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DCPR 2034 ? Deciphering Mumbai?s Future
2018-11-16
Key findings ? DCPR 2034
- Linking of permissible FSI to road width
By linking permissible FSI to road width, the DCPR 2034 would ensure that taller buildings can be constructed only if the road width can support it, thereby reducing congestion.
- Minimum road width of 12 metres for higher FSI for commercial
The DCPR 2034 provides higher FSI for office developments, only if the road width is greater than 12 m or else it is same as residential.
As the number of vehicles moving in and out of a commercial building throughout the day is higher than residential, the incidence of traffic jams outside commercial buildings can be reduced to some extent.
- Increasing FSI through increase in Transfer of Development Rights (TDR) limits and premium FSI
The FSI for island city has been increased in the DCPR 2034. This increase in FSI accrues from increase in FSI on payment of premium and the increase in the quantum of TDR that can be loaded on the plot.
This would ensure that there is demand for TDR generated through ? surrendering land for road widening, slum rehabilitation and surrendering of reserved plots.
Further, the government and the municipal corporation would earn revenues from selling premium FSI.
- Increasing development rights for area surrendered
This would ensure that there would be incentives for the stakeholders to expedite the process of slum rehabilitation and surrendering of reserved plots.
- Adopting Real Estate (Regulation and Development) Act, 2016 (RERA) definition of carpet area
- Slum rehabilitation
The inadequacies of the past policy may get carried forward under the current DCPR 2034, as it continues the same norms.
- Reduction of consent clause for redevelopment of buildings in certain categories
Redevelopment of buildings under these categories is stuck due to other reasons, hence, reducing consent may not completely help addressing the issue.
Key findings ? office
- Increasing FSI for office development
The FSI given under DCPR 2034 for commercial development is higher than residential for road width greater than 12 metres. The additional/higher FSI is aimed at incentivising commercial development over residential development. This additional FSI (incentive) for commercial development has to be purchased from the BMC by paying a premium @50 per cent of Annual Schedule of Rates (ASR).
As per our analysis, the current set of incentives in the form of additional FSI may not sufficiently promote office developments to the extent required.
- Development of Smart Fintech Centres
As per our analysis, while attempting to bring about the growth for Smart Fintech, the DCPR may still face challenges in attaining this objective.
Commenting on the report, Shishir Baijal, Chairman & Managing Director, Knight Frank India, said, ?With the release of DCPR 2034, the last level of uncertainty has ended. The developer community can now progress with confidence. The policy provides clarity and focus for future development of Mumbai. The development plan (DCPR 2034) is a crucial policy which can shape the future of our city, hence, it should be given paramount importance. The current DCPR 2034 has several positives and is a step in the right direction, however, we believe that there will be areas to work on further.
The DCPR 2034 has provided a fillip to the commercial sector in Mumbai by way of incentivised FSI, however, the high cost of the FSI could be a challenge. On the residential front, measures such as opening up of land for promoting affordable housing and unification of carpet area definition will prove to be a boon for home-buyers. All in all, the current DCPR 2034 has something to offer to all stakeholders and we are optimistic that it will have far-reaching implications on Mumbai?s growth over the next two decades.?
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