Development Control Regulations
For Redevelopment of
.
Co. Op. Hsg
Hsg.. Societies
In Mumbai.
Conference at
The Institute of Chartered Accountants of India
( Western India Regional Council )
21- 22nd Feb. 2014.
on, 21-
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1. Documentation & Scrutiny
a) Procuring latest Documents and Records of
Land and Buildings.
b) Checking status of Conveyance
Deed & Title of the land.
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c) Scrutiny of Approved Plans & Existing
Status along with Existing Carpet Area
of each flat.
d) Study the Available Schemes for
redevelopment.
eg. 33(7), 34, 33(5), 33(9), 33(10),
33(14 D)
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Technical Terms
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1. Floor Space Index (FSI)
a) FSI means the quotient of the ratio of the total
Permissible Built Up Area to the total plot area.
Floor space index = Permissible Built Up Area
Plot area
OR
Floor space index X Plot area = Permissible Built Up Area.
e.g. 1.00 X 5000 Sq.Ft. = 5000 Sq.Ft.
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2. Transferable Development Rights
a) In certain circumstances the development potential
of a land may be separated from the land itself &
may be made available to the owner of the land
in the form of TDR.
b) TDR potential of plot is equivalent to the balance
plot area after deduction of all reservations before
deducting RG area.
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2. Transferable Development Rights
c) 33% of Total TDR is released by MCGM on paying
premium which is shared by MCGM & State Government
of Maharashtra equally.
d) 20% ( Min.) of total TDR required has to be SLUM
TDR. Whereas, the balance TDR area can be purchased
from other reservations / Slum TDR.
e) However, for the properties in Western & Central
corridor, the balance TDR has to be slum TDR.
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2. Transferable Development Rights
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3. Fungible Area Benefit
a) The commissioner may, by special permission ,
permit fungible compensatory Floor Space Index,
not exceeding 35% for residential development
and 20% for Industrial/ Commercial
development, over and above admissible Floor
space Index.
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3. Fungible Area Benefit
Old Benefits New benefits
Usable Carpet area. Fungible area.
Free of FSI features Additional 35%
10% Balcony , Flower beds, Fungible FSI for
Architectural features, residential.
Meter room etc.
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Premium for Compensatory Floor space Index
Rehab Component Free of Cost
( Built up area of Existing
Society Members)
Sell Component -
@ ___% of prevailing
Ready Reckoner rate
Residential 60%
Commercial 100%
Industrial 80%
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Sr. Building Proposal Wards
no departments
1 Byculla BMC. A, B, C, D, E,
(Island City) Fs, Fn, Gs, Gn,
2 Vikroli BMC. T, S, L&N, M.
(Eastern suburb)
3 Bandra BMC. K, H.
(western suburb -1)
4 Kandivali BMC . P, R.
(western suburb -2)
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Redevelopment
Schemes.
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1. Section 33(7)
Applicable for Island City only.
a) 3.00 FSI on Plot Area or 50 % Incentive on rehab
Built Up Area whichever is more.
b) However, that if the number of plots jointly undertaken
for redevelopment are upto 5, incentive FSI available
is 60 % on rehab BUA.
c) And if six or more plots together, the incentive FSI
available is 70 % on rehab BUA.
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1. Section 33(7).
d) Min. carpet area : 300.00 Sq.Ft. per unit + fungible area.
e) Max. carpet area : 750.00 Sq.Ft. per unit + fungible area.
f) For commercial area as existing area + fungible area.
Plots under CRZ reservation. (no benefits of fungible area)
I) For A category : 2.5 FSI on plot area or 50 % incentive on
rehab BUA whichever is more.
II) For B category : 50 % incentive on existing rehab BUA
III) For C category : There is no benefit of any incentive FSI.
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2. Section 34 .
Applicable for Eastern & western suburbs.
a) One FSI on Net plot area.(After deducting reservations
if any, area under road widening / DP road, Amenity
open space & recreational Ground from Gross plot)
b) 100 % TDR on balance plot area.(After deducting
reservations if any, area under road widening / DP
road & Amenity open space from Gross plot .)
c) Plus additional Fungible area.
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3. Section 33(5)
For buildings in MHADA layouts.
a) 3 FSI on gross plot area Plus additional FSI on
pro-rata basis generated from layout behind every
existing society members.
b) The developer will get area for sell at prescribed %
on rehab built up area + prescribed % on balance
built up area in sharing with MHADA.
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3. Section 33(5)
c) The balance FSI will be shared between developer
& MHADA in ratio as per the regulations.
d) Min Carpet Area for residential units = 300.00
Sq.Ft. per unit + Fungible Area.
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Developer’s
Initial
Incentive
Sharing between
Developer &
MHADA
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4. Scheme 33 (9)
(Cluster Development for Island City as per present
policy.)
a) Applicable for Cessed Building of A category in Island
City & Government, Semi Government & MCGM
owned Buildings constructed prior to 30/09/1969.
b) 4 FSI on plot area.
c) Minimum plot area should be 4000.00 Sq.Mt .
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5. Section 33(10)
Applicable for slum rehabilitation Area development.
a) Slum declaration in government gazette.
b) 3 FSI on plot area.
c) There should be minimum15 units.
d) Min. Carpet area of residential units = 269.00 Sq.Ft.
per unit + Fungible area.
e) Min. Carpet area of commercial units = 225.00 Sq.Ft.
per unit + Fungible area.
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6. Section 33(14)D (Transit camp tenements
scheme) Applicable for slum rehabilitation.
a) 1 FSI on Net plot area(after deducting RG area) + 1.5
free FSI on Gross plot area (without deducting area
under road but after deducting RG area) = 2.5 FSI.
b) The developer will get 1.0 +0.75 FSI = 1.75 FSI for sell.
c) Balance 0.75 FSI to be handed in constructed form to
SRA department for transit camp tenements.
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Proposal Submission.
a) Survey remarks.
b) Auto Pre-DCR scrutiny.
c) Concession Nasti MC approval (for open space
deficiency, free of FSI for lift staircase lobby area etc.)
d) Proposal submission for TDR.
e) IOD. (Intimation of disapproval) (plans are approved
subject to compliance of few conditions.)
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Proposal Submission.
f) C.C. upto Plinth. (Commencement Certificate)
g) Amended plan scrutiny. (If any)
h) Further CC for complete building.
i) Occupation Certificate.
* Note: This Presentation is only for basic education purpose & does not contain all the technical details,
Development control regulations etc. for redevelopment of Co. op. hsg. Societies in Mumbai.
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THANK YOU
Ar. MUKUND GODBOLE
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