SRA stands for Slum Rehabilitation Authority — a statutory planning authority established by the Government of Maharashtra under the Maharashtra Slum Areas (Improvement, Clearance and Redevelopment) Act, 1971 to implement slum rehabilitation schemes across Mumbai and its metropolitan region.
The SRA is specifically responsible for identifying slum areas, approving slum rehabilitation schemes, issuing permissions to developers, and ensuring that slum dwellers receive free replacement housing of minimum quality standards in exchange for vacating slum land that is then redeveloped.
The SRA’s Core Model — How Slum Rehabilitation Works
The SRA operates on an innovative cross-subsidy model that converts slum land into a resource:
Step 1: Declaration of Slum Rehabilitation Area The SRA identifies and declares an area as a Slum Rehabilitation Area under Section 3C(1) of the Maharashtra Slum Areas Act. Once declared, the land is earmarked for rehabilitation.
Step 2: Developer Selection and Consent A developer is selected — typically through slum dwellers’ consent (minimum 51–70% depending on scheme type). The developer registers with SRA and submits a Slum Rehabilitation Scheme (SRS).
Step 3: The Cross-Subsidy Mechanism The innovative part: the developer builds free rehabilitation tenements for slum dwellers (minimum 269 sq ft) and, in exchange, receives incentive FSI — the right to construct additional “sale component” flats for open market sale. The sale component cross-subsidises the free rehabilitation component, making the scheme financially viable without government expenditure.
Step 4: SRA Approval SRA’s engineering, technical, legal, and administrative wings scrutinise the SRS for compliance with DCR (Development Control Regulations), quality standards, and eligibility of slum dwellers. Approval is granted after due process.
Step 5: Construction and Handover The developer constructs rehabilitation buildings under SRA’s supervision. Eligible slum dwellers receive registered ownership of their new tenement. The developer retains the sale component.
Key SRA Legal Provisions and Powers
Transfer of Development Rights (TDR) Developers who build rehabilitation tenements receive TDR — transferable development rights that can be used at another location in the city, providing financial flexibility.
Slum Eligibility — The 1995 Cutoff For Mumbai, eligible slum dwellers are those who can prove continuous residence in the city before January 1, 1995, through documentary evidence. This cutoff determines who receives free housing.
Developer Registration and Accountability All developers implementing SRA schemes must register with SRA. The authority has powers to cancel registrations, terminate Letters of Intent, and appoint alternative developers if projects stall.
Mandatory Consent SRA schemes require mandatory consent of eligible slum dwellers — typically 51% or higher depending on the scheme type under DCR 33(10). This consent must be independently verified.
SRA Litigation — A Major Source of High Court Cases
SRA schemes generate substantial High Court (Bombay) litigation because:
- Disputes over slum dweller eligibility
- Challenges by original landowners
- Developer misconduct allegations
- Quality of construction disputes
- Delays in scheme implementation
- Competing claims by multiple developers
The Bombay High Court regularly issues directions to SRA on scheme implementation timelines, quality standards, and dispute resolution — making SRA one of the most litigated government authorities in Maharashtra.
Frequently Asked Questions (FAQs)
Q: What is the full form of SRA in law?
A: SRA stands for Slum Rehabilitation Authority — Maharashtra’s statutory planning authority responsible for implementing slum rehabilitation schemes in Mumbai and the Mumbai Metropolitan Region.
Q: Who heads the SRA?
A: The Chief Minister of Maharashtra is the Chairperson of SRA. Day-to-day operations are managed by a full-time Chief Executive Officer, typically a senior IAS officer.
Q: What is the free tenement size under SRA schemes?
A: Eligible slum dwellers receive a minimum of 269 square feet of carpet area as free rehabilitation tenement — this has been the standard since the scheme’s inception.
Q: What is the 1995 cutoff for SRA eligibility in Mumbai?
A: Slum dwellers who can prove continuous residence in Mumbai before January 1, 1995, through documentary evidence are eligible for free rehabilitation housing under SRA schemes.
Q: What is incentive FSI in SRA context?
A: Incentive FSI is the additional floor area ratio granted to developers for building rehabilitation tenements — allowing them to construct more than permitted as a cross-subsidy for providing free housing.
Q: Can SRA acquire private land?
A: Yes. Under Section 14 of the Maharashtra Slum Areas Act, SRA can acquire private land for implementing slum rehabilitation schemes when owners are unwilling to develop.
Q: How are developers chosen for SRA schemes?
A: Developers are typically chosen by slum dwellers themselves through consensus or voting. The developer must register with SRA and receive a Letter of Intent (LOI) before commencing work.
Q: What is TDR in the context of SRA?
A: Transfer of Development Rights (TDR) is a mechanism where developers receive tradeable rights to additional floor area as compensation for building rehabilitation housing — these rights can be utilised at other locations in Mumbai.
