Implementing the BDPWays and Means

Aneeta Gokhale Benninger

Prof. of Sustainable Development Planning and Executive Director

CDSA

15th July 2010

Why BDP?• To Ensure Sustainability of our City as a live-able

habitat

• To ensure that we contribute to mitigating the impact of pollution created by us

• To justify the continued growth by ensuring that ourbehaviour is not irresponsible and negligent towardsthe wellbeing and welfare of the future generations

• To be true to our commitments towards Global society as signatories to the climate change convention

• Be true Punekars and as usual give leadership to the country in this area of sustainable urban development

Pune Urban Bio Diversity Park©CDSA Prof. Aneeta Gokhale Benninger

Area under BDP• Bio Diversity Reservation proposed in the

Development Plan for the 23 newly merged villages

• Total area is 1646 hectares

• 688 hectares belong to the Government

• 958 hectares are privately owned

• BDP proposed only on Hills

• Hills defined as slope/gradient of 1:5 i.e. 20% and area encompassed by it.

Pune Urban Bio Diversity Park©CDSA Prof. Aneeta Gokhale Benninger

Pune HillsWikipedia

•It is very important to understand that since we live on the edge of the Western Ghats and partially on the Deccan Plateau we are located in an area of what is known as “Trap” topography or “Step” topography. •This is created by volcanic action where lava flows create layers of rock. This creates areas of slope interspersed with small flat areas which look like steps. •This, however is an integral part of the hilly terrain and ensures luxurious tree growth and water recharge and integrity of Bio Diversity of the area.

Pune Urban Bio Diversity Park©CDSA Prof. Aneeta Gokhale Benninger

Deccan TrapFrom Wikipedia

What was the Law before this areawas merged with the PMC?

• This area came under the Regional Plan hilly zone (No Development Zone)

• Under the regional plan not even .01 (1%) construction was allowed on the hills.

• Once the area was merged with the PMC and the Draft Development Plan was published on December 31st 2002 all development is frozen and no permission can be granted in the interim until the new Development Plan is in place.

Pune Urban Bio Diversity Park, CDSA, Prof. Aneeta Gokhale Benninger

What is the Current law regarding the Hill Top Hill Slope Zone in the PMC?

• The law does not allow construction on gradients of 20% (1:5)

• The law does not permit residential use

• The law allows the following:

• M-8 - Hills and Hills slopes Zone

M-8.1 The following uses shall be permissible in the Hill Zone

1. All agricultural usesPune Urban Bio Diversity Park

©CDSA Prof. Aneeta Gokhale Benninger

2. Forestry and Nursery

3. Public Parks, Private parks, Play fields for recreation of all types

4. Public Utility Establishments such as electric sub-stations, receiving stations, sewage disposal, water works etc.

5. Swimming pools/Sports and Games, Health clubs, Cafeteria, Canteen, Amusement Park etc.

Note: Maximum FSI shall not exceed 4% of the total plot with ground floor structure without stilts.

Pune Urban Bio Diversity Park©CDSA Prof. Aneeta Gokhale Benninger

Pune Urban Bio Diversity ParkCDSA Photo Collection

• A number of people have suggested that the flat “Step” part of the hill with no slope should be used for construction of Farm Houses where the plot size should be reduced from 1 acre to 20,000 sq. ft. and people made to plant trees (200 to 400) and after the trees have grown to a certain height (not specified either type of tree or height of tree) allow construction of .10 (10%)

• Apart from the scientific reasons why such a thing should not even be considered, the “practical” question is how will anybody reach the flat part without a road which will have to be made along the gradient?

• How will any services such as sewage, water supply, electricity, drainage etc be provided?

Pune Urban Bio Diversity Park, CDSA, Prof. Aneeta Gokhale Benninger

Western Ghats Forest Wikipedia

• Even if .04 FSI (4%) is given to construct any building the utilities and services will take up an additional .33 (33%). With 4% it will add up to 37% .

• Demolishing the hills to the extent of 37% at a minimum. This will happen along the entire area creating huge breaks in the hills leading to change in the climate for the worst. Once cut nothing can restore our hills.

Pune Urban Bio Diversity Park©CDSA Prof. Aneeta Gokhale Benninger

What is proposed in the Plan?

• The UN recommends a forest area of 12 sq. m. per person to ensure supply of clean air.

• To Protect the Hills.• Hills act as “Lungs” of the city.• To reduce the carbon footprint of Pune City.• To preserve the remaining natural environment in & around

the city.• To enhance the rich tapestry of indigenous flora and fauna.• To create a sense of ownership of the hills amongst the

citizens.• To serve as a unique example to other cities in India and all

around the world.

Pune Urban Bio Diversity Park, CDSA, Prof. Aneeta Gokhale Benninger

Pune Urban Bio Diversity Park, ©CDSA, Siddhartha Benninger

PUNE BIO-DIVERSITY PARK RESERVATION

Forest Western Ghats Wikipedia

Pune Urban Bio Diversity ParkCDSA Photo Collection

Pune Urban Bio Diversity Park, CDSA Photo Collection

Pune Urban Bio Diversity ParkCDSA Photo Collection

Planning unit no. Village Area under BDP in

sq.m

Rate of the ready

recknor

2010

Valuation

(100%)

In Rs. Crores

1 Baner, Balewadi 890700 990 88.17

2 Bavdhan Kh., Kothrud 4586300 1150 527.42

3 Warje, Shivne 3141800 630 197.93

4 Hinge Kh,Wadgaon Bk,

Wadgaon Kh.

3764200 780 293.60

5 and 6 Ambegaon Kh and Bk ,

Katraj and Dhanakwadi

2363500 1200 283.61

7 Kondhwa Kh and Bk 509000 900 45.80

8 Mohammedwadi,

Hadapsar

483600 1320 63.83

9 Wadgaonsheri and

Kharadi

38900 6550 25.46

10 Kalas, Dhanori 683100 3300 225.41

1646.1100 1751.25

BDP Land Areas and Values

Pune Urban Bio Diversity Park©CDSA Prof. Aneeta Gokhale Benninger

Note

Average rate per sq. mt. Rs. 1063.79 or Rs. 106.38 per sq. ft.

Or Rs 1.06 crores per hectare. Govt. land approx. 700

hectares will be valued at Rs. 745 crores. Total required for

acquisition of private land will be approx. Rs 1006.25 crores

for paying 100% compensation at the 2010 market rates. 4%

TDR will amount to creating 39 hectares of additional land in

1 FSI buildable area. The market value of this land will be far

higher than that of the Hill area or BDP reservation areas.

Pune Urban Bio Diversity Park©CDSA Prof. Aneeta Gokhale Benninger

Legal FrameworkActs to implement the BDP

1. The Maharashtra Regional and Town Planning Act

2. The Forest Act 1928

3. The Land Acquisition Act 1898

4. The Bio Diversity Act

5. The Forest Conservation Act

Pune Urban Bio Diversity Park©CDSA Prof. Aneeta Gokhale Benninger

Funding and Facilitation

• Mr. Jairam Ramesh, Minister MOEF is very keen that this project is implemented and has suggested the following sources of funding

• The Green India Mission

• The Sustainable Habitat Mission

• The JNNURM

• Urban Forestry under 74th CAA

• CDM to earn carbon creditsPune Urban Bio Diversity Park

©CDSA Prof. Aneeta Gokhale Benninger

Clean Air Shares• CDSA suggests selling clean air shares to raise

funding from citizens and creating a stake in the BDP. This will ensure sustainability of the BDP

• Clean Air Shares for every 12 sq. mts. Should be issued per citizen of Pune. Land acquisition would cost Rs. 1060/sq. mt i.e Rs. 12600 per unit. Including planting, protection etc the share may be valued at Rs. 15,000 per share. This can be paid in installments. Corporates can contribute by using CSR to purchase shares for their workers.

• The Population of Pune is 35 lakhs. Thus the potential is to raise 35lakhs times 15000. This means Rs. 5250 crores. Pune Urban Bio Diversity Park

©CDSA Prof. Aneeta Gokhale Benninger