PortLink Development
2024 Spring
SUMMARY
PortLink is a development located in a 73,63-acre neighborhood called Elphinstone Estate in south Mumbai. In an environment where 7.5 million people travel by train,4 million travel by bus, and 3.5 million people walk every day, connectivity and urban mobility have become the main factors for Mumbai´s population. Conversely, public open spaces have been decreasing over time in Mumbai as the population continues to increase. Today, the open space ratio per capita is 17 sf; in contrast, that ratio is 146 sf per capita in New York City. Our project proposal considers mobility and public open spaces as the main drivers of our design. We propose a sustainable design connected to the city that combines internal connectivity with high-quality public spaces, green areas, and walkable routes, providing shadow and quality space in the urban context. Our effort aims to improve people's quality of life for all those who choose to live, work, or visit our development. Our proposal delivers high-quality green public spaces, increasing the open space ratio per capita to 66 sf. Ultimately, we believe that the green areas will benefit Mumbai’s citizens and yield higher land values for the Port Trust and future owners who invest in our project.
Development Team: Leonard Allen-Smith (MRE 7 MBA) | Cristobal Correa Ehlers (MRE) | Aayush Puri (MRE) | Joe Tu (MAUD)
Connectivity and green public spaces. Those are our two main Design guidelines. By connecting the existing with the future train stations, we give people the chance to easily and rapidly transit from one station to another. All through a green space, which at the same time, is filled with public activities, vendors, retail, and open flexible spaces, becoming a vibrant part of the city.
The project also believe that internal connectivity within the project must be walkable and green. We propose pedestrians walk through the buildings, meaning everyone is able to walk through private spaces between buildings. Our masterplan design guidelines include 10-foot setbacks for every building, only on the ground and second floors, so the space in between will be of public use, even if it is private. That is how we create privately owned public spaces (POPS).
Port Link will act as the master developer for the redevelopment of the Mumbai Port Trust site, overseeing the entire project on behalf of the Port Trust Authority. We will also participate as a private developer in the first phase, with the potential for involvement in future phases
To ensure a shared vision for the site's future, a Master Development Agreement will be established with the Port Trust, outlining the overall project goals and the responsibilities of both parties. Our development plan fosters collaboration by allowing multiple developers to contribute their expertise through ground leases with the Port Trust. These leases are typically long-term (e.g., 99 years) with negotiable payment structures. To ensure fair market value, we recommend that the Port Trust reevaluates land value every 3 years to determine market rate rents for new ground leases. As the master developer, Port Link will supervise independent developers and ensure their projects comply with the Port Trust's vision and requirements. Infrastructure development (roads, utilities) will be funded by the ground leases paid by private developers to the Port Trust. For consistency, Port Link will develop the infrastructure for the entire site, entering into an infrastructure development agreement with the Municipal Corporation. Since green areas are a priority, easement agreements will be established with independent developers to guarantee the long-term upkeep of public spaces.
This collaborative governance structure offers several advantages: it ensures a cohesive vision for the entire project, facilitates an efficient development process, allows for contributions from a wider range of developers, and promotes the project's long-term success for all stakeholders. This structure benefits everyone involved, including the Port Trust, the Municipal Corporation, the private developers, and ultimately, the residents who will enjoy this exciting new development.
The phasing strategy should be organized to make the infrastructure's construction costs as efficient as possible. The relocation expenses for existing families on site must be organized as well, and the current families can’t be relocated all at the same time. These two reasons are the main drivers for our growth strategy and phasing organization. We will start with phase 1, which will build the “heart” of the project, being the main “Green spine” that connects both sides of the site by providing green open spaces. That phase will bring life and vibrancy to the project, which will continue to grow in an organized and incremental way.
As part of our proposal, our vision is flexibility in terms of uses. Our 1st phase uses and percentages per use, have been defined by the submarket absorption rates and the highest and best use analysis, so all we build should be sold in a maximum of 4 years, providing us with the highest possible profits. For the remaining part of the site, we are not fixing future uses, but the maximum FAR, so through our bylaws, we make sure that the project will be built as planned. The remaining parcels' maximum area schedule and potential uses, which will change based on the market needs.
The project delivers a diversified portfolio that speaks to a spectrum of market segments. Large units designed with high-end amenities, cater to High Net-Worth Individuals and corporations that value premium living and workspace. Medium units offer functional modernity to accommodate city’s professionals and growing families, while small units are optimized for those seeking practicality, while living in Mumbai's urban core.
A significant focus on office space serves as a foundation for business growth, inviting companies that prioritize innovation and productivity. Retail components are envisioned to create a dynamic commercial hub, attracting a variety of brands and consumer services, whilst also maintaining the ‘city within a city’ feel.
Lastly, the development’s inclusive approach is supported by affordable housing units. The lack of extensive public spaces within Mumbai enhances the project’s appeal, providing areas for leisure and interaction, a notable draw in the densely populated city.
This unique mix ensures a competitive edge in the market, reinforcing the development's status as a multi-use urban hub. It establishes the project as an attractive mini-city with plenty of public space, situated within one of the globe’s most dynamic urban environments.