Reduction in width of Walkeshwar Road – Update

Backgound:

An initiative to reduce width of this important road was proposed on 11th November 2021 by an architect representing his client, who owns a plot located just before the Teen Batti Junction. The Architect also presented an old project approved by BMC in 2016 by issuing Commence-ment Certicate (CC) on the same property according to the sanctioned road width of 27.45 mtrs as in Development Plan of 2034. Very next day 12th Nov., a meeting was called to study the feasibility of modification of reducing the prescribed width of the road.

In a letter dated 7th July 2022 a reference is made of a meeting on 4th July 2022 where a decision is taken to appoint a consultant to carry out traffic study and designing of Teen Batti Junction and to improve the flow of traffic on Malabar Hill. There is no mention in the said meeting for width of the road to be modified.

No quotation or tender was invited to appoint consultant for traffic study. Consultant was appointed by the Architect. On 25.7.2022 copy of a report ‘Traffic Simulation Study for Walkeshwar Road, Mumbai’ prepared by the consultant was submitted by the Architect. This report was accepted without any internal study by the concerned dept. of BMC. The report clearly mentions about Horizon year 2027 in the preface. (Nowhere in the report there is mention about design of Traffic Island or any suggestion or steps to be taken for redesigning of Traffic Island at Teen Batti as was discussed in the 4th July meeting mentioned above.)

This report & a note/observation of Deputy Commissioner (Traffic) are primary documents on which this decision to reduce the road width was taken. The report was summarized as follows: (in brackets are the comments of residents who have opposed this reduction in road width).

1. The traffic count study indicates that the traffic volume for Walkeshwar Road is within acceptable limits of V/C ratio <1.The existing level of service for Walkeshwar road is presently good but most of congestion occurs due to poorly planned Teen Batti Chowk which need redesigning. (Residents: No solution anywhere in the report for the redesigning of Teen Batti Chowk)
2. It is hereby suggested that a junction improvement exercise should be carried out to decongested the Teen Batti junction and to ensure smooth flow of traffic in the area. (Residents: No Exercise carried out anywhere in the report).
3. As per Simulation analysis, the traffic movement hinders due to the uneven ROW width and poor channelization of traffic at intersections leading to slow movement of vehicular traffic. (Residents: No clarity & absolutely vague).
4. The simulation results indicate that the Que length does not decrease even after increase in road width, thus increasing road width is not prime solution for this road. (What about requirements of pedestrian footpath width? There is considerable VIP movement in the area. Several bus routes ply on this route with bus stops, 2 wheelers, and commercial vehicles not taken into consideration).
5. The Walkeshwar Road passes along the seashore with steep level difference. Moreover, levels vary tremendously from Girgaon Chowpatty to Teen Batti Junction. Hence, it is not feasible to further widen the road to 27.45 m as proposed in Development Plan 2034. Thus, before widening of the road geotechnical studies need to be conducted to understand the impact of cutting and filling on geological stability off the area.

(Residents: From Chowpatty Bandstand to Afghan Consulate all buildings which have come up in the last 60 years have left the setback as per 27.45 meter width. Unfortunately nowhere in the report it’s mentioned that Corporation has not bothered to widen the road inspite of this and even footpaths are almost non-existence. In fact a building has come up where setback should have been merged with the road even prior to granting

CC beyond plinth. But a compound wall is built without giving any space for footpath).

6. The report mentions proposed Coastal Road project passes from Marine Lines to Priyadarshani Park connecting Nepeansea Road. Due to this, the current traffic movement from Walkeshwar road to Nepeansea road shall be shifted to Coastal road hence decreasing the traffic movement on the

Walkeshwar Road. (Residents: This shows complete lack of application as there is no exit on Nepeansea road from Coastal Road, how the trafc on Walkeshwar Road, Ridge Road & Nepeansea Road will decrease?)

7. The study is based on the current traffic situation of the area. Since, simulation study suggested trafc congestion in the area is under acceptable limits for next 12 years therefore it is hereby suggested that after 12 years the simulation study should again be conducted to understand the congestion levels at that time to propose required solutions. (Residents: How can one predict increasing trafc for 12 years! The consultant gives 5 years horizon in the preface of his report but in the summary he mentions 12 Years)
8. Based on the traffic simulation analysis, topography survey, geological constrains in the study area, it is observed that there is no significant deterioration in the traffic condition in terms of level of service even if the Walkeshwar road width remain actual i.e 13.40m in future. (Residents: How can they come to this conclusion? Many redevelopment projects are under construction, traffic is bound to increase. More development requires better infrastructure.)

Referring to the meeting of 4th July and this Traffic Simulation report, the Deputy Commissioner (Traffic) submitted a detailed note regarding part modification of the sanctioned RL of Walkeshwar Road from 27.45 metres to 17 metres. The note has the remarks by other concerned departments of BMC.

The note mentions “There is about 13.00 mtr. Difference in site elevation of plot u/r with reference to the road level as can be seen from the sanction submitted at pg.C-133. If sanctioned 27.45 mts. R.L to be implemented in the said stretch then about 14 mts of plot will be affected and the plot which are abutting the road u/r are become non buildable in the nature. Hence, the widening of existing road can only be done 3 mts on the west side of the road considering the contour pattern of the road u/r,

i.e. upto at portion of the plot which are at same level of road u/r. (Residents: If the widening of road was not possible due to contour pattern how the Municipal Corporation sanctions the plan on plot No. 156 showing 3 basements with ground + 14 upper foors).

Relevant Observations: On 19.10.2022 draft of Public Notice was prepared and instruction given for publishing the notice in 5 Newspapers dated 21.10.2022: 1) Samna (Marathi). 2) Hamara Mahanagar (Hindi). 3) Free Press Journal (English). 4) Midday (Gujarati). 5) Mumbai Urdu (Urdu). But the advertisement was published in following 4 newspapers: 1) Prahar (Marathi) 2) Hamara Mahanagar (Hindi). 3) Mumbai Urdu (Urdu). 4) Free Press Journal (English). All dated 22.10.2022.

The above papers are available as received through RTI application if anyone needs to study them. Last year this newspaper had published a project in 2 parts in our August and October 2024 issues about beautifying and making a gorgeous waterfront along Walkeshwar Road along with proposed road widening and providing car parking. The project in two parts was conceptualized by Shri Jashwant Mehta, resident of Malabar Hill. He is a highly qualified wellknown architect and Consulting Engineer by profession, holding post graduate degree in Civil Engineering and Town Planning. His book on High Rise Buildings was the first book on this subject in India.

While studying the Development Plan (DP) for this project Shri Jashwant Mehta found that the width of Walkeshwar Road which was proposed as 27.45 metres in earlier as well as in 2034 DP’s was reduced to 17 metres. This came as a shock as normally the width of a main arterial road is increased and not reduced.

Local resident Shri Sanghvi got information under RTI that based on this reduction of road width, plans were sanctioned by BMC for Ground + 14 storied building with 3 basements on a plot before the Teen Batti junction. Now CC has also been issued for the same.

The Sunday Mumbai Mirror (Times of India Sunday Supplementary) in their 15th December, 2024 covered this subject in their news in details that the basis of reducing the road width was done as per note of Deputy Chief Engineer (Traffic) in August 2022 which included a study and survey on the traffic situation and geographical constraints of the area.

The article gave details on this subject. A few spirited residents then asked BMC for more information through an RTI application. They received papers after considerable follow-up.

Residents wrote letters to the Hon. Governor, Hon. Chief Minister, Municipal Commissioner, and State Minister & Malabar Hill MLA Shri Mangal Prabhat Lodha requesting to restore the road width of 27.45 metres.

The Hon. Governor was kind to hear the residents and said he will look into the subject after studying the issue properly. Our local MLA and Cabinet Minister Shri Lodha did respond favorably with the residents and arranged a meeting in Mantralaya with the Urban Development Secretary to address this matter.

Following up after getting the relevant information through RTI, residents again wrote letters to the Hon. CM and the Municipal Commissioner with a detailed note of their observations and requesting that the road width be restored as planned in the DP of 2034. The residents also met the Principal Secretary of the Governor

We sincerely applaud the people that followed up with the appropriate authorities to rectify this issue for the greater good of our neighbourhood. It is difficult to take out time from our daily lives. We sincerely hope and expect their efforts get results.

The plot bearing C.S. No. 156 which was vacant and nonbuildable, the Corporation could have acquired it for widening & the owner could have been adequately compensated by having TDR rights which are 2.5 times the land area. If the owners himself could have completed the widening by Constructing then he could have even got additional 25% TDR.

The whole process of modification of road width has been initiated from July 2022 i.e after the property changed hands in March 2022. Proposed plan for 3 basements + Stilt and 14 upper foors has been issued on this property, submitted in July 2023.

The IOD has been issued in March 2024. The CC is now issued. The entire stretch of road from Afghan Consulate till this plot is owned by the Government as it forms Raj Bhawan land and to reduce congestion Government could have acquired and merged this plot and initiated process of widening the road.

The residents have filed various complaints and followed up with the authorities, but there has been no productive reaction to date. We hope that this matter will be addressed soon in favour and for the good of the neighbourhood.