ffimirr Vol. I No.2 Tbe Bihanmunbai Municipal Corporation (BMC) has epproued a new ystem of Properfit Tax (Aluruicrpal Tax) in Greater Mumbai. The Goaernment of Maharashtra is about to amend tbe BMC Act and seaeral other laws, with the objectiue of changing the basis of PrEerry Tax. The ,ffrrtt of the new ysten wi// be deuastating, particalarfi 0n those reidtng or hauing business in the Island Ci[t, warns MrMehliLalhaha. Under the present system, property rax is levied based on the rateable value of the property. In the proposed system, pfoperty tax will be a percentage of the market value of the premises, market value being the figure set out in the Stamp Duty Ready Reckoner. A majority of citizens will be adversely affected whether they live in tenanted of ownership premises. The change to the new system will cause massive increases in prop efiy t^x for older properties. For instance, on residential property in the 'D'lVard, property tax will be over Rs.4.21 per sq. ft. (carpet area) per month, i.e., on premises of 1000 sq. ft, Property Tax apphcable will be over Rs.4,200/- per month. The increase in tax due to the proposed change will be up to 60 times. On commercial premises in 'A \flard, property tax will be over Rs.16/- per sq. ft. per month. The burden on commercial premises will be higher, about 3 - 4 times the proposed increase for residential properties. Thus, on commercial, premises, the proposed increase will be up to 180 - 240 times. To soften the impact of the new high tax due to the change over to the new system, BMC may provide a temporary 'cap' which is a ceiling that the new tax cannot be more than a certain limit. This 'cap'will be only for an initial short period after which the full impact will be felt. The objective of the BMC is primarily to increase revenue without considering the hardship it will cause to citizens. A large majority of residents and businesses, occupying properties in the city and the suburbs, will not be able to afford to pay the new exorbitant taxes and, consequendy, will be forced to sell their premises at distressed prices. Thus the new system of taxation will displace the honest tax payng middle class citizen (the odginal Mumbaikar). In Mumbai there is huge variation in market values of properties depending on location unlike in Bangalore, Delhi, Ahmedabad or I(olkata. There is absolutely no relationship between market value of a property and civic services. Market values of properties are manipulated by rapacious builders, speculators, and land grabbers. It is pertinent to note that builders having large projects in low -n E market value areas will be the biggest beneficiaries of the new system. Further, the Stamp Duty Ready Reckoner itself is not a reliable guide of market values. A pfopefty tax system based on market values is arbitrary, unreasonable and uniustified. Propetty tax should be related to quality and cost of municipal services provided or availed of. BMC must improve the efficiency and cost effectiveness of its administration, operations, and services. There must be an in-depth investigation into BMC's finances andinternal systems by external auditors and gte^t transparency and accountability in the civic administration. Further, it is unjust and inequitable that free of tax living accommodation is provided to those who have encroached on Government and private lands, while taxes are going to be increased for those who already pay propefty taxes. BMC is reluctant to inform the citizens and publicise the ne\il system, and the entire exercise is shrouded in secrecy. It is imperative that a major change in the basis of taxation affecting millions of citizens must at least be preceded by a wide public debate, and introduced in a democratic manner to ensure that all sections of society are protected. It is imperative that civil society give appropriate response and combat this newdraconian system. (fbe statemerutr and uiews expressed in the article are thov of tbe aathor alone. Neither ARACC nor tbhJournal claims retponsibilifit for then.) March 2006 PROPOSE,D FIIKE, IN BMC PROPERTY IAXE$ ALARMING .;fiax ffi E An ARACC Journal E I
In the oast, and euen nou we haue been accustomid to read or hear people talhing about'Beautification' of Marine Driue, or the Bombay Zoo, or ofAltamoun.t Road. Of late, some'of us haie been talking- about. 'Reuitalization' or ds the signs " - "q[i after Chowpatty clairn 'n I"f '" bishment'ofMarine Driue. The i question oiitrt t is all this going I sernantics? Let's consid.er : the dictionary te lb us that' beautification' fiorn the uerb to 'beautifi,'is to mahe or become beautiful; tu adorn; to deck; to embellish. It connofts a cosrnetic act, somewhat like buttinq icins on a cake. But '*bat'abor7 the cake itself What, or who, beautif.es that? Again, the dictionary claims: 'reuiialization'from the uerb to 'reuitalize'is to giue new hfe to'. It corunotes dn act of uitality, an injeaion ofuibranqt' Which ofthese perfectly acceptable words Are we going to adopt in our uocabulary uhen wi discuss all ihat we wAnt to do on top of the Hill? Perhaps we should adopt bith'since both words baue legitimacy, but use them in order ofpriority. When we talk about Altamouni 'Road " and what we brnbos€ doirus to it, the word most releuant 'r,'ow oroiZct is 'Reuitalize' and that is exactly what the first isue of this Journal had " emphasizbd, highiighting the Altarnount Ro ad Reu italizati on Proj e c t. For the duration of our ambitious undertahifl.s, and euen laten let us consciously' use the word 'reuitalize' wheneuer'we discuss or write about the complete transformatioru of Abamount Roid. Indeed, ihat is exactly what\ goingro happen - a total rnakeouer ofthe Road' Let us not consciousfu promote the icing on the cake or the 'biautification' of oui Road until we haue baked the cahe itself, and giuen it a new meanirugt a new kfe' \X/hm completely reuitalized, the need 'to d.ech, to' adorn, to embellish' will aut\rnaticalb) manifest itself Not now. Our raison d'etre is Reuitalizatioru!^ io be rnerely an exercise in s\ 2 ToPoFTHEHILLMAR2006 Beautffication or Reuitalization ? anl Mr Ratan J Batliboi, Architect, explains about REVITALIZ/ TON OF ALTAMOUNT ROAD d J'hcsc nocles will givc e clefinite iclentity to thc roacl.'l-hc: clesigr-r considers the basic nceds o[ thc residents. Arnenitics like dustbins, sancl pits [br anin-ral waste, seirting sPace, etc., are providecl. l'hc chowk natnc aud the strcet natne forrn thc signage plaque clcsignccl as a strong focus point. Landscaping is trsed as a br-rffer between thc seat ancl the sancl pit. 'fhc matcrial Palette chosetr suits the rugged Inc{ian urban envirotrmettc. Dr-rrability, vanclalism, clealtlincss ill'e solne of thc major issttcs cotrsiclcrcd while cstablishing the palettc' -I'hc prcsent... Dif{crent junctions ancl corners will be trniquc in the mselves, yet having a conllon grammar aucl language all chroughout.'fhe corners ele not clcveloped in-isolation and they form an integral part ofthe overall sclreure . -# '-.1rJl ...the future -eE t!. '
Relax. This formula has nothing to do with the Theory of Relativity. In the currenr tech parlance and the craze for abbreviation, it simply stands for your Right To Know! It is one of the strongest pillars of a democratic society and must be used judiciously. Many decades ago, one of the grear Presidents of the United States had exhorted his people by telling them, 'only an informed public can be a wise public !' words which, through the century, have come to attain particular significance and relevance in our vibrant though chaotic sociery. One of the missions of our Journal, TOP OF THE HILL, is to enable the residents of Cumballa Hill to avail of this Right To Know. TOTH, in deference to R2K (note our love for abbreviation!) starting with this issue, proposes ro cover a broad spectrum of information which readers can store and make use of when necessary and appropriate. In return, TOTH requests its readers to share with their colleagues on rhe Hill, through the columns of ourJournal, such items of information as they think could be of value and benefit. Empowering people with information is ro strengrhen the foundations of a knowledge-based sociery. In launchirug the R2K and the General Awareness Programme, we are giuing here a list of doctors who haue conseruted to join as members of the Profexional Group of Cumballa Hitl. This is an initiatiue of ARACC which ?ar?orts to identtfi Professionals like doctors, lawyers, erugineerl financial / management consultants, artists, writers, etc. who are residents of Abamount Road. The list giuen here h not com?lete as, we haue redson to belieue, there are mdn! medical and health cdre specialisx who haue nlt taken the time to send their names and other details to theARACCOfice. We hereby r€new our appeal to all professionals to send releuant information to ARACC, whose ubimate objectiue is to compile a WHO'S WHO of Cumbalk Hill. The R2K initiatiue also comprises a plan to establish a Disaster Management Team (DMT) in the near future. Information on the DMT project, as aho on the D-Ward ofBMC, in whose jurisdiction we liue and function, will be published in the fo rt h c o mi ng is s u e s of o ur Jo ur n a l. 62,Chitrakoot 2354131.3 13, Venus 2351,7885 + Doctors of Altamounr Road Name Dr, Soona Burjor Pastakia Dt GirishJ Sanghvi Dr. R. K. Garg Dr. M. G. Desai Dr. R. O. Shah Dt. Suresh G. Shah Dr. Samir S. Shah Dr. Ptivadatshi H. Doctor Dr. Mrs. Swaruo Doctor Dr. Ptatap Sapat Address 32 A, Meher 191 Pushpak 62, Jupiter 31, Pushpak 43, Chittakoot 142, Pushpak 142, Pushpak 62, Chitrakoot, Phone Res, 23522346 23520281. 23523788 23884542 23869234 23517837 2351,7837 23532727 Phone off. N.A. 23884195 23821,848 22844820 23884542 23802804 23802804 23684852 23685528 2352309 Specialization General Practitioner Psychologist, Sexolosist Hlpno"therapist Sutgery Radiologist Obst. & Gynaecologist General Ptactitioner Hematologist Abdominal Sutgery Ophthalmology Dentistry -
Udaybhanu Sinh AAltamount Road has long been considered amongst the most coveted addresses in Mumbai. Sadly, like thej rest of our beleaguered, though beloved city, it too may have seen the days of its zenith' Over a period of 20 years,the face of the road has changed and it is today, like the city, almost unrecognizable. Instead of dwelJing on other facets, the one problem which regulady haunts the mind is that of parking vehicles on the road, If you belong to the fraternity which dares not to go out at night on account of that parking slot, well, this article has been written foryou. If you approach our hallowed residences, specially after (r pm, and wish to park your vehicle on the road, be sure of invoking the blessings of the Almighty before you turn from Jaslok or from the I(emps Corner signal. A cacophony of horns, small to intermediate trafhc iams, sometimes a few unpleasant words, will otdinarily await you. And what if you plan to call friends over and the building aflnounces 'outsiders may not park in the compound'? Simply go for the noparking zone next to the l7ashington House up to the Lucky Store and hoPe that the party dies down by 7 am otherwise our ovef-zealous tow trucks may haul you over to Tardeo or any other place of their choice. It just so happens that most of us residing here have more than ofle car, the cardinal problem which unfortunately does not seem to go away. !7hat is harrowing is that over the last four years, several parking areas on the road have progressively become out of bounds. Starting with \ilashington House, where we are informed that we may not Park purely for security reasons. Without going into the merits or othervdse, you ask, how about parking opposite and adjoining the 'Palmera' walL and the stretch up to Lucky Store. . ..? After a trip to Pune I came back and discovered that my car along with several others had mysteriously decamped for Tardeo RTO, with no notice or intimation. At least u/e got the cars back. And then the havoc at Bank of India, where the first three cars closest to the slope would be towed; and then come the flumerous reasons being offered by traffic policemen like the good old rule 'L5yardarcato remain free before a turn!' Frankly was this sudden change in mood accentuated by the desire to help the good citizens who live on the slope to turn their cats around or to assist large trucks to manoeurre in to the erstwh.ile Currimjee Orphanage? And {tnally the coup de grace - half of the Bank of India areahas seen a no parking zone being created. Now, we love our Bank but would like to ask -where do we park? The other day one of us unwisely parked on the slope and, in the morning, was shocked to see a single'sloper'removing ait from his tyres. SThat was worse, the culprit called his entire family to admonish the unfortunate person who was only asking; why? In this case, however, the cop arrived in time! Now it is foreseeable that there will be incidents like this which will grow steadily worse and it is already veering towards a law and order situation. What is to be done? One would venture to suggest mechanized parking and hope that the various Societies come together and make that distant dream a reahq. How about making a building only for parking, say, 500 cars? The point is - only the ideas are many but the implementation takes Iong. Before closing may I make an earnest plea for urgent action since, next to shortage of water, this is the most serious problem and we must tackle it at the earLiest. (IYhik it cannot clairu ruponibilifl for the [tdtement{ and comntents expretrcd in this article, ARACC would like to atsl,tre Mr Udaybhanu Sinh that it is conrious of this agrauating situation. In the propoxd Reuitaliqation Project, the Architect, it dwekping solations to this uexing problen, mechaniqed parking, as the author saguts, being one of then. The caasu and remediet for the parking problem, uill be examined in the fortbcorning issue of this Journal, ince it bas a bearing on the use of garagu in baildings on AltaruountRoad.) ToPoFTHEHILLMAR2006 3 ONE UIAY +- \ 0iltr
Udaybhanu Sinh AAltamount Road has long been considered amongst the most coveted addresses in Mumbai. Sadly, like thej rest of our beleaguered, though beloved ciry it too may have seen the days of its zenith. Over a period of 20 years, the face of the road has changed and it is today, like the ciry, almost unrecognizable. Instead of dwelling on other facets, the one problem which regulady haunts the mind is that of parking vehicles on the road, If you belong to the fraternity which dares not to go out at night on account of that parking slot, well, this article has been writtefl foryou. If you approach our hallowed residences, specially after (r pm, and wish to park your vehicle on the road, be sure of invoking the blessings of the Almighty before you turn from Jaslok or from the I(emps Corner signal. A cacophofly of horns, small to intermediate traffic iams, sometimes a few unpleasant v/ords, will ordinarily await you. And what if you plan to call friends over and the building announces 'outsiders may flot park in the compound'? Simply go for the noparking zone next to the Washington House up to the Lucky Store and hoPe that the party dies down by 7 am otherwise our ovef-zealous tow trucks may haul you over to Tardeo or any other place of thejr choice. It just so happens that most of us residing here have more than ofle ca\ the cardinal problem which unfortunately does not seem to go away. What is harrowing is that over the last four years, several parking areas on the road have progressively become out of bounds. Starting with \Tashington House, where we are informed that we may not Park putely for security reasons. \X/ithout going into the merits or otherwlse, you ask, how about parking opposite and adjoining the 'Palmera' wall and the stretch up to Lucky Store. . ..? After a trip to Pune I came b,ack and discovered that my car along with several others had mysteriously decamped for Tardeo RTO, with no notice or intimation. At least we got the cars back. And then the havoc at Bank of India, where the first three cars closest to the slope would be towed; and then come the numerous reasons being offered by traffic policemen like the good old rule 'l5yardareato remain free before a turn!' Frankly was this sudden change in mood accentuated by the desire to help the good citizens who live on the slope to turn their cars around or to assist latge trucks to manoeurre in to the erstwhile Currimf ee Orphanage? And finally the coup de grace - half of the Bank of Indta areahas seen a no parking zote being created. Now, we love our Bank but would like to ask -where do we park? The other day one of us unwisely parked on the slope and, in the morning, was shocked to see a single'sloper'removing air from his tyres. \il/hat was worse, the culprit called his entire family to admonish the unfortunate person who was only asking; why? In this case, however, the cop arrived in time! Now it is foreseeable that there will be incidents like this which will grow steadily worse and it is already veeting towards a law and order situation. $7hat is to be done? One would venture to suggest mechantzed parking and hope that the various Societies come together and make that distant dream a realtry. How about making a building only for parking, say, 500 cars? The point is - only the ideas are many but the implementation takes long. Before closing may I make an earriest plea for urgent action since, next to shortage of water, this is the most serious problem and we must tackle it at the eadiest. \f/hik it cannot claim responsibiliry for the statements and comntents exprexed in this afticle, ARACC would fike to dsrare Mr Udaybhanu Sinh that it is conuious of this agraaating iltuation. In tlte proposed Reuitaliqation Project, the Architect' i{ deueloping solations to thh uexing problem, rnechaniqed parking, as the awiltor lageslr' beirug one of then. Ths causes and remedies fnr the parking problent, will be examined in the forthcoming isswe of tbis Joarnal, since il has a bearing on the use of garages in baildings on AltamowntRoad.) ToPoFTHEHILLMAR2006 3
Mf. Sheryar Ookeriee invites readers to take A WALK UP ;\LTAN,IONT ROAD Altamont Road, which is how it was originally christened, started from Kemps Corner, so named because the Kemp & Co. was located there in alarge bungalownext to the Towers of Silence Gate. There was no fly-over then, at *ris junction of six roads, but onlyasmall trafiic island aroundwhich the traffic moved smoo*rly. Some smart but ignorant person must have first substituted 'Altamount' for 'Altamont' because it is a road that mounts up the hill; now that spelling seems to be so entrenched that if you were to write the original hltamont' you would probably be looked upon as an ignoramus. It would be interesting if somebody were to research as to who Altamontwas. Altamont Road climbs up Cumballa Hill in the shape of one leg of a swastika. The first stretch is of a camelt hump, the road then turned a sharp left and the gradient became easier but, after the sweeping right turn it again became a stiff climb. The Road reached a dead end at the top with no access ro Carmichael Road. At the base of the Road, there was a triangular plot bordered by Gowalia Thnk (now August Kranti) Road, Peddar Road and a small road called Hermitage Pass, although there was no evidence of a hermitage anywhere. The imposing Yaidya Mansion stood at the corner of Hermitage Pass and Altamont Road where now stands the Bank of Baroda. Altamont Road, now harassed by the cacophony of car horns and the grinding sound of trucks going up, was then a fairly quiet thoroughfare except for its own peculiar sounds - the cries of chickwallas, buyers of old shoes, and (aggressive female) sellers of kitchen utensils; cawing of the crow, whistles of the kites and screeches of the parrots, the tinkling bell of the donkey or the grunts of a buffalo, both delivering milk to various houses. A steam roller (real steam) chugged up the road occasionally as also a fire engine even more occasionally. The road was lined with interesting structures which contained interesting people. At the bottom of the road lived an old Parsi with the sobriquet 'Hundred Eggr' due ro his partialiry to eggs. In Chapsi Terrace, an English Memsahib practiced her scales all morning. Opposite Chapsi Terrace was the Portuguese built bungalow of C.M. Cursetjee, a judge of the Small Causes Court and the grandson of the gentleman whose statue now stands at Byculla, known as the 'KhadaParsi'. A very eccentric family dwelt in that bungalow (always known only by its number : No.31, just like famous houses are in the \fest), who were known ro scare away visitors when playing a wild garye called Chowpat. At the rear of the bungalow wai a raised rocky plot within which the family had, during the war, constructed an air raid shelter. It was used as a shelter only for a few hours after the first of the two dock explosions in 1944; thereafter, it was used by the servants as a safe shelter for brewing liquor! There was the palatial house of the Dadysetts with its huge garden in Grecian style and its black Rolls Royce; a quaint old Itala was also often seen on the road as well as a post box red De Dion. Opposite the Dadysett House stood, till recently, Cama Terrace, from the top storey ofwhich could be seen, at a certain hour, a mysterious light flashing into (what seemed to be) signals to some point far away. Next to Cama Terrace the two Misses Murphy ran their school at which many famous citizens learned their alphabet (not 'alphabets' as we now hear). Further up the Hill stood, and still stands, Rose Lea, the house of another e ccentric family, the Narielwallab. The paterfamilias Ardeshir, was an amateur astrologer, who sent his astrological autobiography in Gujarati to King George V and was thrilled to receive an acknowledgement from the Sovereignt secretary. The garden of Rose Lea was supposed to be haunted byevil spirits. EqUEurE ssE--- Branching off Altamont Road, to the right, was Anstey Road, at one time named Anasty Road by the BMC, but since it was not 'nastier' than other roads in Mumbai, it was renamed after MrT.C. Anstey, who was a barrister and a judge and lived in, I believe, Anstey Lodge. Anstey is described by PB. Vachha, as a 'hot headed, fearless and ferocious Irishman'. He had a problem when both his suits were with the dhobi. He was a regular con tributor to Punch. There is a beautiful house called BOMBARCI (so called because it belongs to what was then the Bombay Baroda 6c Central India Railway). It was built in 1925 andwon a heritage award in 1992. At the very top of the road was a magnificent bungalow called Chateau Petit, with a fine garden opening out on both Altamont Road and Peddar Road. A monster is soon going to take its place. Altamont Road opened out at its upper end on to a vast, open playground where now stands -Washington House and from where one got a fantastic view of the harbour. At the time of the Bombay Dock Explosion, hundreds of people flocked to this spor to see the conflagration which lasted for days. At one end of this open ground stood the house of Salebhai Barodawalla after whom the Road is now officially named, but while he seems to have been forgotten, Altamont is remembered, orishe? (,4ftt, that nostalgic walh with Mr Sheryar Ooherjee, AMCC will haae to decide whether the ruame should. be Ahamont, Abarnount, or SKB Marg?l The credit and / or responsibility for this article belongs solely to Mn Ooherjee) Printed and_ Published by Shirish Shah, on behalf of the Altamount Road Area Citizens Committee, Prabhu Kutir Society Office, 1 5 Altamount Road, Mumbai 400 026; and Printed at Good Impressions, C - 20 Royal Industrial Estate,Wadala Mumbai 4OO 039. Editor: Anand Alerkar. Editorial Board: Gita Simoes, Lalitha Krishna, Sean Mahoney, Sunita lVadekar-Bhargava. REGN. NO. MAHENG/2OO 5l16190 07 .02.0G 6 t FOR PRIVATE CIRCULAIION