In a significant update to Mumbai’s urban development framework, the Government of Maharashtra has proposed a new provision under Regulation 33 of the Development Control and Promotion Regulations (DCPR) 2034. The regulation specifically targets the redevelopment of existing society and tenanted buildings located within the Funnel Zone of Mumbai Airport — an area subject to development restrictions due to its proximity to the airport.
This proposal was outlined in a recent notification (TPB-4319/304/C.R.13/2022/UD-11) dated March 28, 2025, from the Urban Development Department of the Government of Maharashtra. The notification revisits the evolution of the Development Plan (DP) 2034 and DCPR 2034 for Greater Mumbai, reaffirming the Municipal Corporation of Greater Mumbai (MCGM) as the designated Planning Authority under the Maharashtra Regional and Town Planning Act, 1966.
Historical Context and Background
The Draft Development Plan 2034 and DCPR 2034 for Mumbai were originally sanctioned through notification TPB-4317/629/CR-118/2017/DP/UD-11 dated May 8, 2018. These included modifications listed in Schedule A and excluded major amendments in Schedule B. Subsequent corrigenda and an addendum were issued and published in the Government Gazette on June 30, 2018.
The DCPR 2034 officially came into effect on September 1, 2018. Later, on September 21, 2018, the government approved additional planning provisions (EP-1 to EP-168), barring certain EPs and clauses that remained in abeyance.
Proposed New Regulation 33(26): Redevelopment in Airport Funnel Zone
The latest proposed addition under Regulation 33(26) focuses on facilitating the redevelopment of structures located within the airport’s funnel zone — an area that experiences stringent height and construction restrictions. This includes both existing cooperative housing societies and tenanted buildings situated in residential or commercial zones affected by aviation safety and operational concerns.
Key highlights of the proposed regulation:
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Applicability: The regulation applies exclusively to redevelopment projects within the Mumbai Airport Funnel Zone where full Floor Space Index (FSI) consumption is restricted due to planning constraints and height limitations.
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Proposal Submission: Developers/applicants must submit comprehensive proposals justifying hardship, planning limitations, and their inability to utilize the full FSI. This must be supported with technical documentation.
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Municipal Commissioner’s Discretion: The Municipal Commissioner, upon verification and satisfaction with the submitted justification, may allow the redevelopment proposal under this regulation.
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FSI Norms:
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The maximum permissible FSI shall be as per Regulation 30 and Table 12A.
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Fungible FSI will be permitted in line with Regulation 31(3).
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If the height restrictions prevent the consumption of the basic or existing built-up area, the Commissioner may consider leniencies to ensure redevelopment feasibility.
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This proposed regulation aims to provide relief to buildings in airport-restricted zones that have long faced redevelopment hurdles due to strict aviation height regulations. It also seeks to ensure fair treatment in the planning process by accommodating exceptional circumstances, while still aligning with the broader DCPR 2034 framework.
If implemented, this provision could unlock stalled redevelopment projects, enhance infrastructure quality, and improve safety standards for thousands of residents in airport-adjacent localities like Vile Parle, Santacruz, and Sahar.
