JVPD's Vertical Transformation: Luxury Boom Sparks Urban Planning Debate in Mumbai

Mumbai's once-peaceful Juhu-Vile Parle Development Scheme (JVPD) neighbourhood is reportedly undergoing a dramatic transformation, evolving from its original vision as a low-rise, middle-class residential area into one of the city's most coveted luxury real estate destinations. However, this vertical surge has reportedly raised significant concerns about urban sustainability and infrastructure adequacy.

The 200-acre development, which was conceived in the 1950s as a bungalow-dominated suburb, is now witnessing aggressive redevelopment, with luxury property rates reaching ₹70,000 to ₹80,000 per square foot in newly launched high-rise towers, according to industry sources.

From Bollywood Sanctuary to Billionaire Hotspot

Originally planned in the 1950s as a tranquil residential enclave, JVPD's layout comprised 702 plots spread across 14 cooperative societies, with 42 acres dedicated to internal roads. The neighbourhood's initial regulations mandated strict height restrictions, with most buildings limited to two or three storeys, while open spaces accounted for approximately six acres out of 9.75 acres in typical society layouts.

The area first gained prominence in the early 1970s when it reportedly attracted Bollywood luminaries including Amitabh Bachchan, Dharmendra, Shatrughan Sinha, and Jeetendra, who were drawn to the neighbourhood's privacy, spacious plots, and proximity to film studios. Architect and long-term resident Nitin Killawala noted that his father purchased an 800-square-yard plot in 1958 for ₹8,400 in five instalments, with similar plots now reportedly commanding prices around ₹100 crore.

The Redevelopment Wave: TDR and Rising FSI

The transformation reportedly accelerated in the late 1990s following the introduction of the Transfer of Development Rights (TDR) scheme, which allowed builders to add extra floors in Mumbai's western suburbs, triggering extensive vertical construction across the area.

Real estate developer and JVPD resident Anand Pandit stated that approximately 40 plots have been redeveloped over the past decade, with his firm receiving four to five redevelopment proposals daily. Industry experts attribute this boom to several factors, including expanding joint families seeking to convert aging bungalows into multiple luxury apartments, and developers gaining access to significantly higher Floor Space Index (FSI) ratios.

Regulatory Changes: Then vs Now

The transformation in development parameters has been substantial:

Understanding FSI regulations in Mumbai has become crucial for homebuyers navigating this transformed landscape.

Expert Concerns: Infrastructure and Sustainability

Urban Design Degradation

Professor Hussain Indorewala from Kamla Raheja Vidyanidhi Institute of Architecture expressed concerns that redevelopment is adding residential units without proportional infrastructure enhancement. According to Indorewala, this approach reportedly reduces tree cover, decreases soil permeability, and increases shadowing between buildings, potentially compromising the neighbourhood's environmental quality.

Architect Nitin Killawala noted that older regulations ensured 33-50% open space around buildings, whereas current plots are reportedly consumed almost edge-to-edge, significantly reducing breathing space for residents.

Climate Vulnerability and Over-Construction

Housing activist and Juhu resident P K Das characterized the aggressive construction approach as reflecting a broader collaboration between government authorities and real estate developers. Das warned that this build-more mentality is reportedly pushing Mumbai toward an unsustainable urban future with mounting climate vulnerabilities.

These concerns align with broader discussions about Mumbai's infrastructure developments and environmental sustainability.

Market-Driven Transformation

Developer Anand Pandit observed a complete socio-economic transition, with joint families moving from bungalows to high-rises while seeking larger, more efficient homes. The market dynamics have created significant financial incentives, with property values in the Mumbai Metropolitan Region surging dramatically in recent years.

Policy Catalysts Behind the Transformation

Several regulatory changes have reportedly facilitated JVPD's redevelopment:

• TDR Incentive System (1990s): This mechanism enabled landowners to monetize plots surrendered for public amenities by transferring development rights to suburban projects, including those in JVPD
• Redevelopment of Tenanted Buildings: Older 1-2 BHK apartments are being replaced with luxury 4-BHK residences
• Policy Shifts (DCR 33(11)): Revised regulations have allowed substantially higher FSI, enabling construction of taller and denser buildings

The broader trend of Mumbai's redevelopment initiatives has created both opportunities and challenges for various stakeholders, with JVPD serving as a prominent case study.

The Fundamental Dilemma: Luxury vs Livability

The redevelopment surge has undeniably generated substantial wealth for long-time residents through elevated land and property values. However, sources suggest this transformation has strained civic infrastructure, reduced open spaces, and dramatically increased population density without corresponding investments in roads, drainage systems, and public services.

Architect Killawala stated that the government has effectively curtailed residents' rights to natural light and air, affecting not just redeveloped plots but neighbouring properties as well. This concern resonates with residents across Juhu and Vile Parle, areas that face similar redevelopment pressures.

Similar challenges are emerging across Mumbai's premium neighbourhoods, including Bandra West, where redevelopment is reshaping the urban landscape.

Broader Implications for Mumbai's Urban Future

JVPD's transformation reportedly mirrors a larger narrative unfolding across Mumbai, characterized by increasing verticality, intensifying land values, and the erosion of thoughtfully planned neighbourhoods. Similar redevelopment patterns are visible in projects like the Nargis Dutt Nagar redevelopment in Bandra West and the mega Ramabai Nagar redevelopment initiative.

Experts suggest that stakeholders navigating Mumbai's redevelopment landscape must balance real estate ambitions with sustainable and equitable urban growth principles.

As luxury towers continue rising where bungalows once stood, the fundamental question remains: Can Mumbai reconcile its real estate ambitions with the requirements of sustainable, livable urban development? The JVPD experience suggests this balance remains elusive, with infrastructure upgrades struggling to keep pace with the pace of vertical development.

Disclaimer: This article is for informational purposes only and should not be considered as investment advice. Property buyers and investors are strongly advised to conduct independent due diligence, verify all information from official sources, and consult with qualified legal and financial professionals before making any real estate decisions. Market conditions, property values, and regulatory frameworks are subject to change. The views expressed by individuals quoted in this article are their personal opinions and do not necessarily reflect the views of the publication.