Reza Kabul Centralise Planning The Key to Unlocking Mumbai’s Land Potential
“The issue in Mumbai is not just the scarcity of land but the fragmented ownership of available land. Various entities, such as MMRDA, MHADA, BPT, and slum rehabilitation
agencies, control large parcels. This fragmented ownership makes coordinated development extremely difficult. For example, a few refineries own over 2,000 acres of and, while Bombay Port Trust controls vast waterfront areas that need greater utilisation. A
centralised authority to oversee urban planning could resolve this issue”
With these insights, Reza Kabul, Founder and Principal Architect at ARK Reza Kabul Architects, shares his perspective on Mumbai’s urban challenges in an exclusive interaction with Titto Eapen.
Mumbai has changed significantly over the past three decades. As someone who has contributed to its transformation, how do you view the city’s evolution?
Over the last three decades, Mumbai has undergone a profound transformation, particularly in housing and urban planning. When I began my practice in 1988, the city was already grappling with rapid urbanisation. Population growth, combined with migration, significantly increased the demand for housing. This led to a rise in Floor Space Index (FSI) utilisation and the need for vertical development. Over time, redevelopment became critical, replacing older structures with modern, more efficient buildings to optimise land use. However,
Mumbai’s evolution has not been without its challenges. The city’s geographical limitation as a cluster of seven islands has made land scarce, forcing us to build vertically. However, the supporting infrastructure hasn’t kept pace with this vertical growth. Outdated policies, high premiums, and fragmented land ownership have also constrained redevelopment efforts. Today, the focus is shifting towards mixeduse developments integrating residential, commercial, and recreational spaces. These projects aim to reduce travel, lower fossil fuel consumption, and create more self-sufficient communities. With new infrastructure like the coastal road and metro lines underway, Mumbai is on the path to becoming a more connected and efficient metropolis.
Mumbai has yet to develop vital IT hubs like Bengaluru and Hyderabad. Did it miss an opportunity in business infrastructure?
Mumbai’s lack of large IT parks and commercial hubs is primarily due to its high land costs. IT developments require expansive plots with flexible layouts, but such land is scarce in the city, making it financially unviable for many IT companies to establish large campuses. As a result, businesses often move to cities like Pune, Bengaluru, and Hyderabad, where land is more affordable and policies are more conducive. Another major challenge is the rigid approval system and high premiums faced by developers in Mumbai. Around 30-40 percent of project costs are attributed to government taxes and premiums, which ultimately get passed on to the consumer, creating a barrier for businesses looking to set up large-scale operations. To remain competitive, Mumbai must address these issues by reducing premiums, streamlining approvals, and incentivizing commercial developments. Without these changes, the city risks losing its status as a business hub to more affordable and business-friendly cities.
How can Mumbai justify land scarcity when 75 percent of its land remains underutilised, including 10,000 acres held by a handful of entities like Indian Oil, MMRDA, RCF, BARC, and Bombay Port Trust?
As you mentioned, the issue in Mumbai is not just the scarcity of land but the fragmented ownership of available land. Various entities, such as MMRDA, MHADA, and slum rehabilitation agencies, control large parcels. This fragmented ownership makes coordinated development extremely difficult. For example, a few refineries own over 2,000 acres of land, while Bombay Port Trust controls vast waterfront areas that need greater utilization. A centralized authority to oversee urban planning could resolve this issue. Developers face delays and inefficiencies due to overlapping jurisdictions and a lack of coordination among these agencies. By streamlining these processes under one governing body, Mumbai could unlock its development potential and address the housing and infrastructure deficits.
Despite government efforts, challenges like slum redevelopment persist. Why hasn’t there been significant progress?
One of the primary reasons for the lack of progress in slum redevelopment is the inconsistency in policies. With every change in government, new rules are introduced, disrupting ongoing projects and creating uncertainty for developers and residents. This lack of stability discourages long-term planning and investment. Political factors also play a role. Slums are often seen as vote banks, and policies sometimes unintentionally incentivize their growth by offering excessive benefits to slum dwellers. For redevelopment to succeed, there needs to be a unified, long-term approach that focuses on sustainable solutions rather than short-term political gains. The government must also create a transparent framework encouraging private developers to participate in slum rehabilitation projects. This includes streamlining approvals, offering financial incentives, and ensuring that projects are executed fairly. We can address this complex issue through a collective effort involving all stakeholders.
Millennials and Gen Z seem hesitant about investing in real estate. How do you view their aspirations, and how are you addressing them?
Millennials, often called the “renting generation,” prioritize flexibility and experiences over long-term commitments. They prefer renting homes as it aligns with their lifestyle of mobility and short-term decision-making. Homeownership becomes a priority for most of them only after they achieve financial stability, typically in their late 30s or 40s. To cater to this demographic, the real estate industry needs to innovate. Flexible ownership models, such as rent-to-own schemes or co-living spaces, could appeal to younger buyers. Projects incorporating modern amenities and tech-enabled features can also attract Millennials and Gen Z by aligning with their aspirations.
Is sustainable architecture practically achievable, given the increasing urbanization?
Sustainability is no longer a choice but a necessity. While building at scale presents challenges, innovation in materials and technology makes sustainable architecture more achievable. For instance, vertical development helps conserve farmland and reduces urban sprawl, while renewable energy solutions can offset the environmental impact of large projects. City planning must prioritize eco-friendly practices, such as integrating mass transit systems and using energy-efficient construction materials. While transitioning to sustainable architecture requires upfront investment, the long-term benefits outweigh the costs.
Can Mumbai’s infrastructure handle the pressure of vertical growth?
Mumbai’s infrastructure is currently struggling to support its vertical expansion. Overcrowded trains and congested roads highlight the urgent need for efficient mass transit systems, such as fast railways and electric buses. Without these systems, the city cannot sustain its growth. Cities like Gujarat have shown that prioritizing infrastructure before development leads to more balanced urban growth. Mumbai must adopt a similar approach, ensuring that new projects are supported by robust infrastructure.
What changes do you foresee in Mumbai’s skyline by 2030?
By 2030, Mumbai’s skyline will become more decentralized as luxury housing and commercial developments expand into suburbs like Borivali, Malad, and Thane. Infrastructure projects like the coastal road and metro lines will make these areas more accessible, reducing the dependency on South Mumbai as the primary hub. Mixed-use developments will gain prominence, creating self-sustaining communities where residents can live, work, and socialize within a compact area. This shift will reduce commute times and promote a more sustainable urban lifestyle.
What is your vision for Mumbai’s future?
Mumbai has the potential to rival global cities like Dubai, but its growth must be sustainable and inclusive. While technological advancements enable us to build taller and more efficient structures, we must prioritize environmental conservation and equitable urban planning. With the right policies, infrastructure, and collective effort, Mumbai can achieve its vision of becoming a world-class metropolis.
