Mid-Day Special: Maharashtra govt proposes 18m cap for funnel zone projects

The state government has taken a step toward amending the Development Control and Promotion Rules DCPR 2034 by issuing a notification on March 28 inviting public suggestions and objections regarding redevelopment in funnel zones where height restrictions apply The deadline for submitting feedback is April 27 one month from the notice datemidday highlighted this in two articles dated March 31mdashlsquoMumbairsquos skyline set to soarrsquo and lsquoFunnel zone relief or election gimmickrsquomdashboth discussing the governmentrsquos plan to ease height restrictions However housing activists and experts raised concerns over the effectiveness of the moveThe recent notification has drawn criticism from activists who say it offers no real benefit to residents in the funnel zone It caps redevelopment at 18 meters five floors without addressing height restrictions costs or financial supportmdashleaving societies and developers unable to fund viable redevelopment projectsldquoI believe the state government should not impose an 18metre height cap All buildings should be allowed to sell their balance FSITDR in the open market to ensure constitutional equalityrdquo said Advocate Shree Prasad expert director State Housing FederationAdv Shree Prasad expert director State Housing FederationTo ease the hardship faced by residents in Funnel Zone areas the State Government exercising powers under Section 37 1AA of the Maharashtra Regional and Town Planning Act 1966 issued a notice on March 28 inviting suggestions and objections on proposed changes to the DCPR2034 These changes aim to compensate affected residents and enable feasible redevelopment in such areasProposed modificationsgtgt The modifications apply to residential or commercial buildings over 30 years old The age will be calculated as of January 1 of the year a full redevelopment proposal is submitted based on the date of the occupation certificate or the first assessment date in property tax records It also includes buildings where the remainingadmissible FSI was used via vertical extension under previous MCGM regulationsgtgt Redevelopment projects in the Funnel Zone can now utilise the full FSI potential under DCPR2034 If height restrictions prevent full use the unused builtup area will be granted as TDR after the occupation certificate is issuedgtgt Premium for open space deficiency and FSIfree areas like staircases and lift lobbies will be 60 per cent of standard land rate premiumsgtgt These benefits apply only to projects with height limits of 18 meters approx 5 floors or lessNot viableCA Ramesh Prabhu founder chairman of MahaSEWA said ldquoThe issue is that these societies cannot use benefits like additional FSI TDR Fungible FSI Transit Accommodation under Regulation 3311 or incentives for projectaffected persons under Section 3312B of DCPR2034 They also canrsquot opt for commercial buildings using 625 FSI under Regulation 3319 A March 28 state notification amending DCPR2034 includes a catch that restricts these otherwise available benefits to such societiesSociety outside funnel zoneldquoFor example a society located in Andheri outside the funnel zone with a road width of 9 metres is eligible for redevelopment It can use a base FSI of 10 premium FSI of 05 TDR loading of 05 and an additional 35 per cent fungible FSI This adds up to a total FSI of 27 of the plot size So if the societyrsquos plot area is 10000 sq ft it can construct up to 27000 sq ftrdquo Prabhu saidSocieties within funnel zoneldquoA 10000 sq ft plot in the funnel zone with a base FSI of 1 is restricted due to height limitsrdquo said Prabhu ldquoSuch plots canrsquot claim premium FSI or TDR benefits and only get 3537 fungible FSI totaling to 135 This means only 13500 sq ft of construction is allowed With the 18meter height capmdasharound five floorsmdasha twostorey building in Vile Parle can only go up to five floors If they build fewer floors any remaining TDR canrsquot be sold until the new structure gets the Occupation Certificate OC making it tough for societies or developers to fund the projectrdquo Prabhu said Calling the move misleading Prabhu added ldquoThis is just an eyewash to fool people How can redevelopment happen with an 18meter cap and TDR restrictions Most residents are elderly and depend on retirement savings Such redevelopment should be handled by bodies like MHADA or MMRDA to ensure feasibilityrdquoWhat nextldquoOnce the state government receives all objections and suggestions within a month they will be forwarded to the planning authority for review Within the next month the planning authority will submit its response after examining public input Based on this the Urban Development UD department may call for hearings with affected parties and the planning authority After consultation with the Director of Town Planning final modifications will be published in the Gazette making the Development Plan enforceablerdquo explained Advocate ParabWhatrsquos a funnel zoneA funnel zone refers to the airspace around airport runways and approach paths designated to ensure flight safety during takeoff and landing and which often imposes height restrictions on buildings around itFederationrsquos key suggestions for funnel zone redevelopmentgtgt Fasttrack clearances Speed up environmental amp airport nods for projects within 18m height TDR in societyrsquos name to act as bank guarantee till completiongtgt Support for selfredevelopment Offer rate cuts interestfree EMIs allow early TDR use post final payment to ease member burdengtgt Extra relief for lt15m projects Give special concessions to societies forced to limit building height below 15mgtgt Push for cluster redevelopment Offer added incentives for larger planned developments via clusteringgtgt Facilitation cell Set up a help desk in MMRDAMunicipal body to assist with funnel zonespecific technical hurdlesgtgt Green incentives Reward ecofriendly designs with Green Building certifications to promote sustainabilityAs recommended byAdv Parab Maharashtra Housing FederationatOptionskeyd0ddb8ef8f1a62a8cdd22fac27fc5ea7formatiframeheight90width728params