business Needs3.5 Business Typology and Linkages3.6 Analytical Framework for Assessing Business

Businesses Need Assessment Methodology



3.1 METHODS OF CATEGORISATION AND ASSESSING BUSINESS NEEDThe categorisation of businesses and identifications of parameters for business need carriedout by three methods:A. Base line Socio-Economic Survey produced by MMRDA and carried out by SPARC.B. Field observations, focused group discussions and other consultative process.C. Sample survey.The details of each method are discussed below:

3.1.1 Baseline Socio-Economic SurveyThe baseline socio-economic survey carried out by SPARC on behalf of MMRDA thebaseline socio-economic study. The base line surveys of commercial establishments havethe following parameters:

* Name of the owner of Business* Name of the owner of the structure* Year of establishment* Nature of activities* Carpet area* Monthly turnover* No of employees

The surveys were carried out at different times for different areas and also updated for someareas. The surveys made a brief categorisation of commercial activities. However, the surveydoes not provide any information on the prerequisites of business activities.

3.1.2 Field Observations, Focussed Group Discussions and Other ConsultativeProcess:This process is carried out by the core team of Chesterton Meghraj. Field observations tookinto consideration the ambience, nature of agglomeration, the commercial activities in thearea, type of fooffall etc. Focused group discussions were carried out at different locations inthe project affected areas, mostly with the members of various business activities. Theobjective was to determine the major parameters that business community assigns higherimportance to, and also to know if there is any alternative solution which is acceptable to theproject affected community. The consultative process includes discussions with MMRDAofficials and NGOs. The purpose of the discussion was to understand the objectives andpriorities of the R&R authorities, and their constraints and limitations towards providing anacceptable solution for the community.

3.1.3 Sample Primary Survey

From the primary official data it is found that there are total 763 commercial establishmentshaving area more than 225 sft. A sample size of 30% is found to reasonable and therefore atotal of 230 samples were surveyed in different location as per the following break up:



Table 3.1: Break up of Sample Size at Various Locations

1 ROB Vikhroli 56 13 (23.2%) 4

2 ROB Jogeshwari (North) 81 41 (50.62%) _12

3 ROB Jogeshwari (south) 443 223 (50.3%) 67

4 Mahim-Santacruz 5th rail line 2 0 0

5 Santacruz Borivili 5th rail line 14 0 0

6 Borivili Virar Quadruplicating 20

7 Kurla Thane 5th and 6th Railway line 436 40 (9.2%) 12

8 Updated SCLR (Phase 1) 726 203 (27.96%) 60

9 SCLR Phase II 193 64 (33.16%) 18

10 JVLR Phase M 52 24 (46.15%) 7

11 JVLR Phase II 327 126 (38.53%) 38

12 SATIS ( Chembur, Ghatkopar, Dadar and 167 29 (17.37%) 12B orivili) _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

Design of sample has been carried out in three stages. The first stage includes distribution of

samples at various locations in a proportionate manner as indicated in table 3.1. In the

second stage number of stretches/ agglomeration has been identified from field observations.

The samples were further distributed proportionately as per the number of

stretches/agglomerations. In the third stage predominant categories of business at each of

the stretches/agglomerations identified and the samples are distributed in a manner which

makes the propionate representation of the categories of that area. Within each category

samples were chosen randomly. The questionnaire was designed on the basis of field

observations, with reference of similar studies carried by various research organisations such

as GIDR (Gujarat Institute of development Research) and TISS (Tata institute of social

studies) etc, and from various feedbacks of consultative process. The sample questionnaire

is enclosed in the annexure

3.2 PRINCIPLES OF LOCATION FOR NON-RESIDENTIAL CATEGORY

The analyses of resettlements sites, for the purpose of the present study, are needed to be

looked at from the point of view of running business activities. Agglomerations of certain

types of commercial activities at various locations take place owing to the spatial

characteristics of the city. There has been a natural shift of business activities from one

location to another location over a period of time. This natural movement of various non-

residential categories have the following characteristics:



* Industrial firms have largely moved to suburban location and outside Mumbai with modernproduction and storage technologies making them extensive user of land. In part due tothe spatially diffuse character of road and rail transportation, industries decentralizebecause they are less willing to compete with denser (higher rent paying) land uses. Incase of industries of un-organised and informal sector high density is not the deterrentfactor for change of location as the rent for space is much less than the prevailing marketrate owing to the legal status of land, non-confirmatory land use and old tenancy system.

* In case of commercial establishments (business firms) decentralization tend to be closerto their workforce so that consequently they pay low wages. While land rent compensatesworkers for the commuting cost to a common employment centre. Even, in an informalbusiness set up the principle of least travel criteria apply in the same way.

* For the wholesale and retail activities agglomeration provides a better choice as it allowssharing of same customer pool and information those are required for their respectivebusiness. The retail activities, both in formal and sectors, usually concentrate on theareas with proximity to supplies base and potential market (higher footfall). Thedevelopment of new residential areas, location of industries and development of newcommercial districts often influence the agglomeration of wholesale and retail activities.

It may be noted that local government can influence the ability of firms to match locationswith their workforce by regulating the type of housing that is built. Also, firms may deriveeconomic advantages from locating in larger, more central clusters, which facilitatecommunication and information sharing.

3.3 ASSESSMENT OF BUSINESS NEEDS

The present study, instead of looking into the business need of individuals, focuses on themain categories of business operations in the project affected areas and emphasise thebusiness need for all the categories. The business would be defined as 'the occupation,work, or trade in which a person is engaged' and needs as 'A condition or situation in whichsomething is required or wanted' according to the American Heritage® Dictionary of theEnglish Language. Thus, the business needs would be conditions or situations required ordesired for conducting the specific work or trade by a person or entity.



There would be a host of conditions and situations required or desired for conducting a type

of business depending on the type of business, nature of entity, legal set up of the entity,

experience in operations etc. These business needs could be related with reference to

various aspects like location, market, logistics, taxation, infrastructure etc. With reference to

the current study only the aspects related to the spatial entity, market, infrastructure and

logistics are established. With reference to these 15 quantifiable indicators are established

which are termed as 'business needs' henceforth. These business needs would be common

throughout the spectrum of the business activities. These parameters are found to be pre-

requisite for any type of business operations (formal or informal) and therefore, constitute the

basic business need.

Locational advantage (Market Identity)

Connectivity and Linkages

FootfallQuality of Footfall/ Potential market

Establishment Frontage & Height

Floor space (carpet area)

Physical Condition of the structure

Warehousing/storage Facility

Access to raw material/suppliers

Compatibility with adjacent business activities

Access to power

Access to water

Disposal/ treatment

Access to skilled manpower

Access to communication facilities



Fig 3.1: Business Needs of Affected Commercial Establishments

Locational

DisposaV Advantane ConnectivityTreatment and

Linkaaes

Access to I FootfallPower/ Water

CompatibHity > _ Quality ofwith adjacent footfall/

business BUSINESS Market

Access to RawMaterial/ Frontage &

Manpower/ HeihtCommunication He1 ht

Warehousing Floor space/StorageFacilitv

PhysicalCondition



3.4 SIGNIFICANCE OF BUSINESS NEEDS

1. LocationThe location is said to the most important aspect for conducting the business. The locationwould cover the various spatial aspects of the entity. It would establish the zone, land use,local advantages, special incentives (as in Special Economic Zone, Free Trade Zone, and ITPark etc), guidelines (e.g. MIDC regulations, development control regulations of municipalbody etc). For the current study, the location need is considered with respect to theestablishment of the particular zone or area. It has been assumed that the business has abetter chance of doing well if it is located in an established market.

2. Connectivity and LinkagesThe connectivity and linkages, although attributes of the location, they provide significanceimportance for the success of conducting the business. It has been assumed that thebusiness with better connectivity and linkages tend to do better. E.g. in Context of Mumbai,certain stations of western and central line are major business destinations as they are transitnode and well connected.

3. FooffallFootfall is an integral business need, as it would determine the potential of higher revenues.It is assumed that higher the fooffall, higher the potential of business enterprise.

4. Potential market/ quality of fooffallThe market plays an important aspect in conducting the business. It is infact the primaryneed of the business, as no business can sustain or flourish without a potential market. Thequality of footfall is correlated with the potential market. It is assumed that the better thequality of footfall or the potential market better the revenues in the business.

5. Establishment frontage & heightThe frontage is an important business need in both the formal and informal sector. Itbecomes critical in case of small informal business enterprise and large establishmentsrequiring loading/ unloading spaces. It is assumed that the establishments with higherfrontage would have higher business potential.The height of the structure is highly significant criteria in a place like Mumbai. The DCR ofMCGM permits up to 14 ft height permissible for the shop, which is usually divided bymezzanine floor to be used as storage and other ancillary activities.

6. Floor spaceThe floor space is considered as an important business need for conducting the business. Itis the space requirements, which would determine the conductance of the particular type ofbusiness activity. This factor becomes highly crucial with respect to the specific type of thebusiness activities. E.g. knitting activity, chemical unit, electroplating activity, printing press



etc would require higher floor places which are critical for the conductance of the activity. It is

assumed that for a specific type of business activity, higher floor space would establish

higher business potential.

7. Physical structure of the structureThe type and physical status of the structure of the business entity is an established need of

the business. The better physical structure represents to higher potential and chance of

conductance of the business. This is established with kind of structures being developed e.g.

multiplexes, malls and intelligent buildings in place of ordinary structures. It is assumed that

the better the physical status of the structure for the specific business activity, better the

business potential.

8. Warehousing/ storage facilitiesThe warehousing and storage facilities play an integral part in the business enterprise. The

warehousing/ storage facilities are critical for high bulk business like scrap, timber, printing

etc. It is assumed that with better the warehousing/storage facilities, better the business

potential for the specific type of business activity.

9. Access to raw materials/ suppliesThe access to raw material and supplies base a critical business need as it would establish

the logistics requirements and cost of production. This factor is common to all business

activities, but the cost implications would further depend on the economics of scale. It is

assumed the business activity with higher access to raw materials would have higher

revenues.

10. CompatibilityThe business activities tend to share the logistics, market positioning, location,

agglomeration, dependence and operations with other business activities owing to the

nature, scale, locational attributes over duration of time and space. Eg knitting unit, tailor

shop and retail cloth shop are compatible and to an extent interdependent with each other,

while butcher shop, restaurant, hotel and barber shop are not compatible to each other. It is

assumed at the business activity has higher business potential with compatible business

activities.

11. Access to powerPower is one of the principal needs for conducting the business activity. There are various

activities, which are dependent on the power supply and quality of power (phase, voltage,

uninterrupted supply). E.g. Lathe machines, knitting yarn, printing press etc requires quality

power for the business activity. It is assumed that the better power supply for the specific

business activity would bring higher efficiency in the specific business activity.



12. Access to waterWater is one of the principal needs for conducting the business activity. There are variousactivities, which are dependent on the water supply. Water is required at various stages foroperations, disposal, and consumption for the business activity. There are various businessactivities requiring high water supply. E.g. chemical activity, garage etc require high watersupply for operations. It is assumed that the higher water supply for the specific businessactivity would bring higher efficiency in the business activity.

13. Disposal/ treatmentThe disposal/ treatment facility has importance on the business activity depending on thetype, nature, logistics requirements, materials used, zoning at location etc for the specificbusiness activity. The regulations with respect to zoning, local authority, industrial bodies,development corporations and other regularity bodies are devised with respect to the formalbusiness establishment, but in case of informal business establishments, they are absent! ill-placed. It is assumed that the provision of the disposal/treatment facility for the specificbusiness activity would be better placed with respect to the one without it.

14. Access to skilled manpowerThe access to skilled manpower is a crucial need for the business establishment. It isimportant throughout the spectrum of the activities; however the nature, type and scalechange with respect to the business activity. E.g. IT companies are located with highertechnical workforce, labour intensive industries at dense areas, etc. It is assumed that thehigher the catchment of the skilled manpower, higher would be the business potential for thespecific business activity.

15. Access to communicationsMeans to communications had always been associated with the business. The access andquality of communications would determine the efficiency of the business activity. It isassumed that higher the access to communications, higher is the efficiency of the specificbusiness activity.

3.5 BUSINESS TYPOLOGY AND LINKAGES

The set of the business categories are established with respect to the secondary data fromthe Baseline Socio Economic Studies. The type of goods and services are identified from theobservational surveys and primary surveys. These are then categorized together with respectto the type of activity and placed under the established category. There are businesslinkages identified with respect to the source of raw materials, catchment of labour, locationof the market, interdependence on other business etc from the surveys.



Table 3.3: Business Typology

In-situ production(manufacturing) with raw

01 Lathe machine works Metal Forging and Blacksmith materials available from theNavi Mumbai, Thane marketand sale in local market.Trading with whole salepurchase of branded timber/

02 Timber scrap, plywood Timber and Plywood of India and bulk! retail sale

in the domestic Mumbaimarket.

03 Enamel paints, Tar, Chemical and Related Trading at local retail market

04 Apparel, Garments, Tailors and Dress Makers,Tailoring Sewers and Related Shops Trading at local retail market

Trading with whole sale

Pipe works, Sanitary purchase of pipe/ other05 fittings, Metal fittings Mechanic and Related Works material from Western India

f .ttings, Metal fittings and bulk/ retail sale in thedomestic Mumbai market.

06 Servicing of electronic/ Electrician and Related Servicing unit with marketelectrical goods Works along the central suburbs

Trading with whole saleRubber & tubes, purchase of from Western

07 Automobile, rubber & Rubber and Related Works parts of India and bulk/ retailPlastic items sale in the domestic Mumbai

market.Manufacturing and selling in

08 Paper boxes, Cartons Paper and Related Works the domestic Mumbaimarket

09 Printing Printing and Related Works Printing and selling in the

10 Medicine shops Medical and Related Trading at local retail marketBusiness owing to heavy

11 Hotels, eateries Hotel and Restaurant footfall (fall over of the busySCLR)

12 General stores, Stationary Trading at local retail market_____ ____ stationery

13 Grocery stores Grocery Trading at local retail market

Scrap motor parts, Autoparts, motor parts, Strong local established

14 repairing motor parts, Auto Garage and Auto Parts market with bulk/ retail saleengine oil, lubricants at National/ Domestic level.Cycle shop, Barber

15 saloon, STD booth, Miscellaneous Trading at local retail marketdistribution agency

3.6 ANALYTICAL FRAMEWORK FOR ASSESSING BUSINESS

Three point scaling system has been used to measure the condition of the indicators, where

3 is the highest and the best condition and 1 is lowest and the worst condition. For the



evaluation purpose 15-business categories have been identified, which are predominant in

the project affected areas and therefore are cause of concern.

Table 3.4: Type of Business Activities

1 Metal Forging and Blacksmith2 Timber and Plywood3 Chemical and Related4 Tailors and Dress Makers, Sewers and Related Shops5 Mechanic and Related Works6 Electrician and Related Works7 Rubber and Related Work8 Paper and Related Work9 Printing and Related Work10 Medical and Related work11 Hotel and Restaurant12 Stationary13 Grocery14 Auto Garage and Auto Parts15 Miscellaneous

Section 3 (b) of the R&R policy states that displacement should be in such a manner that it

ensures at least restoration of their former living standard, income earning capacity and

production level. To evaluate the said aspect, the indicators for all the selected categories

are measured at their existing location and for their respective resettlement sites. If the sums

of the indicators are found to be less at the resettlement site for any particular type then the

site is said to be not suitable for that business category.

The 15 indicators (business needs) and the criteria for scoring used for the evaluation

purpose are shown in Table 3.5. The indicators are generally applied to all categories;

however, some indicators may appear to be more important than other depending on the

type of business activities. To capture the relative importance of the indicators weighted

score is normally used. But in a situation of informal business activities the process of

assigning weight-age is complex. In an informal business activity there are many things done

informally and many business pre-requisites are adjusted up to a certain extent at an

individual level. Therefore, even within the same business category the relative importance ofindicators varies significantly from individual to individual. Therefore, it would be safe to

assume that at an aggregate level the relative presumptions of individuals will not make

significant change to the relative importance of the indicators and any change in the measure



in an indicator will affect all the categories equally. As the study focuses more on the need of

the business categories than the individual business needs, therefore, the weight-age of

each indicator is assumed to be constant and is equal to unity.

The rationale for using a three point measurement scale is that 1 and 3 denotes two extreme

conditions and 2 is somewhat workable. The Informal business activities are subject to high

business risk as the usual risk mitigation measures are not commonly practised. Therefore,

these activities are highly vulnerable to any small relative change in the measurement of

indicators. The 3 point scale of measurement is thus found to be appropriate to capture the

gap in the business need between the existing and proposed site.

Table 3.5: Business Need (indicators) and Criteria for Measurement

Business in operation for moreLocational 3 than 10 years It is assumed thatadvantage Business in operation for 5 to 10 business has a better(Market 2 years chance of doing well in anIdentity) Business in operation for 0 to 5 established market

1 1 yearsConnected by Major Roads, And In Context of Mumbai

3 Major Railway stations Certain station of westernConnectivity Connected by either Major Roads and Central line are majorand Linkages 2 or Major Railway stations as they are transit node

Connected by minor roads or and activity hub2 ___________1 minor railway stations

Foot fall is a function ofFootfall (no of 3 More than 5,000 population in thepersons catchment and the

eisitabishmet 2 Between 2,000 to 5,000 volume of traffic on theaccess road to the

3 per day) 1 Less than 2,000 commercial establishment

Higher Income, Middle Income Foot fall which comprises

Quality of 3 and Lower Income Group of mix of all segment ofFootfall/ Mostly Middle Income and Lower society has the probabilityMarket 2 Income Group of higher conversion rate

4 1 Mostly Lower Income Group for all types of business.

14 feet and above for both

Establishment 3 parametersFrontage & 2 10 to 14 feet for both parametersHeight less than 10 feet for both

5 1 parametersAs per the R&R policy

3 more than 250 sFf 225 sft of Carpet area is

(carpet area) 2 200sft to 250 sft granted free of cost whichis the mid value of 200

6 1 Less than 200 sft and 250 sft.

Physical In order to assess the

7 Condition of 3 RCC structure physical condition of the



the structure structure the average2 Semi Pucca types of structure should

be considered for aparticular category of

1 Temporary Shades businessSeparate Warehousing facility in Existing Rehabilitation

Warehousing/ 3 the vicinity building does not anystorage 2 Warehousing facility within the designated warehousing

Facility 2 ~~structure (Mezzanine floor) facility or in built space for

8 1 No warehousing facility storageCriteria is set based onthe manual transportation

3 availability within 0 to 1 Km of the raw material which

material/suppli is possible maximum upers 2 availabilit within 1 to 2 Km to 2 km beyond which

motorized transportationbecome necessary which

9 1 availability more than 2 Km is expensiveA compatibility criterion isset based on the sharing

Compatibility 3 Compatible of foot fall andwith adjacent complimentary businessbusithnadaess activities. Businessesbusiness 2 Indifferent which creates negativeactivities externalities to each other

are regarded as not10 1 Not Compatible compatible

Available Capacity On-Site or The criteria is based on3 Immediate Proximity the requirement of power

Access to for different types ofpower 2 Available in General Vicinity Business activities and

not on the legal or illegalCapacity Not Available in General availability of power

11 1 Vicinity

Available Capacity On-Site or3 Immediate Proximity

Access towater

2 Available in General Vicinity

Capacity Not Available in General12 1 Vicinity

Centralized system with adequate3 capacity

Disposal/treatment 2 On site disposal/treatment

13 1 No facilityAccess to All types of commercialskilled Available within immediate vicinity establishment does not

14 manpower 3 (less than 1 Km) require skilled manpower,but might require

Available within general vicinity ( 1 occasional visit by skilled2 to 5 km)



technicians or otherAvailable at far-off places (more similar persons

1 than five Km

All modes of telephone and cable3 communication available

Access tocommunicatio communication facility is partiallyn facilities 2 available

No communication facility is15 1 available

In the present analytical framework the ideal site would core 45. But since it is a relative

measurement therefore the difference in score for the existing and relocation site should be

taken into consideration. For the purpose of selecting any site that score more than 27 (60%)

as per the given criteria can be taken into consideration for relocation of businesses. It may

be noted that a 3 point scale is a very acute measurement and a difference of 1 point can

have significant impact on the business operations considering the higher sensitivity nature

of informal sectors.


, ,*

Chapter 44.1 Review of Resettlement Implementation Plan4.2 Summary of Findings from the Secondary Data4.3 Summary of Findings from Field observation and Other Consultative

Process4.4 Focussed Group Discussions4.5 Primary Survey Findings - SCLR4.6 Assessment of Business at SCLR4.7 Prioritising Business Activities4.8 Resettlement Site Analysis - Mankhurd4.9 Assessment of Suitability for Relocation4.10 Impact assessment of business activities

SCLR Businesses



Map 4.1: SCLR Alignment

To Vile Parle .. EkLA .0040M'

0 i fABHATC .L.... .j -

0 e 3 ....:.z , '- ' ,ALI 'A

11_ ts&,, ( naRk > < , ' 'I I .| - S _

i I $ | S t : ^ | ^C9uZ .IND.AhAIRUN S _.--

SWA CAuZ C-,C.'orn

Santacruz ChembuLr Lnk Rood -.

¢__~~~~~~~~~~~~~~ - [ AR |-

-xr, T~~~~~ G~ilulo eopno

a A

W L .~4otoS '' 't :> *

HA r t t;:

fi \ +E;; ~~To Matunga -;REN -. / I .~. LI.L.Ao UHA ToSo__ExS-w

it NAW ~~~~

Not to Scale



4.1 REVIEW OF THE RIP (SCLR PHASE I)Total 3412 structures will be affected out of which 2638 is residential, 726 purely commercial,25 residential-cum - commercial and 23 are others.

Data collection and preparation of documentation was started in 1997 and a BSES preparedfor 2171 structures. Later, the alignment of SCLR changed and new hutments were covered.The Supplementary BSES was prepared in 2002. Again, changes in the alignment took placeresulting in some families being excluded and new ones included. A consolidated BSES forthe Santacruz Chembur Link Road was prepared in March 2003 but there have beenchanges in alignment after that date. Hence, an updated BSES has now been prepared inDecember 2004, which supersedes all the earlier tabulations. This will be treated as cut-offdate. There are 154 residential and 193 Commercial establishments found locked during theBSES which would be verified during the issue of identity cards and the data about themwould be updated by May 2005.

A plot of land at Mankhurd Plot of 38,287.5 sq m area has been selected for constructingpermanent tenements and commercial units for residential hutments and shops affected bySantacruz Chembur Link Road Phase I Project (SCLR).

The overall responsibility for implementation of this RIP lies with Mumbai Metropolitan

Region Development Authority (MMRDA) who will coordinate with all other agencies in theimplementation process and oversee the delivery of entitlements to the PAPs. The budgetfor the implementation of this RIP is estimated to be INR 522.39 million.

4.2 SUMMARY OF FIINDINGS FROM SECONDARY DATA (B.S.E.S. DATA):The BSES of phase-Il is available while the BSES of the phase -I is reported to be underfinalization. Therefore, the salient features of the BSES phase-ii has been analysed along theline of parameters mentioned in section 3.1.1. The summary of the findings from BSES isgiven below:

Inference:

From the analysis of the BSES (Phase II- SCLR), area occupancy by different activities isevolved. The area (floor plate requirement) evolves as the prime need for the businessactivity. Furthermore, Majority of the business except for hardware shop, food related itemsand mechanic related works are occupying area larger than 225 sft. Hardware stores occupythe minimum area of 225 sft. Mechanic and related activities have a range of 225 sft to 650sft, depending upon their levels of service. Printing and its related activities are in the rangeof 225 sft to 600 sft. Metal forging and blacksmith occupy areas more than 500 sq ft of areawith lesser variations. Auto garages have a wider range ranging from 225 sft to more than750 sft. Food and related activities range from 225 to 400 sft.


---- --- -- ----


Table 4.1: Typology of Shops and Area ( BSES data)

Sr. N. N am Rtri (Sit) 0 2253300 300.30 350-400 400.450 4D45 0 M004M00 O6004 3 6D0700 700.78D >780 Tdl1 l Fcrgg and Baidsrrith 3T 1 _ TIT 1

3 CarAoessoie4 ITMrrf " RdWood 5 2 r 2_ Chemical and Rdated 16 Fbod ad Fbated 1dcts 51 4 1 1 _ 67 Bid ani Related ldmcis 9c Talors and Des Makers, Semes and Reated S&ups 39 1 1 1 1 2 1 4

Sioe IMers and Leaher Goods Wkers 2 1 11 Ma im c and Rlated Wor 1 111 Bectician ad Reated W IRis 8 1 - !12 Runbers

JeAlery and Redous KW V\kWs, irdLdrg Gass13 and0aarYicKlrns 2 1 :14 Rbber and FRated Wrxkers _

15 Per and Felated V\kts 4 416 Porting and Fated V\brks 5 _

17 ienica anid Related 1 1 1 :18 Medicad and Related 10 11j Hotel and RE__ 4__ 1 ! 420d PaMlor 2 1 121 Mdsic &ip 122 Statamay _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

2G=ery 53 6 1 1 6241ALto Garage and Aito Pats 3 1 2 1 1 I2Mscellareous 54 1 4 1 2 1 6,

Tota 260C 18 - 10 - - 2 3 - 31



4.3 SUMMARY OF FINDINGS FROM FIELD OBSERVATION AND OTHERCONSULTATIVE PROCESSDuring the field observation it is found that the clusters of commercial activities are located infour different stretches of the proposed.

The Phase I of SCLR has been studied in three parts. They are as follows:

Stretch 1: Mithi River to junction of LBS Marg

Stretch 2: Junction of LBS Marg to diversion point of CST Road

Stretch 3: Diversion point of CST Road to Eastern Express Highway

The first stretch runs from Mithi river to LBS Marg, (Stretch-1) this is found to be mostproblematic with large commercial establishments are coming on the way of road widening.

However, the type of activities are few and the area resemblance more to a wholesale

market.

IF --. - -r.

-Am ~ ~ ~ ~ -

Fig 4.1: Auto units and garage Fig 4.2: Units along SCLRThe second stretch is from LBS Marg to road diversion point on CST road (Streatch-2). Inthis stretch large commercial establishments are less but there is various activity mix presentalong the road.

Fig 4.3: Mixed activity shops Fig 4.4: Demolished structures

The third stretch is identified from railway quarters near Tilak Nagar station to Shanta JogMarg (Stretch-3). The commercial establishments are less in number, however the Shanta

Jog Marg is known as a commercial area for a long time.



Map 4.2: Zoning of Business at Phase I of SCLR

Mithi * 4

U~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~NaH s ;_ j

<~~~~~~~~~~~~ .

Hcadwcre shop Junkycrd MDary Mscellcneous N

Timber &Plywood Video Parlour Grocery fMedicd W

Auto garage & Auto parts Hotel & Restaurant= Stationary shop m Built structure Not to Scale

Phase II: Western Express Highway to Mithi River

The Phase 11 of SCLR is following the DP Road 45.70 mts and runs from Western Express

Highway covering the Mumbai University area at Kalina and ends at the Mithi River. There is

various business activity mix present in the area, however the smaller shops are more in

number in this stretch.



4.4 FOCUSSED GROUP DISCUSSIONSThree meetings were held in the three main starches of SCLR as mentioned in the 3.2.2. Thesummary of the FGDs are as follows:

1. Parikh Kadhi Citizen Welfare Association

Date of meeting 23rd Sept 2005

Time: 9:45 am

Venue: Timber shop owned by Nabi Bhai

Member strength: 40

Persons present:

President: Mohd. Tariq Khan

Member: Mr Zohair

Regarding provisions of space

It was found during the discussion that area offered for resettlement - i.e. 225 sft isinadequate for most of the business units. The policy is not proper and is not taking care ofthe present occupiers. There are large go downs having area of 1000 sft to 4000 sft inmajority of Timber enterprises. The other issue regarding the floor area is that MMRDA notcertifying the area remained from the shop area after the deduction of the area under cutting(e.g. in case of 500 sft cutting from 4000 sft shop, 3500 sft not being certified by MMRDA, theshop of 4000 sft is counted whole as entity and is compensated for 225 sft to relocation siteand the present entity would be lost and BMC would take remaining area under RG or otherreservation. The price for additional floor area (up 700 sft) is perceived to be very high andthe PAPs are not willing to pay such additional amount.

Regarding legality of establishments

It was told that the business is in operation for more than 40 years in many cases and thatthey have trade license (Trade licence, Gumasta licence) as well. Besides, most of thebusiness units pay taxes. Though the project commenced in 1994, the people are there from1962 and are carrying business from 30-40 years and have contributed immensely to thedevelopment of the area and to the economy. They were present at the time of DPpreparation in 81, but not involved in the mapping of the same.



Regarding business needs

It was expressed that the location is of prime importance as far as auto parts are concerned.

Units would not like a change of address. They have the presence at national level. The

population shifted to the resettled site is low income population. The businesses will not be

able to sustain in the new site. There is no transportation facility at the new site and is closed

to the dumping ground. The relocation should have the entire required infrastructure like

roads, power, water etc and social infrastructure to be proper like school, college, hospital

and not balwadi. The compound wall enclosure type of town ship is suitable for residential

purposes but not suitable for high-street retailing. The group opined that There is sharp

difference in the land rate between Kurla and Mankhurd (Mankhurd land rate is 10% of

Kurla), therefore the compensation is not reasonable and also said that WB asks for the

relocation in 3 km radius, but MMRDA has violated this and asked at 10 km distance.

Suggested solutions (by the group)

• A suggested solution by the respondents was to provide vertical space in lieu of

horizontal space. The area balance after cutting can be taken and the upper storey can

be developed instead of relocation

* One solution is to provide accommodation at Motilal Nagar at BKC developed by Dheeraj.

* A joint survey of units by MMRDA, surveyor and owner of the structure is recommended.

MMRDA should certify the balance area after excluding 225 sft.

* Problem can be solved if all the stakeholders come together to solve the issue i.e. BMC,

MMRDA, people, collector.

* People are ready to cooperate provided the rehabilitation is proper.

2. Shanta Jog Road Vyapari Association

Date of meeting 23r Sept 2005

Time: 2:00 pm

Venue: Eagle prints

Member strength: 73

Persons present:

President: Mr. Bansilal

Member: Ronald Rodrigues

Regarding provision of space

The group had a problem in the enumeration process itself. It was told that SPARC has not

carried out a proper survey. They have marked based on the number of doors in the



enterprise. People have made partitions in their existing set up to get additional allotment.

They have missed various establishments too. 50 plots of MHADA have been sold in the last

one year. There are various SRA scheme in the area, but not accommodating the shop

owners. There is no provision of storage area in the rehabilitation buildings.


It was pointed out that the area has a business identity for more than 30 years. Commercial

establishments have obtained requisite license for running their business from MCGM and

therefore cannot be treated as illegal. The owners of the enterprise are not willing to shift.

The entry point for SCLR is at Chembur. The population at the entry point is yet to be

informed by MMRDA about the relocation and resettlement. The entry point cannot be at the

existing location as it gets water logged.


The opinion much similar to that of the FGD1 regarding the loss of business. It was told that

apart from being a dumping site the rehabilitation area is also close to BARC and slaughter

house of the city and therefore have both operational and image-ability problem.


* The core issue for resettlement is the area required to carry on the business activities with

minimum loss in income. The approach should be to sort out the business needs on a

one to one basis.

* Enough space shall be created in the vicinity once the residential population moves to

Mankhurd site. Therefore, the rest of the large commercial activities can be

accommodated in those areas.

3. United Shop Owners Association

Date of meeting 23rd Sept 2005

Time: 3:30 pm

Venue: Eagle prints

Member strength: 80

Persons present:

General Secy: Mr. Maqbool Siddiqui

Member: Mr. Salim

Lawyer: Mr. Raj Awasthi




The major point of discussion was the enumeration process it was told that the units were

incorrectly classified. Many units have been reported as closed. SPARC has noted the length

and breadth of the structures. Respondents feel that height should also be taken into

account. Moreover, the condition of the structure has not been taken into account. The

structure owner should sign the documentation. Locked structures were not counted. The

area given is 225 sft- flat rate to the person. No procedure of the rehab is mentioned. Claim

that it is done under SRA (as per 33 (10), but the entire procedure for the same not followed

(such as consent of 70% population). Income restoration is inconsistent with 225 sft specified

in the R&R policy.


The respondents referred to the Limitation Act, 1963, (in case land belongs to Government),

where the access and use of light or air for any building has been peacefully enjoyed for 30

years, the right to such access is absolute and indefeasible. The alignment map has not

been given to PAPs. Under R&R policy, no chance has been given for a hearing and PAPs

are being forced to relocate. The cut off date for the rehab increased to present without any

approval from the government. In some cases the original documents are reported to be lost

in the rain which would require some time to obtain again.


SCLR is a locally established market in existence for the last 30-35 years. The market is

known on a national level for timber trade and auto parts. The present location is well

connected with roads and railways. The most important business need is the location itself.

The three most important issues relating to business needs are locational disadvantage,

inadequate area, not possible to conduct business (225 sft) allotment and socio economic

status of employees due to relocation. Mankhurd is known as a dumping site with nallla,

environment of which is not acceptable to the business community. MMRDA says that

Mankhurd Township has good scope. However, the resettled population is slum dwellers who

have no purchasing power. Income restoration is not possible at this site


* Give the existing area on lease to the affected parties. There is no need for SRS.

* An FSI of 2.5 should be allowed in the balance area after accounting for the requirement

for MUTP.

* Lease plots in the Bandra Kurla complex



* TDR to be allowed as a compensation for the owner of the land.

* They are to be given a special status of Dharavi where higher FSI is permissible.

* The MUTP project objective is urban economic growth. The affected shops are a part of

the economy. The benefits should accrue first to those who are carrying on their business

at the existing location rather than other businesses.

* There is possibility of accommodating here- by change of reservation of RG and cemetery

* The conditions of loan agreements between the World Bank and MMRDA should be

made public.

4. Kismat Nagar Welfare AssociationDate of meeting 7th October 2005

Time: 2:30 pm

Venue: Kismat Nagar

Member strength: 130

Persons present:

General Secretary: Mr. Naseem Khan

Member: Mr. Surender Singh


The issue of insufficient space at the rehabilitation sites was the key focus. It was informed

that those who are partially affected would have major problem. It was stated that it would be

impossible for them to work if the partially affected PAPs are not allowed to retain their

business at the existing location.


The group acknowledge the fact that there holding on the land is not legal but they said that

they are willing to pay for legalizing their establishments at the existing location.

They said that their business operations are legal and they have necessary licence for their

respective business. However they are not willing to pay additional amount for taking up

larger areas at the proposed resettlement sites even though that provides them legal

entitlements.


The opinion of the association regarding the business need is that the new location will

involve a change in the address for their business which will have other negative

consequences. It was said that any location in the proximity will be acceptable to them even



at a lesser floor area. It was expressed that their business operations will receive stiff

objections from the residents of the resettlement sites as it involves noise and other

nuisances.


* Provide alternative location at the nearest place.

* Partially affected shops should be allowed to retain their business activities at the

existing location

* The respective business is incompatible to residential areas, therefore the shop

owners should be allowed to construct in the existing areas with higher density at the

existing location. A carpet area of 225 sft at the relocation site could be used for

storage purposes while their main business can operate from the existing location

after leaving space for the road alignment.

* Rehabilitation to be done in the Motilal Nagar rehabilitation site.

4.5 PRIMARY SURVEY FINDINGS -SCLR

'Summary of survey findings: SCLR Phase I

1. The project site is an established location in the city, predominantly characterized by

the presence of businesses dealing with timber and plywood and scrap auto parts.

2. The market for majority of timber and plywood shops, scrap auto parts is located at

the project site itself. Majority of timber and plywood shops were developed in the

1970s indicating that these shops have had market presence at the project site

location for the last thirty years.

3. The location is also suitable for availability of labor for the businesses. Labor

population for majority of the businesses is available from within a distance of less

than 1 km as has been revealed in the survey findings. The present location satisfies

requirements for established market presence and easy availability of labor for

successful functioning of the affected businesses.

4. The project site is located in close proximity to LBS Marg which offers direct

connectivity to the eastern suburbs in the city as well as the Eastern Express



Highway. This is the primary reason for roadways being the preferred mode oftransportation for affected commercial establishments.

5. Kurla railway station is located at a distance of 1.5 km from the project site. Thisfacilitates transportation of goods and raw materials from the project site by rail route.

6. Minimal variation has been observed in weekend and weekday footfall. This indicates

that there is a constant flow of customers visiting the affected commercial

establishments.

7. Market for distribution of finished goods is located at the project site itself as well as atother locations outside Mumbai. Locations outside Mumbai include other parts ofMaharashtra, Andhra Pradesh, Gujarat. This indicates that the affected businesses

cater to markets all across India from the project site location.

8. Majority of timber and plywood shops, printing and related works, rubber and related

works, printing and related works operate from an area of more than 750 sft. Areaoccupied by shops that sell auto parts is as high as 10000 sft while timber and

plywood shops occupy an area of 5000 sft. Chemical and related works, tailor shops,

garment units operate from an area ranging from 225 to 300 sft.

9. Majority of the affected businesses are located in pucca structures. Other materials

used for construction include tin/asbestos sheets and plywood boards.

10. Raw materials for the majority of the affected businesses -traders are available within

a distance of 1 km to 2 km. Raw materials for manufacturing units are available within

a distance of

11. A major percentage of the labor population is available within a distance of 1 km. This

indicates that the affected businesses are dependent on labor from the surrounding

areas.

Some of the key primary survey tables are mentioned below.

For details of primary survey results refer appendices



Table 4.2: Production process

Manufacturing 17 27

Retailing 36 58

Wholesaling 8 13

Garage 1 2

Total 62 100

Table 4.3: Time since business is in operation

0 to 5 6 10

5 to 10 12 19

More than 10 years 44 71

Total 62 100

Table 4.4: Extent of market for goods/services (manufacturing units)

1 to 2 km 8 53

2 to 5 km 3 20

> 5 km 4 27

Total 15 100

Table 4.5: Weekday fooffall

0 to 1000 30 48

1000 to 2000 12 19

2000 to 5000 6 10

5000 to 10000 2 3

>10000 1 2

Refused 11 18

Total 62 100

Table 4.6: Rental for the space

0 to 2000 54 87

2000 to 4000 2 3

4000 to 6000 3 5

6000 to 8000 1 2

> 10000 2 3

Total 62 100



4.6 ASSESSMENT OF BUSINESS AT SCLR

Locational1 advantage 3 3 3 2 3 3 3 3 3 2 3 3 3 3 3 A43

(M arket Idenlityt _ _ _ _ _ _ _ _ _ _ _ _ _ _

2 Connelyad 2 3 3 2 1 2 3 2 3 3 3 2 2 3 2_ _ Linkages__ _ _ _ _ _ _ _ __ _ _ _ _ _ _

3 Foolfall 1 3 1 1 2 1 1 1 2 2 1 1 1 1 1Quality of

4 FoolfaIl/ 2 2 2 1 2 1 2 2 1 1 1 1 3 1 --Potential markel _Estro Iablishment 2 3 2 2 2 2 3 2 3 2 2 2 2 3 2Frontage____

6 Floorspace 1 3 2 2 3 1 3 2 3 2 2 2 2 3 2- (carpel area) X ___ 2 t_ t7 Condition of9 he 2 2 2 2 2 2 2 3 2 2 2 2 1 2 2 "

9 marial/supplier 2 1 2 1 1 2 2 2 3 2 2 3 1 2 2?10 bWsmnaterialsupiseirl 2 2 2 2 3 2 2 2 2 3 2 2 3 3 2 _1Compatibility10 with adjacent3 2 2 2 3 2 2 2 2 2 3 3 332 5

11 Access to power 3 3 3 3 3 3 3 3 3 3 3 2 2 32 4



2 Access to water 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2

Disposal/111 21 21 2122 2 21213 treatment 2 2 2 2 2 2 21 2

14 Access to skilled 3 3 3 2 2 2 2 2 2 2 3 3 3 2 2manpowerAccess to

l5 communication 2 3 2 2 2 2 3 3 3 3 2 1 1 3 2

__ _ fa c ilitie s _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

.hif points 3$t 37 31 28 31 28 83 33- 35 33 33 30 30 34 20



4.7 PRIORITISING BUSINESS ACTIVITIES

Priority of business activities have been assigned depending on the business characteristicstrade volumes and its compatibility with residential land use. For example, Auto Garage andspare parts have larger market areas, it does not require high footfall but buyers belong toMIG and higher MIIG groups, it produces noise and not compatible to residential land use.

Table 4.7: Prioritisation of Business Activities

StationaryHotel and RestaurantGroceryMechanic and Related Works

Electrician and Related Works

Stationary

Timber and Plywood

Tailors and Dress Makers. Sewers and Relaled Shops

Paper and Related WorkMedical and Related viork -.

Auto Garage and Auto Parts

Miscellaneous

Timber and Plywood

Tailors and Dress Makers, Sewers and Related Shops

Paper and Related Work

High Medium Low

Inference:

High priority business activities usually occupy larger shop areas. They depend on the heavyvehicles for transportation of goods. Most of their orders are in bulk supplies and some areretail type (auto spare parts). This category does not require heavy footfall but is moredependent n the quality of the footfall. This category involves large storage space andproduces objectionable orders and sounds in many cases. These categories are moresuitable in Industrial locations and wholesale marts. This category is compatible to residentialland use. Average score for this category is 33.2 for the existing location, which is highest

among all categories.



Medium priority business activities occupy medium to large shop area. It is not so much

dependent on the heavy vehicles for day to day transportation. This category is dependent

on the size of the foot fall as they sell smaller units. The quality of footfall is not as critical as

the high priority section as the product caters to wider segment of the population. This

category produces large amount of waste materials which is sometime objectionable. It

requires lesser storage space. This category is compatible to residential land use under

conditions. Average score for this category is 32.3 in the existing location, which is second

highest among the business categories.

Low priority business activities occupy less shop area. It is not dependent on the heavy

vehicles. This category is dependent on the large footfall as it sales smaller units of goods.

Usually this category is dependent on some anchor activity. For example, stationary shops

depend on the student population of the near by schools and colleges, grocery shops is

dependent on the availability of residential townships. These categories usually require

smaller storage space and it is compatible to residential areas. The average score for this

category in the existing location is 29.5.

The business need matrix suggests that the present location is suitable for most of the

activities as all of them scored above 27. The score suggests that certain business category

is in more advantageous position than others. The business category which score low in the

existing location holds some chance of doing better as a result of relocation if it scores more

in the resettlement sites. On the other hand business with higher score (above 30) holds

lesser chance of improving their business as it is difficult to find appropriate alternative

location.

4.8 RESETTLEMENT SITE ANALYSIS - MANKHURD

4.8.1 Introduction

Mankhurd has been one of the prominent resettlement location for households affected due

to infrastructure / transportation projects, especially Mumbai Urban Transport Project. The

first resettlement was during the extension of the Harbour Railway Line from Mankhurd to

Vashi. This was followed by resettlement of households affected in demolition of huts along

the Harbour Line in February/March 2001.



4.8.2 Location and Linkages

Mankhurd is the last suburb of Mumbai on the eastern periphery of the City. It is well

connected to the rest of the city by road and rail network. Mankhurd is linked by the Harbour

Railway Line to central parts of the city. Mankhurd is connected to eastern suburbs by the

Ghatkopar - Mankhurd Link Road and with the central Mumbai by the Yeshwantrao Chavan

Marg.

Mankhurd (East) has two resettlement sites for permanent resettlement of PAHs and one site

for transit accommodation. All the three resettlement sites ain Mankhurd (East) are located in

close proximity to each other. One resettlement site for permanent resettlement is also

located on the other side (west) of the railway tracks. The profile of resettlement sites and its

suitability resettlement of commercial establishments are described below.

Map 4.4: Map Showing Connectivity of Mankhurd

Kurl Terminus i * * a-_

F; K ^' ^ ,~~~~~~~~~~~~~~~~~~Rlw,,

N

Not to Scale



Fig 4.5: Physical Condition of Resettlement Site at Mankhurd

Map 4.5: Map Showing Location of Resettlement Sites at Mankhurd

A a P*rmn*nnt Ten*rrHnts ...........;;; .-; .-;;-;;;--;;.......-&iTrasl T*nronitenh t ...-:..... ... _

C = P HnvHn nt IProosed} DEO At *-- -......................................... .illll

/ j ' #~~~~~~~.'....... ' . .. . . . . .. '. ... '..,'..

0 \ \ , ~~~~~~~~~. ... . . . .

\ 8 G &\ \~~~~~~~~~.........\ z ' '" ' ~~~~.. .. . . .. .

< i~~~~~~~~~......... .........../ /~ ~ ~ ~~~~~~~~~~........ ............

~~~~~~~~~~~~~~.. . . . . . . . .. .. .. . .. .. .sge~~~~~~~~~~~~~~~.:Arh NLUnd

= ,.,.,CIA RLY.. .. . .. . ..........

> 100 m- i Q] j00 m~~.......MANtHUPD Rt)ilpfF -fK?HFP IUAP MII....



4.8.3 Profile of the Catchment of Resettlement Site

Mankhurd, especially the eastern areas could be characterized as residential areas cateringto the lower income group and presence of polluting industrial units and dumping grounds.The resettlement sites in particularly are in close proximity to the creek and dumping ground.

The site catchment consist of residential areas like Prime Ministers Grant Project (PMGP)Colony, Mohite Patil Nagar, Gita Nagar, Ekta Nagar, A. Sathe Nagar etc catering to lowincome segment of population. The population in these residential pockets is predominantlyservice class having low spending power.

The areas have witnessed very few up market residential and commercial developments inthe site vicinity. All the commercial establishments in the catchment are in form of high streetshops opposite Mankhurd Railway Station, on The Yeshwantrao Chavan Marg and at thejunction of Yeshwantrao Chavan Marg and Mankhurd - Ghatkopar Link Road. These shopscater to the regular requirements of the catchment population.

4.8.4 Physical Aspect1. The site is bounded by nalla on two sides and has a dumping ground on the third.

These nalla's are actually open sewers channels. The dumping ground has nowbeen filled and transit tenements for MUTP constructed over it.

2. The Thane Creek and marshy land are just behind the dumping ground and inclose proximity to the site. Deonar dumping ground is also in proximity.

4.8.5 Site Layout1. The site has only one access. This is ideal considering security reasons but can

be fatal during emergency, as the site has nalla on two sides. This road touchesthe link road but does not open on it due to heavy traffic on the road.

2. The layout has enough area under amenity / open space, but all these areclustered on one end and not evenly spaced throughout the layout. As a result thelayout looks crammed.

3. The shops have good frontage (10 to 14 feet), but the height (8 to 10 feet) and thedisplay area (7 to 10 feet) of the shop is very low.

4.8.6 Infrastructure (as observed on site)1. Water supply is limited. Thus the floor space within the tenement is used for

storing water.2. The storm water drains are open and also used for dumping wastes into it.3. There is good facility of the disposal of the waste, but the people are not taking

interest in cleanliness of the area.4. The sewer line is chocked and out of use. The sewerage is disposed through

open drains. This is a major health hazard.



5. Availability of power is good in this area.

6. The area is connected through harbour line of railway and Panvel highway.

Public transport is available but choices are limited.

7. Many complaints theft have been reported in the nearest police station. Absence

of street lights in the layout is a major reason for this.

4.8.7 Suitability for Resettlement of Commercial Establishments

The resettlement site though located close to the Mankhurd - Ghatkopar Link Road, does not

have direct accessibility from this road. The resettlement sites are connected to the arterial

roads (Yeshwantrao Chavan Marg / Mankhurd - Ghatkopar Link Road) via internal roads

about 12.0 m wide. The layout of the resettlement sites (especially for the commercial units)

is inclusive (looking inwards) and as a result the commercial establishments would serve only

the residential population on the property and not be benefited from the heavy traffic and

commuters plying on these arterial roads.

It is strongly felt that the restrictions mentioned above would limit the type of businesses that

would survive considering the lack / reduction in fooffall generated at the present location as

compared to the earlier locations that had a high amount of commuter population and an

extensive catchment / service area.

4.9 ASSESSMENT OF SUITABILITY FOR RELOCATION

The 15 business needs (indicators) and the criteria for scoring used for the evaluation

purpose is shown in Table 3.5. The indicators are applied to all business categories in the

resettlement site. To capture the ability of the resettlement site to provide the plafform of

conducting the particular business activity, the entire matrix is overlapped with respect to the

attributes at the resettlement site. The assessment of the resettlement site is carried out

comprehensively.



Table 4.8: Suitability Assessment for Resettlement Site

Locational advantage 1 1 2 1 1 1 2 1 2 2 1 2

2 Connectivity and 2 2 2 ~2 2 2 2 2 2 2 ;p(M arket Identity)__ _ __ _ __ _ ___ _ _

ConetviyandLikaes2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 So

3 Footfall 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1Quality of Fooffall/ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 15Potential market

5 Establishment 1 2 1Frontage 1 1 1 1 1 1 1 1 1 1 1 2 1

6 Floorspace(carpet 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 3Parea) _ _ _

Physical Condition of 3 3 3 3 3 3 3 3 3 3 3 3 37 the structure -3_____

8 Warehousing/storage 1 1 1 2 1 1 1 1 1 2 1 2 2 1 2 20FacilityAccess to rawmaterial/suppliers 1 1 1 1 2 2 21



Compatibility with10adjacent business

I IAccess lo power 2 2 2 3 2 3 2 2 2 3 3 3 3 2 3

12 Access to water 2 2 2 2 2 2 12 2 2 2 2 2 2 2 2

13 Disposal/ trealmenl 2 12 2 2 2 2 2 2 2 2 2 2 2 2 2

14Access to skilled2 2 2 2 2 2 2 2 2 2 2 2 2 2 2

manpowerAccess to

5 conimunicaLion 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2

acilitie s__ _ _ __ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

T~~t~p~itnts ~ z6 i2 25 a 8 2- 2-5 .25- 29- -- a( 0 '

Impact with respect torelocation froin SCLR (-ve -5 -12 -6 0 -5 -1 -8 -8 -10 -4 -5 0 0 -7 0 -72value indicate worse, I-yeIndicate better)

Chesterton Meghraj Property Consuttants (P) Ltd 53


4.10 IMPACT ASSESSMENT OF BUSINESS ACTIVITIES(refers section 4.7 and Table 4.3)

... .._.....

Timber and Plywood

Printing and Related Work

Auto Garage and Auto Parts

Chemical and Related

Metal Forging and Blacksmith

Rubber and Related Work

Paper and Related Work

Hotel and Restaurant

Medical and Related work

Mechanic and Related Works

Stationary

Grocery

Tailors and Dress Makers, Sewers and

Related Shops

Electrician and Related Works

Miscellaneous

High impact Medium Impact Low

Inferences

1. The business activity of Timber & Plywood, Printing works, Auto works, Rubber

works, and Paper works would have large impact with respect to the relocation at the

resettlement site. The average score reduced by 6.5 (refer section 4.7 & 4.10), which

is highly significant. And it would be very difficult to restore these activities at the

proposed site even in the longer term.

2. The business activity of Rubber and paper works, Medical, Hotel and mechanic works

would have mediocre impact with respect to the relocation at the resettlement site.

The average score reduced by 4.3 (refer section 4.7 & 4.10). There are chances that

some of the business categories can restore their business over longer to medium

term.

3. Tailoring, electrical works, stationary, grocery and petty businesses would have no

noticeable impact on the relocation to the resettlement site. These category have an

average reduction of 2.0 (refer section 4.7 & 4.10). In the over all score which can be

restored in medium term


Chapter 5

5.1 Synthesis of Findings5.2 Issues in Resettlement5.3 Final Inferences

Conclusion



5.1 SYNTHESIS OF FINDINGS OF SCLR

Key constrains Implication of Implication of Findings from Findings from Findings from Resultant effect Remarkstowards Policy Development Primary survey field business matrixresettlement Document plan and DCR observations analysis

andconsultative

Inadequate area Provision of 225 sft No area norm is More than 60% For certain type of Most of the Resistance by the There is no basisof free area provided for shops have area business it is not business have PAPs for for calculating

commercial more than 225 possible to operate negative impact resettlement minimum area.establishments in 225 sft due to resettlement

Inappropriate Contrary to the Onsite People preferred a Community was Most of the Resistance by the Availability of Landresettlement site policy which resettlement is resettlement site not consulted for business have PAPs for is a major

suggest almost impossible with 1 to 2 km site selection negative impact resettlement constraints inresettlement in the due to land due to resettlement Mumbaivicinity reservation

Illegal Policy treats Illegal structures Most of the PAPs claim for The existing site is PAPs intends to There is high costencroachments equally to legal or cannot be encroachers legal entitlement suitable for most of retain their involved for

illegal occupiers in regularized under enjoying the the informal possession in the bringing theterms of restoration present condition location for last 30 businesses existing location informal sectorsof income years into main stream.

Inadequate survey Does not provide There is no data on Some Nondisclosure or No data is There is a Floor area andany guide lines for informal sectors establishments partial disclosure of available to directly difference of location becomedata base creation economy earn more than income, business measure the opinion between the proxy factor to

100,000 pm cost are reduced change in income PAPs and MMRDA determine incomeby informal due to resettlement regarding level.arrangements of restoration ofspaces livelihood.


i

I

I


5.2 ISSUES IN RESETTLEMENTFrom the discussions and analysis of the previous chapters flowing issues are identified in

connection with various aspects of the rehabilitation process in the context of business need.

1. A large chunk of land is encroached for a long time. As a result the informal

settlements have grown bigger in size and making it very costly to rehabilitate the

projected affected establishments.

2. The policy does not discriminate between formal and informal settlements in terms of

restoration of income. The objective of the World Bank is to formalize the informal

activities. But it does not provide any guidelines for income restoration of informal

activities whereas in some cases it is not possible to continue with the same activity in

a formal way.

3. The R&R policy does not consider the requirement of spaces for different categories

of business. Provision of built up structures with carpet area of 225 sft is insufficient

for a majority of the business types under consideration in the SCLR stretch.

4. Section 7 of the R & R Policy (December, 2000) implies that the principal criteria for

selection of resettlement site should employment opportunity, infrastructure and

social services. However, it appears that the resettlement sites have been selected

on the basis of availability of the government lands to minimize the overall cost, even

though the original land use was not suitable for commercial activities at the selected

resettlement site.

5. The R & R policy addresses the issue of resettlements residential and retail trades in

similar fashion which may be acceptable for petty traders but not suitable for

wholesale traders or manufacturing units which have specific business need.

6. There is no provision in the existing R&R policy, for establishments of a specialized

commercial zone which can accommodate large units, manufacturing, wholesale

units and hazardous units at one centralized location.

7. The R&R policy outlines the resettlements either in the form of fully developed plot

area of 25 sqm or a tenement of 20.91 sqm in a multi storey apartment. But In all the

resettlement sites only the later form development is carried out in an enclosed

township format which is not suitable for the most of the business activities under

consideration.

8. Structures built by PAPs at a proper location appears to be a better choice for the

larger business establishments which are affected by project, as it provides the

flexibility to the user to customize the structure to suit their specific business needs



rather than a fixed RCC framed structure. These options have not been explored

much by the implementing agency.

9. The R & R policy undermines the fact that warehousing is an integral part of the

wholesale trading and also for the items which requires large storage space. Although

there is a provision that the PAPs can get a space maximum upto 70.0 sqm but at a

price (area above 20.91 sqm is charged at a predetermined rate). And it appears that

one can take space on lease at a better location for their businesses rather than

paying for the proposed resettlement sites.

5.3 FINAL INFERENCES

* Substantial amount of time has been dispensed in resolving the R&R issues in SCLR

causing delay in the project and huge inconveniences to the commuters and

businesses in the vicinity.

* No amicable solution can be found under the present R & R policy frame work.

* The revision in the policy would again be a debatable issue consuming more time.

. Therefore, considering the time and cost overrun, SCLR should be recognized as an

exceptional case and solution has to be found outside the framework of the R & R

policy.

. The implementation authority should be given operational flexibility to negotiate with

the PAPs with a wider spectrum of alternatives.

* For a speedy implementation of the project cash supplement may be provided.

* Cash supplement would create additional financial burden on the project and therefore

should be considered only when all negotiations with the PAPs fail.


Or

Chapter 6

6.1 Approaches to Resettlement6.2 Recommendations for Resettlement6.3 Cost Analysis for the Alternatives6.4 Summery of Recommendations

Proposals and Recommendations



6.1 APPROACHES FOR RESETTLEMENT

Considering the typologies and large variations in the business activities and also

considering the business needs and the impact of resettlements on the respective

businesses following principles have been followed for the selections of rehabilitation sites:

1. A blanket approach of relocation should not be adopted for all type of businesses.

2. The business establishments should be classified according to the typology as

established in Table 3.3

3. The relocation should be carried out for the activities having no impact as assessed in

Table 4.2.

4. Negotiations can be carried out with the business establishments with mediocre

impact on relocation and the suitable livelihood restoration package should be

determined (resettlement area & location and/or financial assistance, opportunity

enhancement program etc. should be carried out).

5. A suitable land parcel has to be identified for the business activities having large

impact on the resettlement site (as per the inferences).

6. The specific anchor activity to be found out for the business activities with low impact.

Such activities should be relocated at various locations along with the consultations

with the affected persons.

6.2 RECOMMENDATION ON RESETTLEMENT

Considering the specific business needs of various business groups, findings from the

primary survey and feedbacks from the consultative process, the following alternatives are

recommended as resettlement sites.

Alternative -1 (A): Resettlement at the site itself

This is the most sought for solution by the existing PAPS.

Prerequisite:

* The resettlement at site can be done, after de-reservation of the land. (land use can be

changed from cemetery to Residential/ Commercial).

* After the land use is changed, entire area is planned with the town planning norms and

the PAPs can be resettled in the area.



* The area under cutting (affected by the Right of Way) can be taken by MMRDA and

temporary resettlement can be carried out.

Constraints:

* The existing land has been acquired by BMC and is difficult to de-reserve the existing

land use.

* This would require longer time to settle the matter and might delay the project.

* It might be difficult to accommodate all the affected establishments after leaving the

space for road alignment and other mandatory open areas.

* The site is not a fit case for higher FSI as there are height restrictions due to the vicinity

of the airport and also because of the fact that the business activities require more

areas on the ground than in the upper floors.

* TDR mechanism would not be applicable as the PAPs are not the legal owner of the

plot.

Implications:

* This would mean providing permanent legal status to the PAP in the planned area.

* This would set a precedent for other infrastructure projects.

Altemative -1 (B): Resettlement at the site itself

Prerequisite:

* The affected businesses are to be segregated into two categories - fully affected and

partially affected

* The fully affected shops to be resettled at an appropriate location

* Partially affected shops to be permitted to operate at their existing location

Constraints:

* Internal opposition from Project affected persons

* Availability of appropriate resettlement site in the vicinity

* Ownership, Land use & Land area is a constraint

Implications:

* Delay in project implementation

* Will involve additional cost

* Legal and procedural problems in implementation



Altemative 2: Segregate the business types and resettlement of different types at

different sites

Prerequisite:

* The piece meal approach could be followed.

* This would mean segregating the different business activities according to the typology

already discussed.

* The compatible land uses have to be identified for a particular business type and then

the relocation can be done according to the clusters. E.g. Auto parts business can be

shifted to the Wadala Truck Terminal, which has the similar identity to that of the PAPs

and resettlement would restore the business levels.

* Similarly, compatible land uses can be identified in the region for a particular type of

business and land could be taken for resettlement.

Constraints:

* Identifying land for all types of activities would be difficult and time consuming event.

* Segregating business types and sending them to various locations may no be

acceptable to the associations as they would like to operate in proximity to each other

for social security even if there is no significant business interdependency.

* Space allocation would be complex as business establishments with larger floor areas

would require larger floor space.

* A number of small land parcels have to be identified leading to time and cost overruns.

Implication:

* Resurveying and assessment might have to be done which will consume substantial

time and might lead to further controversy.

* Acquiring new lands would be an additional cost burden to the project apart from the

time element that would be required for land acquisition process.

Altemative 3: Resettlement all business activities to another resettlement site (WadalaTruck Terminal)

Prerequisite:

* Identification of the appropriate resettlement sites have to be carried out again.

* Necessary approvals have to be taken for the same.

Constraints:



* It would be difficult to find a large alternative site which is acceptable to all.

* In the context of Mumbai a suitable land which caters to the specific business needs

would be expensive.

* An acceptable solution regarding the provision of space would be difficult to allocate

within the present R& R policy framework.

Implications:

* Time and cost overruns.

Altemative 4: Resettlement at Bandra-Kurla Complex

Prerequisite:

* Identification of a land parcel can be done within the layout of Bandra-Kurla Complex.

* This plot of land can be part of some earmarked plot or non-prime in nature, but it

would still suffice the criteria laid out in the earlier chapters.

* Land could be leased to the PAPs in proportion to their existing area at free of cost.

* The PAPs shall make their own structure and shift the business within a given time

frame in a predefined manner.

* Monitory compensation to be paid for the demolished structure based on assessment

of MMRDA.

Constraints

* The option may not be acceptable to MMRDA as Bandra-Kurla Complex has been

envisaged as a world class financial institutions and such resettlement might create

image problem for the area.

Implication

* This would set a precedent for other infrastructure projects.

* May end the stale-mate process and save considerable cost and time.

Altemative 5: Monetary Supplement

Prerequisite:

* To assess the loss in business due to project

* To determine compensation package on case to case basis

* Consultative process and Negotiations with the PAPs

Constraints



* Ascertaining turnover at existing location

* The basis of deciding compensation package

* Difficulty in arriving at a unanimous decision

Implication

* Legal and illegal occupants will enjoy same benefit

* This might lead to cost over runs.

* This would set a precedent for future infrastructure projects.

Directives for proposed alternatives for providing monetary supplement

Directives to assess loss in business due to project

* To assess the income of the businesses based on l-T return/sales tax

* To assess the monetary equivalent to area/premises losses

* To assess the compensation amount in terms of monetary losses considering

relocation at resettlement site

Directives to determine compensation package on case to case basis

* To provide Full Cash Compensation as per assessed business loss

* 225 sft at resettlement site + Differential Cash supplement (difference in total

compensation and market value of the premises)

* To Provide built up area equivalent to compensation amount at resettlement site ( at

market value of the property)

Directives for Consultative process and Negotiations with the PAPs

* Comprehensive survey for assessment of the area and income of PAPs

* Consultative process with community based organization

* Amendment in the existing R&R policy



6.3 COST ANALYSIS FOR THE ALTERNATIVESA comparative cost analysis has been carried out for the all four alternatives. The total cost

has to be shared by MMRDA and the project affected establishments with carpet area more

than 225 sft (herein after called the PAPs). Assumptions are given below:

General Assumptions:

* The areas have to be provided in proportion to the existing occupied built up area. The

details of areas are shown in Table 4.4.

! It is assumed that the FSI shall be 1 in the proposed resettlement areas.

* It is assumed that 40% of the total land should be for open spaces and circulation.

* The land rates are taken from the Ready-reckoned Rates of Mumbai-2005.

* Land development cost is assumed to be INR 50 psft

* Infrastructure development cost is assumed to be INR 150 psft

* The transpiration cost is assumed to be INR 600 per establishment. In case where

there is very little or no transportation involve the amount can be considered for

inconvenience allowance.

* The administrative cost is assumed to be INR 1200 per establishments, which includes

involvement of an NGO, stationery, vehicle and all other associated cost.

* The average cost of existing structure is assumed to be INR 300 psft. However, actual

cost has to found from the valuation of each affected structure.

* Stamp duty is 10% for commercial properties with 1% as registration charge.

* Separate Livelihood restoration cost is not considered since it is assumed that they will

be able to generate their same standard of living at the proposed alternative site with

the land area allocated to them.

* 25% of the total project cost is kept under contingency.

Table 6.1: Assumptions on Land Rates 2

Land at the north of CST Road, between MithiAlternative -1 609 river and LBS Marg is considered

Alternative -2 2100 An average land value is considered forvarious locations

Alternative -3 1533 Land at Wadala truck terminal is considered.

Alternative -4 4000 A non prime land in BKC is considered

2 Land rate is based on the ready reckoner value, 2005.



Table 6.2: Area Allocation Table

225-300 66 21 87 225 19481 1 19481300-350 15 13 28 300 8423 1 8423350-400 36 6 42 350 14724 1 14724400-450 11 2 13 400 5126 1 5126450-500 18 0 18 450 8156 1 8156500-600 7 6 13 500 6534 1 6534600-650 7 2 9 550 5054 1 5054650-700 0 4 4 600 2327 1 2327700-750 11 0 11 650 7069 1 7069>50 33 9 42 700 29625 1 29625Total 203 64 267 4725 106,520 106,52040% landarea asopen 42607.8space andcirculationTotal area 149,127.3(sft)__ _ _ _

Total land 35arearequired acres

Specific assumption for alternative-1:

* The PAPs are to be relocated in the existing site after leaving the areas for road

alignment. For this purpose 3.5 acre of land has to be earmarked from the stretch

between CST Road and Mithi River. Land use shall have to change from crematorium

to commercial.

* The land shall be given on lease.

* The land shall be subdivided and provisions of infrastructure shall be done before hand.

* The PAPs has to construct their own structure and the transaction costs also have to

be borne by the PAPs.

* The compensation for the existing structure shall not be paid to the PAPs as they are

receiving the legal entitlement of the land.


* The PAPs are to be classified along with their typology and the total number will be

segregated in smaller groups. Each group shall be resettled at different locations

depending on their type of business groups.



* Some business types, particularly those which have scored same at existing and at the

resettlement sites, can be resettled even at the already constructed Mankhurd sites.

* The PAPs will receive a constructed structure and no compensations shall be paid for

the existing structure.

* The transaction costs have to be born by the PAPs.

* It is assumed that the PAPs would be resettled within the 2 km of the site. Therefore,

an average land rate of INR 2100 has assumed for the cost calculation purpose.


* An area of 3.5 acre shall be earmarked at the Wadala Truck Terminal and to be

developed as a special commercial zone for all the large and hazardous

establishments.

* The PAPs shall be compensated in terms of land area proportional to their existing built

up area as indicated in table 6.1.

* The PAPs shall construct their own structure.

* The PAPs shall be compensated for their existing structure.

* The PAPs shall bare the transaction charges.


* An area of 3.5 acre shall be earmarked at the Bandra-Kurla Complex and to be

developed as a special commercial zone for all the large and hazardous

establishments.

* The PAPs shall be compensated in terms of land area proportional to their existing built

up area as indicated in table 6.1.

* The PAPs shall construct their own structure.

* The PAPs shall not be compensated for their existing structure as the PAPs would be

getting legal entitlement of their land almost at the same location

* The PAPs shall bear the transaction charges.

The summary of the cost breakups are indicated in the Table 4.5. It is observed that the

Alternative-1 appears to be least expensive and Alternative-4 is the most expensive out of all

the alternatives. It may be noted that the time element involved in the alternatives as well as

the administrative difficulties have not been considered for the cost calculation proposes

because of insufficient data. However, these two elements can influence the over all costs

significantly.



Table 6.3: Comparative Cost Analysis

Cost of Land ( INR Psft) 609,0,1533,4000 92.81 320.17 233.79 609.84

Land Development 50 7.62 7.62 7.62 7.62Cost(INR psft)Average Compensation forlost structure ( INR/ 111000 29.64 29.64 29.64 29.64establishment)Cost of RCC Construction 600 183.11 183.11 183.11 183.11of Structure (INR psft )Cost of Infrastructure 150 22.87 22.87 22.87 22.87development (INR psft)Transaction Fees (10%stamp duty + lesser of 11% 30.35 55.36 45.86 67.08INR30, 000 or 1%)Transfer Assistance ( INR 600 0.16 0.16 0.16 0.16/establishment)

Admlnistrative Cost 1250 0.33 0.33 0.33 0.33

Contingency 25% 0.25 91.72 72.87 70.49 75.80Sub-Total 458.62 692.13 593.88 996.46Contribution from thePAPsAverage Compensation for 29.64 29.64 0.00 29.64lost structureStamp duty and 30.35 55.36 45.86 67.08registration feesCost of Construction 183.11 0.00 0.00 183.11Transportation cost 0.00 0.00 0.16 0.16Total Cost 215.52 607.13 547.86 716.47

Table 6.4: Ranking of Resettlement Options

IA || 4

III 5

IV 3

v Ir2

- Low preferential High preferential



6.4 CONCLUSIONS

From the analysis of the alternatives, it is found that Alternative IB and Alternative V are the

most favorable. While this study was ongoing, a new resettlement site was included in Motilal

Nagar - the Bandra-Kurla Complex. Some amount of commercial space is available in the

said premise which is still under construction stage. Considering the inconvenience created

due to the half finished project and the urgency to complete the project in time, it is also

important to consider Mankhurd site for resettlement of some of the business categories, as

the site is ready for possession. Therefore, combinations of the four possibilities have been

tested on a sample size of 182 and a model resettlement strategy for the businesses has

been indicated in the next chapter. It is attempted to analyze the situation on a case to case

basis. The detailed of approach and methodology have been discussed in the next chapter. It

may be noted that the present proposal attempts to find a solution within the existing policy

frame work. However, a model methodology for resettlement of businesses has been

provided in Chapter-6 of Volume II of the report. The methodology can act as a guideline for

the implementation of R&R for the upcoming projects.


Chapter 7

7.1 Introduction7.2 Survey Approach7.3 Principles for Determination of Compensation Package7.4 Assumptions7.5 Proposal for Resettlement

Model Methodology for Business relocation



7.1 INTRODUCTION

From the point of view of the MUTP project, it was felt necessary that a pilot project foralternative resettlement arrangement for relocation of businesses should be taken up. Based

on the outcome of the pilot project an alternative R&R policy could be derived. For this

purpose, the findings from the study of SCLR business needs have been tested on a sample

population of 182 at the project site, to arrive at an indicative solution which can be taken up

by the implementing agency for consideration. A separate filed survey has been carried out

on the members of 'United Shop Owners Association, (USOA)', which is a forum of projectaffected business establishments at SCLR. The final proposal is done on a case to case

basis and incorporating the specific business needs. This entire exercise was carried out on

the request of the World Bank.

7.2 SURVEY APPROACH

A participatory and consultative process had been adopted, particularly with the USOA, toprepare the datasheet for establishing the business need (Ref. Appendix-1 (B) for completesurvey data sheet). The information collected in the data sheet was for the purpose ofunderstanding the utilization of space by different businesses category, minimum arearequirements, nature of business, loss of area due to project etc. Information was also

collected to understand the availability of legal documents with the businesses, to supporttheir claim. It was also attempted to understand the cost of employees for a particularcategory of business. An attempt was made to capture the financial condition of thebusinesses; however, no data was provided by the PAPs with regard to their yearly financialturnovers.

7.3 PRINCIPLES FOR DETERMINATION OF COMPENSATION PACKAGE

It is observed from the data sheet that certain business types (such as type 02, 14 etc.)utilise most of their area for storage and warehousing. It is understood that such spaces hadbeen obtained by the PAPs a long time back; as they do not posses the necessary legalentitlement to transact the property in a formal way. Therefore, the shadow value (transactionprice in informal market) is much less as compared to the real value of the propertiespossessed by the PAPs. The following principles have been adopted for deciding theresettlement option:

* Since the process of R&R is going on for a long time many rehabilitation building hasalready been constructed, therefore, it would be very much time consuming for theauthority to find appropriate land which is suitable to the businesses. Thus, it is



decided that for the present pilot project The resettlement site for businesses to befound out from the three alternatives:

1. At near by SRS projects

2. At Mankhurd ( a stand alone commercial structure)

3. On-site resettlement

* For the shops which are coming under full cutting, there is no option for on-siteresettlement.

* Shops to be segregated in terms of their compatibility to residential land use.Business typology 01, 03, 07 and 14 are highly incompatible to residential land use.The choice of location is made considering accordingly.

* Considering the urgency of the project, only two choices are proposed for the PAPsfor their decision.

* PAPs who do not consider the proposed relocation site as appropriate to theirbusiness need, will be given a choice of self relocation.

* A monitory supplement is proposed equivalent to the value of his property (theassumed value is indicated in Section 5.4)

* If the implementation authority does not wish to pay in cash, then they can offer anequivalent built up area (at market rate). Existing unutilised stock of R&R buildings atdifferent locations can be considered for this purpose. Built up property should begiven on free-hold basis so that it can be sold/leased out.

* It is found that most of the businesses posses large area for storage in an inefficientmanner which can be reduced without affecting their turnover.

* The field experience suggests that the businesses selling goods and having an areamore than 300 sft can still function in a similar way even after loosing 20-30% of theirarea. Therefore,70% to 80% of the existing area is proposed for the resettlement site.

* Once the project is complete, the area will witness a very high increase in fooffall,which in turn will benefit all the businesses that remained there. Further to that thebusinesses will gain from the appreciation of the real estate prices which are likely tooccur. Therefore, a tenure ship right has been proposed as a substitute for cashsupplement for partially affected shops.

* However, any shop which is loosing more than 40% of his total existing area (areaincluding ground and mezzanine floor) should be given a choice for self relocation, asmentioned above.

* Any shop which is loosing more than 50% of their total area under cutting should beasked to surrender their entire structure and is proposed to be treated like fullyaffected shops.



* It is proposed that 24' height should be allowed instead of 18' for the on-site resettled

shops for storage purpose, so that they have enough flexibility to compensate their

loss of area.

* Some business typologies such as timbers and woods require more height as each

timber log is 16 feet long. These timbers are usually stacked vertically. Therefore, it is

recommended that shops where such businesses are intended to be relocated should

have either length or height as 16 feet.

* Principally, junk yards and scrap yards are supposed to be at the periphery of the city.

Therefore, category 14 is proposed to be relocated at Mankhurd site, in a separate

structure that is constructed away from the residential complex. It is proposed that

necessary steps should be taken so that the shops get befitted from the huge footfall

of Sion- Panvel highway.

7.4 ASSUMPTIONS

The assumptions are made for the unit rate of the existing properties at the project site, as

the properties do not qualify for formal valuation methodology (refer Table 7.1). Therefore a

shadow rate is determined based on the market information. The following are the

assumptions for finding unit rate of the properties:

* The rental value of the structures, collected from the PAPs is considered correct,

even though there is no supporting document available.

* The properties are transacted in an informal way between two parties in spite of not

having clear title.

* The rent capitalization is assumed to be 10%.

* For valuation purpose, a flat rate of INR 2400 psft has been assumed for all cases

that are on higher side.

Other assumptions for relocation:

* It is assumed that businesses parameters will not change significantly if the structure

is relocated to Motilal Nagar, which is within 1 km from the project site.

* It is assumed that access and visibility will be improved at Motilal Nagar, as it is still

under construction.

* The authority should allocate all the shops to the ground floor of the Rehabilitation

Building Motilal Nagar, and such allocation should be done in consultation with the

PAPs.

* It is assumed that the stand alone commercial structure at Mankhurd will emerge as a

market place within a couple of years, once the entire resettlement (residential and



non residential components) process is complete. Further to that, connectivity andlinkages around the rehabilitation site will also improve in future. Therefore, therankings for the individual businesses (refer Table 4.2) will improve in short term.

Table 7.1: Assumption for Shadow Unit Rates for Properties at CST Road

Old premises at rear lane, with M.Scolumns structure, G.l sheet/ brick

10 120 10 1200 wall, A.C sheet roofing, normallyused for ware housing, with orwithout mezzanine.

Old premises at rear side but havingwider access from main road, withM.S columns structure, G.l sheet!

15 180 10 1800 brick wall, A.C sheet roofing, usedfor ware housing and partly forservicing/ manufacturing. With orwithout mezzanine.

Old premises abutting the mainroad, with M.S columns structure,G.l sheet! brick wall, A.C sheet

20 240 10 2400 roofing normally used for whole saleor retail out let of spare parts, timberand building materials, restaurantsetc. Normally with mezzanine.

Relatively newer structures, withgood frontage and height with steel

25 300 10 3000 structure, brick wall and marbleflooring etc. Normally used forrestaurants or high-street retail.

* Considering the over all cost implication on project it is more appropriate to providerental value of the premises for a reasonable period of time say for 3 to 5 years. This willenable the commercial establishments to formally take space on rent in the vicinity asper their own business need.



7.5 PROPOSAL FOR RESETTLEMENT 3

There are two separate table presented below for fully affected (full cutting) and partially

affected (half cutting). The proposals are done on case to case basis considering all the

parameters of the datasheet. The tabulation of entire data sheet is provided in Appendix-1 B.

Table 7.2: Business Typology Coding Used in the Proposal Table

01 Lathe machine works Metal Forging and Blacksmith

02 Timber scrap, plywood Timber and Plywood

03 Enamel paints, Tar, Industrial Chemical and RelatedLubricants, Chemical_and_Related

04 Apparel, Garments, Tlcailoring Tailors and Dress Makers, Sewersand Related Shops

05 Pipe works, Sanitary fittings, Mechanic and Related Works

Servicing of electronic/ electrical Electrician and Related Works06 ~~goods Eetca n eae ok

Rubber & tubes, Automobile, Rubber and Related Works07 ~~~rubber & Plastic items Rbe n eae ok

08 Paper boxes, Cartons Paper and Related Works

09 Printing Printing and Related Works

10 Medicine shops Medical and Related

11 Hotels, eateries Hotel and Restaurant

12 General stores, stationery Stationary

13 Grocery stores Grocery

Scrap motor parts, Auto parts,

14 motor parts, repairing motor Auto Garage and Auto Parts

parts, engine oil, lubricants

Cycle shop, Barber saloon,

15 STD booth, distribution Miscellaneous

agency

3Database is made as per the field observation and based on the information communicated by PAP s during survey.

Although every effort has given to get the authentic information, however Chesterton Meghraj claims no responsibility for

the accuracy of the measurements or the legal validity of the documents. It is advisable that the implementing agency should

verify the data at the time of execution of the project.


i

i

I

Business Needs Study- Santacruz Chembur l ink Road

Table 7.3: Model Database for Fully Affected Structures

180 Goods Sunm ica 2 101.18 96.9 17 5.7 15.6 58.14 19.38 8.6 9 6 95 Loft Storage 0 191 9

206a Trading Timber 2 4148.98 159 15 10 22 150 0 0 0 0 na 0 150

1 G oods Plywood 2 244.88 242.88 no na 24 142.88 50 50 0 242.88 Storage 0 485.76

144a Trading P,imbeod 2 1004.07 281 64 8.3 16 224 8 28.1 0 28.1 0 =a 0 281

125a Goods rPlyjweood, 2 133.4 74 345.6 51.2 6.75 24 145 6 50 50 100 0 no 0 345 6

125b Goods Presodential 12 6.5 2 456 5 0 0 a 4.

125c Goods Plywod,nia 2 0 345.6 51.2 6.75 24 1 45.6 50 50 100 0 na 0 345.6

125d G oods Wood,nia 2 0 345.6 51 2 6 75 24 145.6 50 50 100 0 na 0 345.6

142a Trading Plywood 2 871.88 357 51 7 8.6 288 23 23 23 0 no 0 387

132 Goods TPlywood, 2 344.45 362 28.6 12.8 24 212 50 100 0 362 vacant 0 724

115 G oods Timwber wood 2 361.67 411 25 23.5 17.5 20 211.25 50 50 100 411.25 Stragie, 0 822.5

126 Goods Wonodes block 2 503.76 524.6 43 12.2 22 374.6 50 50 50 524 6 Stragie, 0 1048.2



j F E f FS 3 V L S -SAF l N GY3L-U.D ArEA -fio I13;A0E OF- GFRv-4j ) FLO[ R J3OFY 3 'DD3>S

f3'.F: r

2 Goods Plywood 2 279.86 670 28 24.5 24 670 0 0 0 141 Storage 0 811

93 Trading Plywood 2 726.57 720 45 18 19 540 30 60 90 160 Storage 0 880

i 190 Goods Elthardwaroec 6 60.28 75 15 5 17 56.25 7.5 3.75 7.5 75 Storage 0 150

171 Services Electronics 6 111.41 80.53 16.8 4.1 8.1 40.53 20 0 20 0 na 0 80.53

199 Services Battery1 99 Services services 6 90.42 90 10 9 15 18 18 27 27 90 Residential 0 180

181 Goods Battery,watch 6 96.12 108 18 6 17 10 10 10 78 108 Commercial 0 216

182 Goods Hardwre& 6 160.17 160 16 10 17 112 16 32 0 160 Storage 0 320Electronics

220c Services Tape repairing 6 0 144 18 8 10 24 50 0 70 0 na 0 144

237 Goods PVC Plastic 7 733.03 836 34.3 22.4 21 711 125 0 0 673 Residemce, 0 1509scrap workplace

133b Goods Old paper & 8 0 0 3.8 4.6 8 408 50 100 200 758 shop 0 758books

179 Services colotrhing 9 106.24 180 18 10 20 0 144 18 18 180 Storage 0 360

173 Goods Medical store 10 137.13 150 15.3 10 11.6 120 0 15 15 0 na 0 150

1 75 sGeice Clinic 10 164.69 1 5( 1 5.3 10 11.6 15 10 60 60 0 na 0 1 50



114e Services Restaurant 11 0 100 10 10 24 na na na na 100 Storage. 0 200reside. no e

114f Services Restaurant 11 0 100 10 10 24 na na na na 100 Storage, 0 200

114c Services Restaurant 11 0 200 20 10 24 na na na na 200 rsidence 0 400

114d Services Restaurant 11 0 200 20 10 24 na na na na 200 Storage, 0 400

1149 Services Restaurant 11 0 200 20 10 24 na na na na 200 residence 0 400

114a Services Restaurant 11 640.84 250 25 10 24 na na na na 250 residenc 0 500

114b Services Restaurant 11 0 250 25 10 24 na na na na 250 Storage. 0 500114b Services Restaurant 1 1 0 2 50 25 10 24 na na na na 2 50 resdencer_____sidence_

194 Goods,s,er Restaurant 11 18 3.53 201 10 9 18.9 17 121 40 0 40 201 Storage 0 402vices

136a Services Restaurant 11 554.35 647.35 35.6 17.2 22 100 240 1 57.35 150 647 35 Residential 0 1294 7

143a Services Restaurant 11 718.82 950 50 19 24 63 63 63 760 950 residnce 0 1900

General &176 Goods stationary 12 195.90 1 50 15.3 10 11.6 120 1 0 10 10 100 Loft Storage 0 250

________ ~~storeGrain store &

177 Goods stationary 12 174.38 150 15.3 10 11.6 110 30 30 30 100 Loft Storage 0 250

store I_ _ _ _ _ _ _ _ _ _

1 7 8 Goods Provisonal 12 201.29 150 15.3 10 11.6 90 20 20 20 150 Storage 0 300178 Goods ~store

135 Goods Grocery 13 53.82 48 8 6 8 na na na na 0 na 0 48

1 92a Goods Chicken shop 13 100.75 80 11.3 7.2 17 40 24 8 8 80 Residential 0 160

198 Goods Mutton Shop 13 80 73 95.95 10 1 9.5 17 50 95 25 10 10 95.9 Residential 0 191.85

197 Goods Grocery 13 71 04 100 8.2 12.5 17 60 10 20 10 100 Storage 0 200

195a Goods Grocery 13 110.12 105 11 9.6 18 63 10.5 21 10.5 105 Residential 0 210



133a Goods Grocery 13 344.45 758 29 15.8 10 358 0 200 200 0 na 0 758

85b Services Horn repair 14 0 35 7 5 8 15 0 0 0 0 na 0 35

192b Goods Automobile 14 0 80 11.3 7.2 17 72 0 8 0 80 Storage 0 160Seat

201 Goods Auto body 14 75.35 81 9 9 10 65 8 8 0 0 na 0 81parts

Old Auto88 Goods hydraulic 14 161.46 88 10 8.8 10 48 10 20 10 0 na 0 88

spare parts

196 Goods Car Dealing 14 87.19 93.74 10.9 8.6 17 46 19.74 0 28 93.74 Residential 0 187.48

200 Goods Auto body 14 72.33 100 10 10 17 100 0 0 0 100 Storage 0 200parts

239 Services Carseat 14 125.94 105.6 12 8.8 14 10.56 0 0 95.04 105 Storage 0 210.61 frameII

44 Services Horn repair 14 232.39 126 42 3 11 40 46 0 40 0 na 0 126

45 Goods Motor parts 14 64.58 126 42 3 11 40 46 0 40 0 na 0 126

174 Goods Auto spare 14 139.93 150 15.3 10 11.6 120 10 10 10 0 na 0 1501 partsII

87 Goods Old Auto parts 14 113.02 196.8 20.5 9.6 24 136.8 20 20 20 196.8 Storage, 0 393.6residence

Horn services220a Services & repair, old 14 4719.37 252 18 14 10 152 0 0 100 0 na 0 252

auto parts __ _ _ _ _ __ _ _ _

40 Goods Old auto 14 338.64 337.5 30 12 17.5 87.5 0 150 100 337.5 Storage 50 675spare parts

78 Goods Secondhand 14 425.72 408.37 37 11 17 358 0 0 50 0 na 0 408.37motor parts

Rexine,6 Trading Coated cotton 14 363.29 439.25 25.1 17.5 15 351.4 0 0 87.85 0 na 0 439.25

___________ fa brics I__ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ I__ _ I___ _ I__ _ I__ _ _ I__ _ _ _ _ I___ _ I__ __ _

89 Goods Lubricating oil 14 83.96 88 10 8.8 10 I a na na na 0 na 0 88



PROFLiE cu$ ESTALL !SHME t4r GROUNF., APE-A f,t WJmAGEF Of GR?OjN.:' Ft "(I.E .F rC, CQ-i-

BSESiD N,

96b Goods Pan shop 15 0 11.6 na na na na na na na 0 na 0 11.6

- 117d Goods Paan,bidi 15 0 12 4 3 6 na na na na 0 nil 0 12Shop _ _ _ __ _ _

202 Goods PSanBidi 15 188.91 15 5 3 7 na na na na 0 na 0 15S hop __ _ _ _ _ __ _ ___ _ _ _ _ _ _ _ _

136b Goods Paan,bidi 15 0 16.8 3.8 4.6 8 na na na na 0 na 0 16.8

195b Goods PSanBidi 15 0.00 20 5 4 4 na na na na 0 na 0 20________ Shop _ _ _ _ _ _ _ _

114h Goods Paan Shop 15 0 30 na na na na na na na 0 na 0 30

189 Services Laundry, 15 43.06 40 11 3.9 8 8 8 0 24 0 na 0 40press

170 Services Telecom 15 133.69 76.38 16.8 4.7 8.1 15 15 0 46.38 0 na 0 76.38

134 Services STD, Paan 15 51.13 96 12 8 16 36 20 20 20 96 Storage, 0 192shop residence

185 Services Photo studio 15 123.14 100 13 6.6 17 0 20 20 40 100 Residential 0 200

193 Services Telecommuni 15 120.13 126 10.9 11.9 17 0 90 0 36 126 Godown 0 252cation

187 Services cation 15 135.63 135 14 9.6 17 0 27 0 108 135 Commercial 0 270

Distribution of183 Services FMCG 15 155.00 150 15 10 17 135 7.5 0 7.5 0 na 0 150

Products I______

143b Goods Paan,bidi 15 0 165 4 4 na na na na na 0 na 0 165

184 Services Hair cutting 15 159.85 176 16 11 17 17.6 35.2 17.6 88 176 Residential 0 352saloon

101 Goods, SBaTery, 15 839.59 837 45 18.6 22 167.4 167.4 83.7 418.5 360 Storage 0 1197

Not jSweetmeat I 2 1 I2 3 0 17 1 4 1Workplace,StRecieve Goods S 15 | na 392 28 | 4 I22 31 | 20 I 392 orage 0

Note: The 0 figures in blue in Column 'a', are of the establishments which exist on ground, but do not exist in the MMRDA record as a separate ID.



Table 7.4: Model Database for Partially Affected Structures

1 03 M. , uf. t.- g M. la IC. oiing I 4 11. I11.(278. 506 1:5 r,4 22 6243 I 1 56 7 8:06 S torI.e 3 2 5.6 4

2 1 0 S-rvi-es IL,a.. welding 1 i3358 37 4375 27 25 25 2 1B7 5 O 2187 5 0 O 750 3625

104 Goods Plywood 2 378.79 414.82 1 50.6 8 2 27 164 82 50 100 100 226 32 Storage 0 349 33 65.59

3 | Goods Plywood 2 451.82 110 4 I 25.8 43 24 110894 0 0 0 175 0fftce I 0 1000 109 4

206b | Tr d g Plywood, wood 2 0 288 32 9 18.9 202 58 28 0 0 0a 0 162 126

142:b Tr.d,sg Plywood 2 1,0 497 7 61 10 5 9.6 257 80 80 80 | 0 sa 0 371 126

10 2 a iTr.d,og Plywood 2 01 5 48 72 610 10 2 22 420 0 60 132 612 Stor-ge 0 4 83 12

120 U Goods Plywood 2 807 08 825 46 15 24 575 50 1 0 0 100 0 04 0 680 135

1243 | Goo . d s P 2 2 1375 7 72 75 | 76.3 7 5 240 322 7 5 so 1 0 0 100 195 sid-ia I 3 390 182.75

1 2 3b G| Gods P ywod 2 0 5 7 2.7 5 7 76.3 7 .5 24 3 322 7 5 50 1 00 1 00 1 3 300 R..Id-ntal |0 3 390 1 82 7 5

124 b Goods b 2 !o37 05 57e9 8 7 6 3 7 6 7 9 6 50 50 100 0 |395 2 164.6

121a| Goods Plywood, wood 2 740.56 562 75 7.5 24 212 .5 200 100 50 158 5 9 re50s 0 0 | j 342.75 218.75

1215b Goods Plywood, wood 2 0 562.5 75 7.5 24 212.5 200 100 50 159 5 Sra 0 3 o42 o5 219 75

122 Goods TP ywoer 2 3 376 31 57988 | 76.3 7 6 24 45988 20 50 50 182 28 Reside-liai 0 3 357 2 222.68

105a Goods Plywood 2 1453 14 53 9 i77 7 28 I 238 100 100 100 177 8 Sres0den 0 292 6 246.4

105b Goods Plywood 2 | 0 539 77 7 28 i 239 100 100 100 177 8 S o8e, 0 282 6 246.4reside-o O

105c Goods Plywood 2 0 539 77 7 28 2 238 100 100 100 1778 01r09. 0 282.6 246.4

144b Trading Plywood 2 0 397 18.6 21 6 13 278 80 0 39 0 na 0 135 262

102b Trod,sg Plywood 2 .00 750.5 71.6 10.3 22 525.35 0 75 150 15 750.5 S0lorag 0 483 267.5'I __ 83 26~106a Goods Plywood 2 1138.2 582 1 7 6 7 5 28 332 50 100 1 00 225 r0s0 ideo 0 302 5 279.5



I 1- FI i`~I I 3 0 1 1 S

106b ! Goods Plywood 2 0 582 77.6 7.5 28 3 332225 residance |

107a | Goods Plywood 2 965.53 582 77.6 7.5 28 332 50 100 100 2205 Sr g 0 302.5 279.5

_ _ _ __ __ _ _ _ 4 __ ~~~~~~~~~~ ~~~~~~~~~~~~~~~~~~residence t_107b Goods Plywood 2 0 582 77 6 7.5 28 332 50 100 100 225 Storage, 0 302.5 279.5

128 f Goods Plywood 2 752.40 880 8 1 22 1 980 100 300 300 100 Storage 0 583 297

119 Goods Plywood 2 1,128.61 1065 77 15 24 615 50 200 200 275 Storage 0 765 300

12j9 Goods PTywood 2 7 775 01 880 i 80 11 22 180 100 300 300 385 Storage 0 572 308

9a Goods Plywood 2 1329.35 688.75 59.25 11.5 28 50875 50 30 100 325.5 Storage 0 370 318.75

Wooden I 1 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~S to rag9e,127 | Goods blWooden 2 820.54 880 80 11 22 735 00 5 0 880 residence, 0 550 330

130 Goods Plywood, 2 11,045.94 960 80 12 22 I 660 100 100 100 0 s | 0 62d 336Gos Timber i 2 1660 10 I _______0n 0 6 4 3

109 | Goods Plywood 2 618 93 756.8 86 8.8 28 606.8 50 50 50 410 Storage 0 404.8 352

118 | Goods Plvwoer, 2 594.1 7 756.8 1 86 8.8 28 i 606.8 50 50 50 410 Residential 4 0 04.8 352______ ____________ ~Plywood I, I

1- , I I Storag~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~e,

245 5 Goods Plywood 2 1 1482.2 820 72 11.4 24 470 50 100 200 324.8 tra 5n. |° 467.4 352.6residenc

100 8 Goods Plywood 2 i569.42 756.8 86 8.8 28 6 06.8 50 50 50 410 Residential 0 403.8 353

4 s Goods Plywood 2 9 56 92 678.5 61.4 11.5 20 1 608.5 20 0 50 0 na 0 309.4 369.1

Tim ber, 2Storage,118 i Goods Plywood 2 11,133.45 1159 5 i 77 3 15 22 ! 809.5 50 100 200 1 260 residence, 0 750 409.5

______ ________ ________ ~~~~~~~~~~~~~~~~~~~~~~~~workplacePyod 2Storage,

86 ! Goods TimPlywood 2 4)_.181.89 1213.9 1 61 19.9 22 I 313.9 200 300 400 811 Sre ne 0 792 421.9

particle board 2 1 652.30 765 102 7.6 24 215 50 300 200 0 na332 43212

, ~~ ~~ ~~~~ ~~~~~~~~~~~~~ i , I183 Goods Plywood mood 2 i 15 37 765 102 7.6 24 | 415 50 300 nil 0 na 0 332.88 432.12

scrap

90 Trading wooden scrap, 2 11,110.84 1088 80 1 3.6 21 588 150 150 200 655.5 Storage 0 634.5 453 5

p l y w o o d f i_fywoi

91 Trading I Sc`rap wood, _ _ 89 _ _ _ _ _ I__ _ _ _ __06_Cheste1on Meghrajing PropertyConsultants (P) Lt 79 14 21 | 06 150 100 350 Storage 0 6 23 483



97 Trading Plywood 2 1,194 80 1286 6 74.6 17 22 606 1 20 120 420 484 Storage 0 782 484

111 1, Goods Plywood 2 |1 09 793 111 ia 68 13 28 868 50 100 100 66 3 Reasidential 0 | 88 520I ~ ~ ~ ~ ~ _ !_ I __ _

131 j Goods Plywood, 2 1,114.07 1498 6 80 9 18.6 24 0 96 200 400 300 537 Residence., 0 954 542Timber workplace

9S 5 Trading Packing wood, 2 879.96 997 72.2 13.8 22 4 497 100 100 300 189 Storage 0 j 423 574

235 Trading Plywood 2 1,898.77 1012 92 11 22 708.4 202.4 0 101 2 0 na 374 383 649

94 Trading weood gwoap 2 i 9.86 1103 78.8 14 22 3 883 30 0 90 3 302 *oage 60 3 96 707

S | Goods Plywood 2 1,145 29 1035 i 61.4 25 20 i 1335 100 0 100 0 na 0 770 765

148b Trading Tim ber I S t g0.4 1 e24 9.2 25 1. 904 0 0 0 480 So r 412.8 777.6

148a Trading Twmobsr 2 0212697 1190 4 i 124 9.8 25 8 832 80 60 238.08 480 ft. rae, 0 412 778.4

65 Goods Plywood 2 !1791.12 183 6 85. 491 22 I 15 84 50 0 0 8 39 Strg 0 79 83

14 7 ! Trading Timber 2 j 1,888.83 1488 | 24 12 25 1340 0 0 148 0 na 0 518 972

2 234 | Trading Tim ber 2 16,859.81 1386 128 11 20 , 970.2 277.2 0 Loft Storage 0 383 1023

Goods Plywood, Sun 878 I 0 100 0 1 6 Storage, 511 116827 mic a 1.809.11 1879 | 115 14.6 1168 residence

206e . Trading Tmwberplywoo 2 0 1517 74 20.6 22 1 213 6 0 20 283.4 1213.6 Loft Storage 0 328 1189

1405 Trading Wood 2 12,046 02 2498 8 208 12 20 1 t 500 248 248 500 0 na 0 588 1908

212 Goods Tlywigog 2 1,461.75 3027 2 172 1 76 22 2077.2 750 100 100 2 2500 Workshop 0 324 2703.2

211a a Trading Plywood 2 3 3132.32 4300 1 72 25 10 3440 860 0 0 0 na 0 800 3500

8b Goods Wood Scrap 2 0 688.75 59.25 11.5 28 508.75 50 30 100 3255 Storage 0 370 318.75

206d Trading Timber,plywoo 2 0 4240 108 21 22 2 2120 424 848 848 1932 Loft Storage 0 336 3904

23a Goods Cutling &238a | Servi po fishing of 5 946.37 667.8 53 12.6 18 488 120 50 22 120 Office 0 303 364.8S ern ce stones __ _ _ _ __ _ _ _ _ __ _ _ _ _

236b | Serices polishing of S 0 667.8 53 12.6 18 488 140 60 0 260 Office 0 303 364.8stones ______

189 ,2 Goods.arwae 133.68 266 16.6 1. I 17 28 143 0 115 286 Residential 0 195.25 90.75



206c Trading Steel 5 0 288 32 9 1 91 2 88 0 0 0 na 0 1 62 1 26

F t 1 9 ~~~~~~fionnon-I 0 Services Cutangnels 1.3 54 3 3 F 1 2 40 72 20 22 1 7 60 0 2 40 2 40 12 40 Poprational 0 7 12 52 8

____ ________ _____ _______ - _____ ~~~~ ~~~~~~~~~~ ~ ~~~~~~~~Hospital_ _ _ _ _ _

1 41 Trading Plastic 7 8.2 66 5 I 61 II 17 53 44 44 44 2 16 Residential 0 5 1 15

1 40 Trading, Plastic 7 4 12 5 5 52 5 . 3150 150 15 0 F 4 50 Residential 3 70 15 5____residence 56.8 9. 0 7 56 10 10

32b Goods Second-hand 7 0 7. 0 2 I0n

28 Goods Old robber lyre 7 2 4 15.44 7 47.5 I 6.8 11 .8 24 3 97.5 50 1 00 2 00 3 24.8 rpesaidence 0 4 39.2 3 08.3

1 39 Goods,' Old rubber lyre 7 7 84.1 6 1 2 54 I 76 ¶ 6.6 22 5 32 50 2 72 4 0 0 2 72 Soae 0 9 40 5 3 13.5servicesI_ _ _ residence _

66 Gosods OldRubber 7 8 39.6 9 97.6 56 1 7.2 22 77.6 0 600 320 3 2 1.6 Residential 8 53.6 34 4

117c I Goods, Cloth Printing 9 0 72 91.125 8 1 229 2 0 00 200 172 9 Workplace 0 3 76 3 53

_ _ services _ _ , _ _ _ __ _ ._lila Goodics, Cloth Printing 9 1 84 4.5 2 1 33 4 31.02 43 21 3 34 2 00 0 8 00 1 3 34 Workplace 0 4 23 91 1

Storage, - _ __

9a Services Restaurant 11 1877.27 9 69 57 1 7 25 10 100 1 00 6689 9 69 restaurant. 0 7 99 17 0

residence

10 I Services Restaurant 11 7 02.3 5 6 79.5 4 45.3 15 24 6 68 0 2 06.5 4 05 6 795 Rsdne 70 21797 4 61 .53

Old Auto parts2 16 G os & building 14 25145 280 18 10 22 i 1 40 0 1 40 0 2 8 Soae0 2 7 0

166b Goods Auto sae 1 38 81 2 0 97 123.3 17 9 2 0.0 7 0 0 20J Soae 0 1 60.2 4 5

pa ts~ ~ ~ ~~~~~~~~~~~~~~~~~~~~~~____ Soae

316 Goods AuoSrp 14 2 I . 363.6 24 57 6.45 27 130 0 171 31426 Sorg 0 i 2 20.1 143.

3 + 0- _ _ _ _ _ residence _ _

32a Goods Auto Scrap 14 9 92.9 8 { 5 25 70 7.6 25 4 25 50 20 30 2 262.5 Storage 2 25 2 25 300

2206 Goods ~~Old srap Auto 1 40-____ ________

81 Goods Old Au to spare 14 946.05 89 9 36 6 1 6 1 4.6 2 6g36 30 0 0 6 99.3 6 Storage 1 50 5 69.4 3 29.9 6______ ____________ parts 14I10 3 0 36 O 00 60 Soae 0 24 45

92 Trading Old Aut scr011 824106 79 I 14 21 86 100 0 2 00 1 1 06 Storag 63 483



)~~~~~~~~~~~~~~~~~~~~~~~~I F

8 i Goods resadee 14 1, 50.40 1004.58 66.75 15 05 17 3 304.58 150 250 300 0 500 Storage 0 371 633.58

43 Auto spare 14 966.07 931 7 84 10 5 30 537 7 64 280 50 651.2 oae , 80 651 7

Old auto spare 7 3T 133 ora-ge, 42 36 7186429 Goods 14 1,681 77 1145 j 69 18 27 | 345 200 300 300 532 426 36 7164_______ ~~~~~~~~~parts 4+reside -C

84 Goods Old Auto spare 14 11,235 17 1282.5 I5 5 15 24 i 332.5 50 400 500 0 742 5 Storage 0 540 742.5OldrAsto scrpar 465 74.

85a Goods par 14 | 1360 78 1215 81 15 24 4 100 300 400 745 5 Storage 0 7 4 5.5

42 Goods Old auto parts 14 1,933.75 1797 68 19 27 j 1197 0 200 400 2974 0s 737 6 1059 4t 4 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~resideoc

2058 radl,g Scrap sheet 14 1,021 72 1290 I 86 15 20 258 0 1032 0 435 Loft Storage 0 210 1080Autuo-, obile II a0 .

205 Goods Auto 14 .1,776 06 1800, 10 *0 is 12 1 1260 0 180 360 0 a 504 1296

80 Goods Scrap metal 14 T.9.6 65 2100 T 14 19 3 25 1350 20070 0 6010 2 405 5 stod f 3 1358 71 ~~~~~~~~~~~~~~~~~~~~~~~~~~_____ , sto rage ___

16 Goods scrap 14 7 3150 i 70 40 2 310 310 840 0 na ! i 1215 1835

167 Goods Seatcover 14 241 54 211 91 23 5 17 171 20 0 20 211 R0.,d.ntal ° 183 8 27 2

Re.e.e, i

7 | Trading Coated cotton 14 12,889 05 3891 0.05 Storage 3 87 5 710 3181.5

1 68 !Se--cs H.aloottng 15 2 237 8 8 2 53 23 101 17 ! 1286.5 5 0 s 0 76 2 53 Residential 0 2 1 34

Waood 2 sI40 3 1 0 10T30 0 0 5 0 0

1 4 2 SerVices Educattiog,l 7 a |4 61 26 3 0 2 514 | 0 0 150 8564 sstorag 0 7 3 2 1 1 2

98 R SerVGces PVChrap 7 14 6a 16756 72 28 22 70 8100 140 706 1656 operational 0 106 8 607 2

211 b |SrV s Gym 15 0 0 | 1 62 25 lo 2 4 2430 1 215 4 05 4 4050 Gym | 0 6223312325 5

Chse, Mera Cloth Fabric, (,P L 85

Not i i R.cev IV Trading Plywood 2 na 4 00 4 1 0 20 3 350 0 0 so " 0 3 00 10 0

Receiv Trading Wood 2 na 4 00 !40 1 0 1 5 3 35 0 0 S0 0 0 |0 3 00 100

Receiv Servic Rutbber 7 | na 421 2 16 2.3 20 2 221 50 0 1 50 36 8 eiec 0 24 9erdt cleaning7 r-dence

Re.cdeIV Good. PVC scrap 14 | na 1 17 2 |38 2 7.6 23 6 672 100 400 0 7 52 residence | 4 406 5 7 63.5

2 3 93 1 13 2 1 3 32 S



Table 7.5: Model Format for Case to Case Basis Resettlement option for Commercial establishments:

|A |B IC ID JE IF IG |HID Typology Code Existing Existing Total % of Option-1 Option 2 ( rental value

rse Area at Area at Area Area option)Ground Upper underFloor Floor cutting

01,09 <300 Any C+D 100% To be relocated in near by E * X * no of years ( 3 to 5size industrial estate with 225 sft years)

area>300 Any C+D 100% To be relocated in near by 0.8 * E * X * no of years ( 3 to

size industrial estate with area =(0 .8 5 years)* C+ 0.6 * D) sft

03,07,14 <300 Any C+D 100% To be relocated in Mankhurd E * X * no of years ( 3 to 5Size I _scheme with 225 sft area years)

300- Any C+D 100% To be relocated in Mankhurd 0.8 * E * X * no of years ( 3 to700 Size with area =(0 .8 * C+ 0.6 * D) sft 5 years)700- Any C+D 100)°h To be relocated in Mankhurd 0.75 * E * X * no of years ( 31000 Size wlth area =(0 .75 * C+ 0.6 * D) to 5 years)

sft> 1000 Any C+D 100% To be relocated in Mankhurd 0.7 * E * X * no of years ( 3 to.______ Size with area =(0 .7 * C+ 0.5 * D) sft 5 years)

02,04,05,06,08,10,11, <300 Any C+D 100% To be relocated in near by SRS E * X * no of years ( 3 to 5

12, 13, 15 Size project with 225 sft years)300- Any C+D 100% To be relocated in near by SRS 0.8 * E * X * no of years ( 3 to

700 Size project with 5 years)area =(0 .8 * C+ 0.6 * D) sft

* rent is INR "X" per square feet perannum as decided by MMRDA

A B C D E F G H



700- Any C+D 100% To be relocated in near by SRS 0.75 * E * X * no of years ( 31000 Size project with to 5 years)

area =(0 .75 * C+ 0.6 * D) sft> 1000 Any C+D 100% To be relocated in near by SRS 0.7 * E * X * no of years ( 3 to

Size project with 5 years)__ _ _ area =(0 .7 * C+ 0.5 * D) sft

A B C D E F G HID Typology Code Existing Existing Total % of Option-I Option 2 ( rental value

'-W Area at Area at Area Area option)Ground Upper underFloor Floor cutting

All typology Any Any C+D <25% To be allowed to operate in the Nilsame location

All typology 300-700 Any C+D 25%- To be allowed to operate in the To be resettled as per fully50% same location affected structure according

to the typologyAll typology 300- Any C+D >50% Nil To be resettled as per fully

700 affected structure accordingto the typology

All typology >700 Any C+D 50%- To be allowed to operate in the To be resettled as per fully75% same location affected structure according

to the typologyAll typology >700 Any C+D >75% Nil To be resettled as per fully

affected structure accordingto the typology

* Above mentioned guidelines are empirical in nature and entirely based on field experiences. Implementing agency can amend the recommendationsas per the operational flexibility.

* Considering that many R& R buildings are already in place, residential tenements may be offered to the structures having mezzanine floor used forworker's accommodation or providing shelter to depended members of the family as a part of the compensation to the commercial establishments.


rp75 public disclosure authorized - world bank...1.3 place of work and informal enterprise 05 1.4...

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