Mumbai DCPR-2034

A Comprehensive Guide for Architects & Draftsmen

Navigating the Development Control and Promotion Regulations for Greater Mumbai (Effective 13.11.2018, Updated up to 07.12.2018). This guide highlights key provisions impacting design, planning, and execution.

Core Goals & Vision of DCPR-2034

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Maintain Economic Primacy

Why: Accommodate future employment, offer competitive office rentals.

How: Increase FSI, redevelop mill lands, convert industrial plots, special FSI for IT/FinTech.

🏘️

Slum-Free Mumbai & Housing for All

Why: Address housing shortage, especially for EWS/LIG.

How: Inclusionary Housing, Affordable Housing on SDZ, Reserved AH plots.

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Enhanced Environment & Quality of Life

Why: Tackle deficit of public open spaces & amenities.

How: Accommodation-Reservation, Compensatory TDR, Mandatory contribution from large plots.

FSI & Development Potential (Reg. 30, 31, 32)

FSI Computation Basis

FSI is computed on gross plot area excluding road widening/DP road/regular line for base FSI. However, areas for RG, amenity open space (Reg. 14A), and reservation (Reg. 17) are included for loading Premium FSI & TDR.

New FSI Regime

Components: Zonal Basic FSI + Additional FSI on payment of Premium + Transferable Development Rights (TDR).
Premium for Additional FSI (Reg. 30 Note 6): 50% of ASR (for FSI 1). Shared 25% each: State Govt., MCGM, MSRDC, Dharavi Authority. (Note: Recent notifications may have temporarily reduced these rates).

Fungible Compensatory Area (Reg. 31(3))

Permitted up to 35% for residential/industrial/commercial over admissible FSI.
Premium: 50% ASR for Residential, 60% for Industrial/Commercial. Shared: 50% MCGM, 30% State Govt, 20% MSRDC. (Note: Recent notifications may have temporarily reduced these rates).
No Premium: For rehab components in various schemes (Reg. 33(7), 33(10), etc.), existing BUA in Reg. 33(5), 33(6), 33(7B), and Reg. 33(15). 50% rebate for Reg. 33(2) (excl. private medical). No premium for Reg. 33(3) (MCGM/State Govt.).

Max Permissible FSI (Linked to Road Width - Reg. 30, Table 12)

Island City: Up to 3.0 (Roads ≥27m)

Suburbs & Extended Suburbs: Up to 2.5 (Roads ≥27m)

Note: For roads <9m in Suburbs, total FSI is 1.0.

Transferable Development Rights (TDR - Reg. 32)

Generation: 2.5x area (Island City), 2.0x area (Suburbs) for surrendered reserved land/DP roads. Bonus for early surrender. 50% TDR for CRZ/BDP/HTHS areas.
Construction Amenity TDR: (Construction Cost ASR / Land Rate ASR) * 1.5 * BUA of amenity.
Utilization: X = (Rg/Rr) * Y.
Slum TDR: Min 20%, Max 50% of TDR component must be Slum TDR.

Redevelopment Schemes (Reg. 33, 14B, 35)

Consent Clause

Cessed Buildings/MHADA (Reg. 33(7)(2)1.(a), Reg. 33(5)7)a)): 51% of occupiers.
Private Co-op. Societies (Reg. 33(6)2.): 70% of members.

Cessed Buildings - Island City (Reg. 33(7))

FSI: 3.00 or Rehab FSI + 50% Incentive FSI (up to 70% for 6+ plots or high density).
Min. Rehab Carpet Area: 27.88 sqm (300 sqft), Max up to 120 sqm (cost for excess by tenant).
MHADA Share: Surplus BUA as per MHAD Act, 1976.

Dilapidated/Unsafe Non-Cessed Buildings (Reg. 33(7A))

FSI: Rehab FSI + 50% Incentive FSI (up to 70% for 6+ plots).
Min. Rehab Carpet Area: 27.88 sqm (300 sqft), Max up to 120 sqm (cost for excess by tenant).

Existing Co-op. Housing Societies (Reg. 33(7B))

(Excl. 33(7) & 33(7A), building age ≥30 years)

Incentive BUA: 15% of existing BUA or 10 sqm/tenement (whichever is more), without premium.
Balance FSI up to permissible limit via Premium FSI/TDR.

Slum Rehabilitation Schemes (SRS) (Reg. 33(10))

Min. Rehab Carpet Area: 27.88 sqm (300 sqft).
Max Permissible FSI: 4.0 or (Rehab FSI + Incentive FSI), whichever is more. In-situ FSI up to 3.0 (road 9m to <13m) or 4.0 (road ≥13m).
Incentive FSI: 0.8 to 1.35 times rehab BUA (based on scheme size & LR/RC ratio).
Min. Density: 650 tenements/Ha (relaxable to 500/Ha). Balance tenements to SRA.

Dharavi Notified Area (DNA) (Reg. 33(10A))

Overall FSI 4.00.
Rehab Carpet Area: 27.88 sqm (300 sqft) free. For existing >27.88 sqm, rehab is 37.16 sqm (400 sqft) with cost for additional 9.29 sqm.

MHADA Colonies (Reg. 33(5))

New Schemes (EWS/LIG/MIG): FSI 3.0 (up to 4.0 for plots >4000 sqm on roads ≥18m). Min 60% BUA for EWS/LIG/MIG.
Redevelopment: FSI 3.0 (up to 4.0 similarly).
Rehab Entitlement: Basic (Existing Carpet Area + 35%, min 35 sqm) + Additional (15%-45% of existing, based on plot size).
Incentive FSI: 40%-70% of rehab area, based on LR/RC ratio.
MHADA Share: Remaining FSI shared (MHADA gets 55%-70%).

Industrial to Residential/Commercial Conversion (Reg. 14B)

Premium: 20% of ASR (50% to Govt). NOC from Labour Commissioner.
Amenity Handover: Sliding scale based on plot size (e.g., <2000 sqm: 10% open land or 5% BUA; ≥2000 sqm - 2Ha: 10% land as POS).
20% of residential BUA for tenements ≤50 sqm. Min 20% of residential BUA for commercial use.

Cotton Textile Mills (Reg. 35)

(Several clauses kept in abeyance)

Sharing (Sick/Closed Mills - Historical): 33% POS, 33% MHADA, 34% Owner.
Chawl Rehab: 405 sq ft (37.63 sqm) carpet area. FSI 4.0 on notional plot. Surplus FSI shared.

Amenities & Open Spaces

Mandatory Contribution for Amenities (Reg. 14A)

(For plots ≥4000 sqm in Resi/Comm zones, excl. road setback/DP road)

Plots 4000-10,000 sqm: Handover 5% of plot area as POS.
Plots >10,000 sqm: Handover 500 sqm + 10% of (plot area - 10,000 sqm). (50% for POS, 50% for built amenities).
FSI of handed-over plot allowed on remaining plot.
Transitional Policy options apply if unable to provide.

Accommodation Reservation (AR) (Reg. 17 & Table 5)

Plots ≥1000sqm: Owner develops X% BUA + hands over Y% land to MCGM. Develops (100-Y)% land.
Plots <1000sqm: As above, or construct X% BUA (no separate plot) with premium for not handing Y% land.
Refer Table 5 for X & Y values (e.g., School: X=50, Y=50; PG: Y=70).
Developer gets BUA/TDR for construction cost: 1.5 * (Construction Rate / Land Rate) * BUA of amenity. (50% for PPL).

Layout Open Space (LOS) / RG (Reg. 27)

Residential/Commercial: 15% (1001-2500sqm), 20% (2501-10000sqm), 25% (>10000sqm).
Industrial (≥1000sqm): 15%.
Min. 60% of LOS on ground; min. 50% of this on mother earth. Balance 40% on podium.
Structures in LOS: Utilities (LOS >400sqm, up to 10% area). Pavilions, clubs (LOS ≥1000sqm, up to 15% BUA of LOS).

Key Design & Planning Norms

Important Definitions (Reg. 2(IV))

FSI (61): Gross floor area / Plot area.
BUA (19): Covered area on all floors, incl. cantilevers, excl. FSI exemptions.
Carpet Area (22): As per RERA 2016.
Habitable Room (71): For human habitation; excludes bath, WC, pantry, corridor etc.
High-Rise Building (75): Height > 32m.
Special Building (17)(n): Assembly >1000sqm BUA, Industrial, Hazardous, Wholesale, Edu/Inst/Hotel >15m or >1000sqm BUA.

Min. Road Width for Building Access (Reg. 19(2))

High Rise (>32m-70m): 9m. (>70m-120m): 12m. (>120m): 18m.
Special/Assembly (>32m): 18m.
Relaxations for specific rehab schemes.

Parking Standards (Reg. 44)

Residential: Varies by carpet area (e.g., 1 per 4 ten. ≤45sqm). +25% visitor. Relaxed for rehab.
Commercial (Offices): 1 per 37.5sqm up to 1500sqm, then 1 per 75sqm.
Retail/Malls: 1 per 40sqm up to 800sqm, then 1 per 80sqm.
Size: Car 2.5x5.5m. Scooter 3sqm.

Marginal Open Spaces (Reg. 41)

Side & Rear (Plot >1000sqm & W/D >20m): Varies with height (e.g., Ht ≤32m: H/4, min 3.6m Resi, 4.5m Comm).
Front Setback: 3m to 6m based on road width & location.

Heights of Habitable Rooms (Reg. 37(2))

Min Height (Flat Roof): Habitable 2.75m. Bath/WC 2.2m. Assembly/Hotel/Edu/Ind: 3.6m.
Max Height: Generally 4.2m (excess FSI charged if >4.2m, with exceptions).

Basements (Reg. 37(7))

Permitted Uses (Free of FSI for utilities): Storage, parking, AC plant, ETP, STP etc.
Uses Counted in FSI (1st Basement): Shops, offices, commercial (no flame kitchen).
Height: Min 2.4m, Max 3.9m (below soffit). Ceiling 0.6-1.2m above ground.

Podiums (Reg. 37(31))

Permitted on plots ≥1000 sqm. Max height 32m.
Uses: Parking, DG set, services, society office, fitness centre, pool (topmost).
LOS can be on podium. Can extend in front open space (clear 3m from boundary).

Safety & Sustainability Mandates

Fire Protection (Reg. 47, 48 & App. I)

Fire Tender Access: Varies (6m to 9m clear on one/two sides) based on building height and type (rehab/other).
Exits & Staircases: Min. 2 enclosed for high-rise. Widths as per Table 16 (e.g., Resi 1.5m-2m).
Refuge Area: 1st at 24m or 1st habitable floor, then every 7th floor. Area 4% of habitable floor.
Fire Lift: For bldgs >24m (or as per App I). Speed to reach top in 1 min.

Environmental Sustainability

Rain Water Harvesting (Reg. 62): Mandatory for plots ≥500 sqm.
Solar Water Heating (Reg. 63): Mandatory for Hospitals, Hotels, Hostels etc.
Grey Water Recycling (Reg. 64) & STP (Reg. 65): For projects under MoEF EIA.
Solid Waste Segregation & Treatment (Reg. 66): Separate bins. In-situ wet waste treatment. Bio-degradable plant for construction ≥20,000 sqm.
Tree Plantation (Reg. 67): Preserve existing. Plant 2x if felled. Min 1 tree/80sqm plot or 5 trees/100sqm RG.

Submission & Approvals

Key Submission Documents & Process (Reg. 10, 11)

Initial Submission: Notice of Intention, Plans (Key, Site, Layout, Building), Ownership docs, Specs, Supervision certs, NOCs.
During Construction: Notice to Start, Plinth Check, Completion Certs (Drainage, Building), Occupancy Cert.

Fast Track Approvals (Risk-Based - Reg. 60A)

Low Risk (Plot ≤150sqm, G+1/P+1): Self-certified CC by Architect/LS/Engr. Authority countersigns. No site inspection by authority.
Moderate Risk (Plot 151-200sqm, G+1/P+2): Self-certified CC. Plinth checking by authority.
Completion/OC by Architect/LS/Engr, countersigned by authority.

Special Provisions

IT/ITES, FinTech, Biotech (Reg. 33(13), 33(13A), 33(17))

IT/ITES: Addl. FSI up to 5.0 (road width linked). Premium 50% ASR. Max 20% for support services.
Smart FinTech: Addl. FSI up to 200% over basic (max total FSI 3.0 or 4.0). Premium 40% ASR. Min 18m road.
Biotech (by Public Bodies): Addl. FSI up to 5.0 (road width linked). Premium 50% ASR.

Public Parking Lots (PPL) (Reg. 33(18))

On private plots ≥1000sqm, road ≥18m. Min 50 spaces.
Incentive FSI: 50% of BUA of PPL handed to MCGM. Total FSI cap 3.0-4.0. Premium payable.

Heritage Conservation (Reg. 52)

Grading (I, IIA, IIB, III, Precincts). Restrictions based on grade, MHCC consultation.
TDR for loss of development rights.

Differently Abled Persons Provisions (Reg. 39)

Accessibility standards for public bldgs >2000sqm BUA (ramps, toilets, lifts, parking).
Access path mandatory for smaller public/residential buildings.

MUMBAI-DCPR