New TDR policy to allow more vertical growth for Mumbai Metropolitan Region

The notification issued on Friday links utilisation of TDR to the width of the roads and plot size, allowing higher vertical development for wider roads and curbing construction of skyscrapers on narrow roads

In a move that will allow higher vertical development in the Mumbai Metropolitan Region (MMR) even as it reduces the burden on civic infrastructure in congested areas, the state’s urban development has now issued a final notification to amend transferable development right (TDR) rules for six cities. However, this notification will not apply to the island city and the suburbs.

TDR is granted by the civic body when a land owner or a developer submits his land to develop a public amenity or to house slum dwellers for free. In return, the developer is granted TDR certificate that gives him development credit or the right to construct elsewhere in the city.

The notification issued on Friday links utilisation of TDR to the width of the roads and plot size, allowing higher vertical development for wider roads and curbing construction of skyscrapers on narrow roads. For instance, a developer constructing on a 4,000 sqm plot abutting a 30m-wide road, can utilise maximum TDR at 1.40. For the same sized plot abutting a narrower road — between 24m and less than 30m — 1.15 TDR can be used. No TDR can be used on plots abutting roads with a width less than 9m.

This notification is applicable to six cities in the MMR, including Thane, Vasai-Virar, Mira Bhayander, Kalyan-Dombivli and Bhiwandi-Nijampur. The state is also expected to issue the final revised TDR rules for Mumbai this month.

The new rules offer greater TDR of up to three times to surrender a plot in the congested area of the city and twice for the plot surrendered in a non-congested part of the city. TDR is an important component to redevelop existing localities and buildings as it can be used to hike the base Floor Space Index (FSI) allowed in a city to facilitate more construction.

The state government had decided to revamp existing TDR rules for the state to bring compensation for those who offer their lands for public purpose on a par with the new Land Acquisition law of 2013. Last year in May, the state issued a notice to amend the TDR rules and has now finalised these norms, revising them following suggestions and objections from stakeholder and citizens.

Separate TDR notifications were issued for MMR and one for 18 other cities in the rest of the state this week.

Developers had been wary of linking of TDR to road width, pointing out that this would stall redevelopment in congested localities. However, officials have pointed out that the revised norms will reduce burden on civic infrastructure and make way for more planned development. They also pointed out that all special cases like slum redevelopment, cluster redevelopment, redevelopment of old buildings, Metro Influence Zone had been kept out of the road width ambit and hence their revamp will not be affected. “In cities like Thane, Kalyan-Dombivli, these norms will help unclutter the city. By offering good compensation by way of higher TDR to land owners, it will be easier to acquire land for public purposes even affordable housing or cluster redevelopment. The flow of TDR in the market will increase and bring prices down. Further, since it cannot be utilised on plots on narrow roads and alleys, the burden on civic infrastructure will come down,’’ said a senior official.