Why Cluster redevelopment is not taking off in Thane*

 *Why Cluster redevelopment is not taking off in Thane*

-- Dayanand Nene

There are multiple reasons why the cluster-redevelopment approach in Thane (often called cluster redevelopment) has not taken off in a meaningful way. I’ll summarise the key hurdles – many of which are structural, legal, procedural and social.

Key Challenges

Unclear land ownership / title issues

Many plots in Thane are on leased land, have multiple lessees, or are illegally/unauthorisedly developed. 

For example:

“most such lands in Thane do not have clear ownership title. The landlords leased out their plots … the temporary ownership of this land now rests with the lessee, … the temporary owner cannot take up any redevelopment proposal without the consent of the real owners and this would result in the entire cluster redevelopment plan failing to take-off.” 

Also the policy only applies to legal buildings (those properly approved).

Applicability & eligibility limitations

The cluster scheme under DCR (Development Control Rules) applies only to legal buildings in dangerous or dilapidated condition (for example under DCR 33(9)). Illegal buildings or structures built on unauthorised land are excluded. 

Given that a large share of buildings in Thane are unauthorised or lack proper approvals, this creates a huge barrier.

Process confusion, compensation & incentive clarity

Residents and societies are unclear how much benefit they will receive (extra area, rehabilitation, etc). Builders approaching residents prematurely (without a formal framework) leads to mistrust.

“Builders are approaching residents … instead of civic authorities … this was causing confusion and suspicion among people … especially since there are no completed examples of cluster projects in Thane where residents have been successfully rehabilitated.” 

Also, some residents oppose being clubbed into clusters when they believe they could redevelop independently or have different expectations. 

Community / social resistance

Some groups — especially in traditional settlements like gaothans, koliwadas, older MHADA estates — fear loss of identity, displacement, or being forced into schemes that don’t apply to them.

“The Koli and Agri communities that reside in Koliwadas and Gaonthans have opposed the cluster development and demanded that they should be excluded from it.” 

For instance, residents of certain MHADA estates in Vartak Nagar are protesting inclusion in cluster schemes. 

Infrastructure & planning readiness issues

Some planners have pointed out that challenges like poor sewage systems, lack of proper utilities, open space encroachment, etc., make cluster redevelopment riskier.

“Thane does not have an underground sewage system and there is no dumping ground for the city till date … they now want to rebuild a new city with cluster redevelopment.” 

Without addressing base infrastructure, redevelopment may simply add density without improving quality.

Political / developer dynamics:

There are concerns that cluster schemes may end up favouring large developers or land-owners rather than genuine residents.

“Concerns are mounting … NCP-SP MLA Jitendra Awhad alleged that the project might channel land to top developers … BJP MLA Sanjay Kelkar also raised similar concerns.” 

The fact that no cluster redevelopment project has yet been completed in Thane also reduces public confidence.

Why it’s slower in Thane than expected

Because of the multitude of legal and ownership complications, especially in Thane where many buildings/plots are older, irregular, on leased lands, or partly unauthorised.

Because of lack of pilot successes — without a flagship finished cluster the risk aversion among societies/residents is high.

Because the scheme demands coordination among many stakeholders (residents, society committees, developers, municipal corporation, state government) and aligning this has been difficult.

Because there’s social/communal push-back from groups fearing cultural, identity or rights loss.

Because incentives (extra FSI, benefits) may not yet be compelling or clearly communicated.

Because the existing urban infrastructure may not support large scale redevelopment clusters without additional work.

What would help accelerate impact:

Clear mapping of land-titles and ownership/residenti­al rights for targeted clusters.

Transparent frameworks where residents fully understand what they are getting (extra area, relocation, timeline).

A pilot cluster project in Thane to build confidence by showing proof of concept.

Strong safeguards to ensure residents are not disadvantaged and the scheme is not mis-used in favour of big developers.

Addressing base infrastructure (sewage, water, roads, public spaces) such that redevelopment does not simply add density without quality.

Engagement with local communities (gaothans, MHADA estates, older societies) to address cultural/social concerns.

@Dayanand Nene