Southward movement of South Mumbai

Southward movement of South Mumbai

My friend from Malad (to his teen aged son) : Parth, this weekend we will meet my college friends. First in Cuffe Parade and then while returning we will meet another friend in Lokhandwala Complex ?

Parth : Daddy,  I know Lokhandwala Complex but where in Cuffe Parade ?

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Stunned ? Shocked ? At the ignorance of Parth ?  If yes, then equally ignorant are those who fail to the see the reality. Rhythm House, Eros, Regal, Kamling, Paradise.…. the list of fading icons of South Mumbai is not just a nostalgic concern but an Urban Planning dilemma too.

Among of four geographical blocks - South Mumbai, Central Mumbai, Western Suburbs & Eastern Suburbs, the unique phenomenon that differentiates South Mumbai from the rest is its stagnant population. One would wonder, isn’t that an advantage when everyone is talking of congestion as the biggest concern. The problem is when one sees the demographic force driving this shrinkage. The share of youth in South Mumbai population has significantly fallen; the population is aging very fast. Restaurants and Entertainment Destinations are just the first few casualties. Key business activities of South Mumbai - Bombay Stock Exchange, Banking & Fin Services, Wholesale markets, Diamond market – have all moved out of South Mumbai. A few large corporates, High Court and Mantralaya now remain the biggest forces of business activity in South Mumbai. Things could get worse, when some of these corporates and the High Court shift Northwards. This could mean fewer registration in schools, lower occupancy levels of offices complexes, reduced retail shopping etc.

For those, who feel this is an exaggeration, here is a check with reality. Nariman Point is probably the only Business District in the world that has not seen any appreciation in price during my real estate career spanning 23 years. And this has happened in absence of any fresh supply…!  Another eyebrow raising figure is the population of south Mumbai – it is the same as it was in 1971. In fact, one of the film makers told me that in 1970s and 1980s, Bollywood would show the protagonist lovers romancing at Gateway of India or Marine Drive. If someone were to do it today, it would look outdated.

Now speaking contrarily, amongst the four geographical blocks, only South Mumbai provides the true urban living experience – it has wide roads with good pedestrian walking space, architectural pleasure, great skyline, efficient rail & road commute, great hospitals, educational institutions, etc. But if city’s youth is unable to enjoy this high quality infrastructure it does not portend well.  

The homes available in South Mumbai are either not modern or are too expensive. Families in South Mumbai expand and the next generation shifts to surburbs. From a long term perspective South Mumbai need to reverse this trend. 

The key lies in increasing business activity within South Mumbai. One possible option for increasing business activity is through focus on recreation and tourism within South Mumbai. Ticketing data of Mughal-e-Azam : The Musicalshows that 60% of the audience comes from suburbs. Interestingly, many of them had come to Marine Drive after two years…!  A good portion of Mumbai population, therefore, does not routinely travel to South Mumbai but if there exists interesting activities, people will come to South Mumbai. 

Secondly, a city connects with tourists more for its home grown outlets than malls and franchisee outlets. It is the cultural connect of Thackers, Swati, Leopold or Muchhad Paan that creates the identity of South Mumbai and brings it the soft power. Hence, it is essential that iconic structures and iconic locations continuously get the necessary crowd. Towards this end, things like beautification of heritage zone, creation of food streets and bazaars in open spaces in Fort/Ballard Estate during night should also be considered.

A third possible option is development of rental housing on Port Trust land by Govt/Mhada. With zero land cost, not only will housing on Port Trust land be a good business proposition for govt. but also will keep the land ownership with the Govt. Moreover, rental housing is today a preferred mode of housing among youngsters. Most importantly, Govt can also use these rental homes as transit accommodation for redevelopment of old dilapidated buildings. This can give a huge boost to re-development of areas like Girgaum, Kalba Devi, Pydhonie etc; thus increasing larger availability of modern homes on ownership basis for young home buyers within South Mumbai.

Whichever option is chosen, its success will require support from Govt (friendly renewal policy on leasehold land, modern regulatory framework), Locals (cooperation among tenants for redevelopment) and Activists (practical approach towards development). In absence of these, ten years hence, Parth’s next gen may ask their father, “Daddy, Where is Marine Drive?”

Deepesh Salgia

Director – Shapoorji Pallonji Real Estate

 (Views are personal)