MUMBAI: In the 1920s, municipal corporator and civil engineer Muncherji Edulji Joshi envisioned a housing project for Parsi families in Dadar, aiming to create a model neighbourhood featuring two-storey buildings surrounded by gardens and open spaces.
A century later, redevelopment has gradually infiltrated this lush residential area, known as Dadar Parsi Colony (DPC). Ironically, Joshi’s statue stands near a towering residential building behind it. The historic Daruwala House, a Parsi-only two-storey structure, was transformed into Nirvan Tower around a decade ago, while across the street, Dossal House was demolished to make way for the 21-storey Della Tower, designed by architect Jimmy Mistry.
In DPC’s Road No 5, Rustomjee has erected luxury towers from three redeveloped properties, and on Muncherji Joshi Road, the old Najamai Mansion was replaced with a modern skyscraper.
Over the last 15 years, nearly 30 high-rise buildings have rapidly emerged in DPC and the nearby Matunga area, according to resident and activist Mehernosh Fitter.
However, unlike other residential areas in Mumbai where older structures from the early 20th century have been demolished, DPC still maintains its allure with tree-lined streets and numerous parks. The neighbourhood conceals many stories, both old and new, including a senior state politician’s clandestine visits to a friend in a recently completed tower.
What has partially shielded this Parsi community from the city’s redevelopment frenzy is that the numerous plots within DPC are Parsi covenant properties. This means only community members can reside in these buildings and sell them exclusively to fellow Parsis. Although there have been past attempts to remove these covenants, most remain intact.
In the late 1920s, the Bombay Improvement Trust Parsee Central Association Cooperative Housing Society secured a 999-year lease on several plots within the reserved Dadar Matunga Estate, accompanied by restrictive covenants that limit occupancy to Parsi Zoroastrians. “The best air quality in Mumbai is here,” stated 83-year-old Kekobad Doongriwalla, who has resided in Dosabhai Mansion in DPC since the early 1960s. “Residents actively advocate for preserving their green spaces,” he noted.
Mistry, a DPC resident and founder of Della Group, explained, “DPC’s transformation over the past two decades reflects a broader change in Mumbai’s approach to revitalizing aging neighbourhoods through redevelopment, densification, and the challenge of achieving a balance between growth and livability. The area has shifted from predominantly low-rise buildings to modern skyscrapers, representing a significant urban evolution.” He added, “DPC exemplifies Mumbai’s redevelopment journey—wherein the focus must shift from building-centric development to design-driven, community-first urban regeneration. With proper infrastructure, heritage considerations, and human-centric design, areas like DPC could set the standard for sustainable urban living.”
“DPC was originally designed for lower- and medium-income Parsi families in the 1920s, but today it represents prime real estate,” remarked Kayomi Engineer, a lifelong resident who believes it’s crucial to document DPC’s heritage for future generations. There is a push to archive this history, aiming for recognition similar to UNESCO accreditation, highlighting the importance of conserving heritage spaces.
“95% of DPC was developed through philanthropic efforts rooted in Zoroastrian traditions,” she added, clarifying her support for redevelopment that aligns with the surrounding environment. “If something must be replaced, it should blend harmoniously with existing structures and the area’s character.”
Urban designer and architect Harshad Bhatia noted that it’s been three decades since DPC was designated as a heritage precinct, necessitating regulations for new development. “DPC features up to three-storey buildings amidst lush greenery, with well-maintained roads and wide footpaths, creating a peaceful residential atmosphere,” he commented.
However, without guidelines addressing the relationship between urban living and nature, recent high-rise constructions obscure lower buildings and disrupt the skyline. “While the heritage listing aimed to protect buildings, it overlooked the natural charm of DPC, and the towering new developments could threaten the trees by blocking sunlight,” he cautioned.
“In the last decade, DPC has experienced controlled redevelopment. Builders are often hesitant due to Parsi covenants,” said long-time resident Tanaz Parekh. She added that the more pressing issue is the deteriorating civic infrastructure. The ongoing road concrete work and digging by the BMC have exacerbated issues, as narrow roads cannot accommodate increasing traffic.
