MUMBAI: In the early 1970s, Bollywood icons like Amitabh Bachchan, Dharmendra, Shatrughan Sinha, Rakesh Roshan, and Jeetendra found refuge in the serene Juhu-Vile Parle Development Scheme (JVPD) for its privacy and abundant green spaces.
Spanning 200 acres, JVPD consists of 42 acres designated for internal roads, featuring 702 plots and 14 cooperative societies. Originally planned in the 1950s as a middle-class neighborhood with modest two- to three-story buildings, the area is now experiencing a redevelopment boom, with property prices soaring to Rs 70,000 to Rs 80,000 per square foot in luxury towers.
Anand Pandit, a renowned builder and Bollywood producer, highlighted a socio-economic shift in JVPD, noting that families are transitioning from traditional bungalows to larger apartments in newer constructions. “With three generations often living under one roof, there’s a demand for more space,” said Pandit, who heads Lotus Developers. “In the last decade, around 40 JVPD plots have been redeveloped, and we receive numerous redevelopment proposals daily.”
Architect and resident Nitin Killawala, who documents the area’s transformations, reflects on the sharp rise in land value. “My father purchased an 800-square-yard plot in 1958 for Rs 8,400. Today, the last sale for a similar plot hit Rs 100 crore,” he stated.
Amitabh Bachchan became a JVPD resident in the early ’70s, starting with a modest two-bedroom rental bungalow named ‘Mangal’ before moving to ‘Bentex House’ and later acquiring N C Sippy’s home, now ‘Jalsa’.
Until around 30 years ago, JVPD retained its quiet residential charm, but by the late 1990s, redevelopment surged. Builders utilized Transfer of Development Rights (TDR), leading to significant unplanned construction. Landowners who surrendered plots for public amenities in the city benefited through TDR in outlying areas, permitting additional floors on existing buildings and reducing open spaces.
Utsal Karani, an activist and resident, notes, “After 25 years, many redeveloped buildings are subjecting themselves to further redevelopment with increased floor space indexes.” He explained how many two-bedroom and tenanted flats have transformed into luxury four-BHK apartments.
Killawala added, “Initially, JVPD buildings had a floor space index (FSI) of just 1, but now developers can use an FSI of up to 4 to 5.40, depending on the development scheme.”
A recent survey showed that out of 9.75 acres of developable land in a typical society, only 6 acres were allocated for open spaces, with an average height of 2 to 4-storey buildings.
With new regulations like DCR 33(11), the open space allocated will be halved to 2.9 acres, while building heights are expected to soar to 12 to 15 floors. “This effectively deprives both the development site and neighboring plots of natural light and air,” said Killawala.
Hussain Indorewala, a teacher at the Kamla Raheja Vidyanidhi Institute of Architecture and Environmental Studies, pointed out that prior regulations ensured buildings occupied only 33%-50% of plots, allowing ample open space and amenities for the growing number of units. However, the current redevelopment trend is disproportionately increasing residential units without corresponding infrastructure investment, he noted.
Indorewala observed that redevelopment is resulting in larger building footprints, leading to tree removal, reduced permeable areas, and decreased distance between structures, significantly affecting the local ecosystem.
Architect and housing activist P K Das emphasized that this relentless push for increased density reflects a broader trend across the city, championed by a partnership between the government and real estate firms. He warned that such aggressive land development threatens to lead the city toward an unsustainable future, exacerbating climate vulnerabilities.
