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While many Parsis may loudly proclaim the advantages of living in colonies — security, bonhomie, community celebrations, low monthly outgoings, — few can match Jogeshwari’s Malcolm Baug’s (MB) sylvan greenery and quaint milieu of bungalows interspersed with buildings. The 35-acre Baug, managed by the N. M. Wadia Charities (NMWC), celebrated its centenary last year with a weekend of events (see "Bonding and bonhomie,” pg 23).

  internal road; school for tots; Baug gymkhana; gymnasium; children’s playground 

"Nearly half of the property (was) reserved for construction of charity buildings and the other half for construction of bungalows,” former chairman Burjor Antia, a senior lawyer, told Parsiana. The first two blocks of the Baug were built in the early 1920s and over the next few decades the trust "went on to create a unique community residential enclave with ecological sustainability and an atmosphere that seldom fails to captivate both first-time visitors and long-time residents,” said the trustee. Calling it (among the) earliest gated societies in Bombay city, Antia stated, "Around 300 blessed Parsi families (around 1,000 individuals) have been provided with homes. MB comprises 60+ bungalows "as well as multiple blocks of residential flats, all of which are well ventilated and spaced apart with no overcrowding or cheek by jowl constructions.”

US based journalist Porus Cooper in his article (see "Memories of Malcolm Baug,” Roots, Parsiana, August 7-20, 2023) recalls, "I once counted 48 varieties of flowering plants and fruit trees — just in the garden of my home, Avan Cottage. Red roses, white roses, pink roses. Fragrant jasmine. Brilliant shoe flowers. Sunflowers. Scarlet bougainvillea. Also, chikoo, jackfruit, custard apple, papaya, lime and mango trees, two towering coconut palms, and two limro (neem) trees standing like sentinels at either flank of the front gates.  

"Our garden was not unusual. Many others, as well as common spaces, were just as lush. As the colony’s surroundings became increasingly built-up, Malcolm Baug became more and more the last haven for desperate suburban wildlife — from the ever-present crows to unwelcome snakes to exotic visitors such as herons.”

There are well-lit roads, a large gymkhana, a pavilion and playground. "It is no wonder, then, that the youngsters of MB excel in a variety of sports and go on to win prizes at different competitions,” observed Antia. He listed the Bai Motlibai Wadia Adaran, named after the matriarch whose family bequeathed the MB estate to the community, as a central binding force. Adjoining the fire temple is the Homai and Jimi Kathawalla Memorial Hall. "There is also a large ground for hosting marriages and other celebrations called Malcolm Hall, to ensure that the colony is practically self-sufficient.” Nursery and kindergarten classes have been conducted within the colony since 1975, he added. 

The residents’ welfare association, the Malcolm Baug Zoroastrian Association (MBZA), which turned 95 on March 21, 2024, maintains security within the Baug, looks after the day-to-day maintenance of the fire temple, provides infrastructure for functions held at the Hall, ambulance services for any resident needing hospitalization, recognizes academic excellence and conducts special programs for senior citizens, among other activities. 

The other NMWC board members are chairman Justice Shahrukh Kathawalla (retd),  managing trustee Khushroo Panthaky, Hoshang Sinor and Farokh Subedar. The Association is run by a committee of 14 members: MBZA trustees Minoo Siodia, Neville Lacca and Mehernosh Kasad; two members nominated by NMWC, Dastur (Dr) Firoze Kotwal and Panthaky; president Jal Contractor, treasurer Ruzbeh Prabhoo, plus Farokh Shaher, Aspi Davierwala, Parvez Watcha, Kersi Kalianwalla, Khushroo Kapadia, Sarosh Bala and Zarir Gotla, informed Shaher. 

  

"Deserving and middle class”

"The trustees had acquired the property in 1921-22 with the intent that the net income generated from MB could be applied towards the charitable objects of the Trust,” stated the trustees of NMWC, in response to a questionnaire sent by us to chairman Kathawalla on March 11, 2024. The trustees added, "At MB, there are three categories of residents: firstly, tenanted flats where rents are very low and where the trustees can increase it by four percent as per the prevailing law; secondly, there are flats on leave and license basis, where the trust generally requests for non-interest bearing security deposits and license fees which are generally reviewed every five years; and thirdly, plots given on lease in the last century for a period of 99 years at nominal lease rentals averaging Rs 15 to 20 per month. There are 180 flats in MB. Further, there are 65 bungalow plots admeasuring 800 to 1,000 sq m.”

The trustees stated, "The trust has scrupulously honored its legal contractual obligations towards the lessees even though inflation over the past 99 years has skyrocketed. Over the past few years the financial results of the Baug have indicated a net operating deficit each year, depriving the trust of a net positive operating surplus to be applied towards charitable objects.” The monthly expenditure towards the maintenance and the upkeep of the Baug is much higher than the income derived from the residents, they explained. Considering the large area and multiple old buildings to be managed, the trust’s corpus is not sizable, they stated.

Regarding how often a trust should increase outgoings, the trustees responded, "The increase is made at the legally permitted rate of four percent per annum. The base number itself is a two-digit or a three-digit number. Further, the increase in absolute terms could be a single or a double-digit number, as the base amount of rent is exceptionally low in respect of many flats. Very recently, to minimize the significant net operating deficit, the trust has undertaken an exercise to compute the estimated amount of increase in the license fees on flats which have been recently allotted under the leave and license arrangement (see "A license to live,” Editorial Viewpoint, Parsiana, March 21-April 6, 2023). Such flats are allotted at outgoings which are commensurate with the income levels and the standard of living of the licensees.”

We inquired if there had been any resistance from the occupants. "Yes, from some occupants of the flats when the license fees were increased after 20 years. Both the print and social media had been unfairly solicited against the trust and the trustees.” When asked whether suits were filed, and how many, the response was: "Suits are filed after rounds of discussions amongst the trustees in respect of instances where distant family members and those having other accommodation continue to occupy the accommodation originally allotted to the needy and low-income occupants. Peaceful handing over of leased land to the trust after expiry of the lease of 99 years becomes an issue; illegal occupants fail to hand over the possession of the plot/flat to the trust… The trustees are open to settling the disputes amicably by meeting the occupants and having meaningful interactions to conclude the matter. It is important for occupants of the plots to introspect that they have been paying a paltry sum of Rs 300 or less annually for the wonderful plots occupied by them on which they have built their bungalows and the amount has never been increased over the past 99 years. It is time they appreciate that the trustees of the Baug have a fiduciary responsibility to apply the income generated from the Baug for the objectives of the trust.”

In response to Parsiana’s queries as to whether charity flats in baugs should be auctioned, the trustees stated, "Let us first clarify what auctioning of a flat means. It means that a flat is given on leave and license basis to the applicant/bidder who offers the highest interest free refundable deposit. Of course, the trustees do have the discretion to reject the highest offer or even all the offers received. The entire amount so deposited is returned to the licensee upon vacating the licenced flat…Only those flats which were recently vacated or surrendered have been auctioned. The interest on the deposit amount supplements the income of the trust. Further, such deposit amounts are much lower than the deposits for auctions for flats in other baugs. It has been observed over the years that many Zoroastrian families who could be classified as upper middle class or could afford accommodation elsewhere, prefer to stay in a gated Parsi colony. It is a win-win for the trust and the licensee when flats get auctioned. As and when there is a genuine need for a flat to be allotted to a truly deserving or needy Zoroastrian, the trustees have made exceptions, depending on the facts and circumstances of each case. We do not see anything wrong in adopting this procedure which is followed by most Parsi trusts whilst allotting flats in baugs.”

Whether there is a need for more housing or whether there is surplus, they stated, "This is an issue to be addressed by those trusts set up for such purposes. However, we would like to proactively share that we initiated increase in the license fees in certain buildings after considering the income levels of the licensees and their standard of living. We not only considered the present age and income of the licensee but also factored in the projected income upon retirement and the consequential drop in income.”

How will an aging Parsi population impact the baugs? "We hope that the families will return flats upon the demise of occupants who lived alone or when occupants decide to relocate permanently. At present it is observed that distant family members, who may have accommodation elsewhere, move into the flat when they believe that the occupant may not live for long or is contemplating relocation. This leads to unwarranted litigation and unpleasantness and the trust is precluded from allotting the flat to a more deserving individual/family. 

"We believe that MB will always be in demand because of its good and comfortable accommodation. It is a beautiful Parsi colony to live in and we look forward to the understanding and cooperation of all the residents and occupants to enable us to carry out our fiduciary responsibilities.”

Does growing up in a baug reinforce Parsipanu? we asked. "Living in a baug enables more social interaction amongst youngsters, encourages frequent visits to the adarian, gives children the opportunity to emulate the practices and the traditions of the religion. Thereby, hopefully, with a meeting of the minds residents will live peacefully in a community environment and promote the tenets of the religion, including philanthropy and charity, giving back to the trust which has looked after them over the years. Parsis are known to be generous and caring, and these qualities can only be evoked when people are bound by our culture through community living and exercising care towards all.”

Speaking at the Bombay Parsi Association (BPA) centenary celebrations held at Cama Baug on November 20, 2022, where Kathawalla was the chief guest (see "A century’s contribution,” Parsiana, November 21-December 6, 2022) Kathawalla recalled how he and his two siblings aged five and 10 were trained by Najoo Lovji, the then secretary of the BPA and a resident of MB where "I was born and resided.” On the day of the first competition, Kathawalla’s mother "had a muscular pull in her back because of which it was impossible for her to walk. There was no one to bring us to the distant Charni Road venue,” they sorrowfully informed Lovji. The thoughtful and dedicated teacher then requested her brother to escort the trio to The Byramjee Jeejeebhoy Parsee Charitable Institution building. The teacher did not consider "the participation of a Zarthoshti child in a prayer competition a casual event,” the jurist observed.

"Bright but…”

Parsiana asked Sam Balsara, the chairman of Madison World, who has lived in MB for many years, how he envisions the future for the Baug. "Whilst I would like to say that the future is bright, we must know that in today’s world the only constant is change,” he responded. Congratulating the trustees and residents of MB for maintaining the character of the Baug over the decades, the senior advertising professional said, "I do hope the trustees and residents together find an amicable solution for renewal of lease for the 60 bungalows whose 99-year lease will soon come to an end. Some leases have already expired.” Balsara, who resides in an MB bungalow with his family, stated that to expect the leases to be renewed at market rates is not practical as most bungalow owners are retired and living on interest on their life savings. "We need to recognize that the bungalows have been built by the owners and they have been living there for 99 years. And restrictions like ‘Parsi only’ on resale make the market rate argument weak.” Adding that bungalow owners also need to be prepared for a substantial increase in their current outgoings, Balsara was "sure a practical solution will be found, given the maturity and sagacity of our trustees and the peaceful and beautiful surrounds of our Baug that no resident wants to give up.”

Every evening is always special in MB when many residents come out for a walk, with the pace ranging from a stroll to a run, says Balsara. He distinctly remembers the festive and ceremonial atmosphere that prevailed on the day the holy fire "was brought from a location in South Bombay and permanently installed in our newly constructed fire temple.” 

Cooper recalled: "I was just 15 when its consecrated flame arrived in MB to great excitement… I was among the hundreds of faithful who had proudly escorted the urn bearing the fire, on foot, from Wadiaji Atash Behram to its new home many kilometers away. I had joined one of the three overnight stages of the solemn procession, thus earning my cherished footnote in this history.”

According to the Global Directory of Zoroastrian Fire Temples by Marzban Giara "the consecrated fire was originally located in a building in the Fort area of Bombay. Due to circumstances the building was demolished and the adarian fire was shifted to Seth Hormusji Bomanji Wadia Atash Behram. At the desire of the MBZA and with the permission of the Seth Navroji Maneckji Wadia Charities, this new building was built on a plot of 2,100 sq yards given at nominal rent at MB. The sacred fire was brought from Wadiaji Atash Behram to this Adaran building declared open… on April 29, 1966. This Adaran has been renovated in 1999 at a cost of Rs 12 lakhs donated in memory of late Navaz Jimi Kathawalla by her brother” Shahrukh.

Living in Bangalore then, but spending summer vacations in MB, Balsara told us that the agiary has played a huge role in binding the residents together. A daily fire temple goer on the way to work and every Sunday "when I pray a bit,” Balsara quoted eminent physician Dr Farokh Udwadia: "Prayer has the power to heal the body, because prayer calms the mind and the mind controls the body.” 

Balsara spoke of another rallying point for the residents — the annual event on Republic Day "when residents come together for a community lunch of mutton dhansak prepared by a handful of residents, preceded by a humbandagi and a few games of housie… A wedding or navjote in our Malcolm Hall is always a bonus because it is the one time we don’t have to travel into town.”

Cooper recalls that the MB of his long-ago memories "was a self-sufficient world… It was a little Parsi republic whose citizens did not have to step outside its borders for their daily needs if they did not want to… The pauwallo brought bread. The eedawallo brought eggs. The machhiwalli brought fish…

 "In the years since, even as a visitor to MB, I have looked forward to spending time in this agiary where my parents spent so much of theirs. Sitting in its tranquil environs, with the fire softly crackling in the afarganyu in front of me and a portrait of the inspirational Bai Motlibai Wadia on the wall behind me, I collect my thoughts. I recite prayers that my parents said, bow to portraits of noble souls they bowed to, offer sukhar (sandalwood) as they did, drop donations in the collection boxes as they would, and anoint myself with rakhia (consecrated ash) as I watched them do.  

"I don’t know if these little acts of devotion and tradition of mine (repeated at any agiary I may visit) are connecting me to Ahura Mazda. But I feel they definitely link me to my parents and to countless generations before them of family and community in a bond of identity and history that I do not wish to be the one to break.”