While the Unified Development Control and Promotion Regulations (UDCPR) serve as the rulebook for most of Maharashtra, the Comprehensive Development Control and Promotion Regulations (CDCPR) 2023 are the definitive guide for any development on land notified for the Maharashtra Industrial Development Corporation (MIDC).
Whether you are planning an Integrated Logistic Park (ILP) in the Thane-Belapur belt or a Smart FinTech Centre in Pune or any redevelopment project in Andheri MIDC or Wagle Industrial Estate, Thane or Turbhe, these regulations determine your maximum built-up area, incentive FSI, project typology, and ultimate return on investment.
Maharashtra Industrial Development Corporation (MIDC) has over 289 industrial areas across Maharashtra, covering more than 53,000 to over 100,000 hectares of land. These areas range from specialized parks to large industrial hubs. Prominent industrial areas include Pimpri-Chinchwad, Kalyan complex, and the large Aurangabad Industrial City (AURIC).
Much like the UDCPR schemes and DCPR 2034 schemes (section 33) we decoded in our previous blogs, the CDCPR offers specialized “surgical” incentives that can significantly increase the land potential of MIDC parcels. This blog breaks down the key CDCPR schemes from a feasibility-first perspective.
Schemes: 5(5) | 6(4) | 6(5) | 6(6) | 6(7) | 6(9) | 6(10) | 12(1) | 12(2) | 12(3) | 12(6) | 12(7)
Add on schemes: 6(8)
Regulations under CDCPR 2023
5(5) : Base CDCPR 2023 (Chapter 5)
The starting point for any MIDC plot is understanding its Basic FSI and its Maximum Building Potential based on infrastructure.
Baseline: Most industrial plots start with a basic FSI of 1.00 [ as per Table 5D].
| Sr No | Road width in meter | Basic FSI | FSI on payment of premium | Maximum building potential on plot |
| 1 | Below 9.0 m | 1.00 | 0.00 | 1.00 |
| 2 | 9.0 m and below 12.0 m | 1.00 | 1.00 | 2.00 |
| 3 | 12.0 m and below 15.0 m | 1.00 | 1.25 | 2.25 |
| 4 | 15.0 m and below 18.0 m | 1.00 | 1.50 | 2.50 |
| 5 | 18.0 m and below 24.0 m | 1.00 | 1.50 | 2.50 |
| 6 | 24.0 m and below 30.0 m | 1.00 | 1.75 | 2.75 |
| 7 | 30.0 m and above | 1.00 | 2.00 | 3.00 |
Max Permissible FSI: Your ability to load additional FSI through premium payments is strictly tied to road width. For instance, a plot on a 12m road can reach an FSI of 2.25, while a 30m road unlocks a potential of 3.00. Premium is charged at rate of 25-50% of land RR rate depending on its use. Ancillary FSI shall be extended upto 60% for residential use and 80% for non-residential/industrial use, after paying a premium of 10% of Land RR rate.
Commercial Use in Industrial Zones: Owners can utilize up to 30% of their permissible FSI for residential or commercial support services, provided they pay a premium of 50% of the ASR rate
LandWise insight:
For building with height more than 50m, recreational floor can be constructed, which wont be computed in FSI.
If you compare UDCPR and CDCPR, it is observed that there is no change in max permissible FSI potential for same road widths, except marginal difference for plot abutting road width below 9m.
Click here to read blog on Regulations under UDCPR 2020
(A) Schemes specific to Residential and Commercial Development under CDCPR 2023
6(4) : Redevelopment Of Old Dilapidated/ Dangerous Buildings
Applicability: Designed to incentivize redevelopment of structurally unsafe or aging buildings (more than 30 years) – Cooperative housing societies or tenanted buildings
Max FSI: upto 3.00 on gross plot area except amenity reservation area (excluding 60% or 80% ancillary FSI)
Details:
- Additional entitlement up to 30-50%, subject to min of 300 sq.ft.(27.87 sq.m) for existing residential tenements
- Incentive FSI to the extent of 30% of existing BUA or 15sqm per tenement, whichever is more
- Improves urban safety and infrastructure
LandWise Insight:
- Incentive FSI not applicable for redevelopment of bungalow.
- Joint redevelopment with multiple owners
Click here to read blog on Regulations under Section 33 of DCPR 2034
6(5): Development Of Housing for EWS/LIG
Applicability: Designed to incentivize construction of affordable housing of size upto 50sqm carpet area for EWS/LIG tenements
Max FSI: upto 3.00 on gross plot area except amenity reservation area (excluding 60% or 80% ancillary FSI)
Details:
- Premium FSI charged at 15% of Land RR rate
- At least 40% tenements shall be of carpet area not more than 30 sq.m
LandWise Insight:
- 10% of basic FSI can be used for commercial purposes
6(10): Development Of Commercial Building
Applicability: In CBD (Central Business District), Residential & Industrial Zone of MIDC areas
Max FSI: upto 5.00 (subject to road width (excluding 80% ancillary FSI)
Details:
- Additional FSI charged at 50% of Land RR rate
- Max 30% of permissible FSI can be used for residential purposes
LandWise Insight:
- Developers can test built-to-sell or built-to-rent models for commercial feasibility and see how rent yield affects IRR through LandWise + FinWise integration.
12(6) Transit Oriented Development (TOD) – Regulation 12.6
Applicability: Mirroring the UDCPR’s TOD scheme, this applies to MIDC land within 500m of Metro or BRTS stations
Max FSI: Total FSI can reach up to 4.00, depending on plot size and road width [as per Table 12E].
Details:
- For any development or redevelopment within TOD zone, size of tenement shall be minimum 25 sqm and maximum 120 sqm of carpet area and out of total proposed tenements, the tenements equivalent to at least 50% of total FSI shall be of a size equal to or less than 60 sqm carpet area.
LandWise Insight:
- Parking requirements are slashed by 50%, significantly reducing the need for expensive basement construction.
12(7): Pradhan Mantri Awas Yojana
PMAY is a powerful tool for developable zones.
Max FSI: The permissible FSI is the maximum building potential of the plot, subject to a cap of 2.5.
Agricultural Zone Use: PMAY can even be implemented in Agricultural or No Development Zones with an FSI of 1.0 and a minimum 9m approach road.
Exemptions: No premium is charged for this FSI
LandWise insight:
- 10% of basic FSI can be used for commercial purposes
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(B) Innovation Multipliers: IT, Biotech, and FinTech (Chapter 6)
MIDC provides massive FSI boosters for specific high-growth sectors. These are high-yield options for developers looking to move beyond traditional warehousing.
6(6): Regulations For Development Of Information Technology Establishment (IT/ITES – Regulation 6.6)
Max FSI: upto 5.00 (as per year 2024 modifications)
Details:
- Registered IT/ITES parks can receive additional FSI up to 200% (min road width of 18m) over the basic permissible FSI at premium of 20% of land RR rate.
- Up to 40% of the total built-up area can be used for support services (commercial/residential)
LandWise Insight:
- No amenity space shall be required to be left for development of IT/ITES buildings.
6(7): Regulation For Development of Biotechnology Parks
Max FSI: upto 2.50 (min road width of 12 m)
Details:
- Min plot area of 80,000 sq.m or 1858 sq.m BUA
- Developer can receive additional FSI up to 100% over and above the permissible basic FSI , upon payment of premium at 10-30% Land RR rate depending on location.
6(9): Smart FinTech Centres (Regulation 6.9)
Max FSI: upto 4.00
Details:
- Minimum 85% of the proposed built-up area must be for FinTech businesses (start-ups, banking, insurance)
- Additional FSI upto 200-300% over and above the basic permissible FSI can be availed by paying premium of 20% of land RR rate.
- FSI Potential: These centers are entitled to the same high FSI incentives as IT parks, making them highly profitable for projects in Pune and Nagpur MIDC areas
LandWise Insight:
No amenity space is required to be left for development of plot/land upto 2.00 Hectare for Smart Fin-Tech Centre
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6(8): Incentive for Green Buildings
Max FSI: 3-7% incentive on basic FSI subject to green rating (GRIHA/ IGBC/ LEED/ the ASSOCHAM GEM)
Details:
- Pre certification awarded from the empanelled agency
- If committed rating is not achieved by final occupancy, a penalty shall be imposed at the rate 2 times of Land RR for the incentive FSI
LandWise Insight:
- Should consider precertification and take advantage of incentive FSI if design would be having green building concepts
(C) Special Schemes: Large-Scale Feasibility (Chapter 12)
Chapter 12 contains the “Big Levers”—schemes that allow for land consolidation and massive development potential.
12(1): Integrated Industrial Area (IIA)
Designed for massive peripheral land holdings (minimum 20–40 Ha depending on location), the IIA allows a developer to create a self-sustained industrial ecosystem
• FSI Bonus: Depending on the township area, developers can gain an additional BUA of 70% to 100% of basic FSI upon payment of a premium (10% of Land RR rate)
• Mixed Use: 60% to 80% of the area must be for industrial use, with the remainder available for residential and commercial support, providing a balanced cash-flow model
LandWise insight:
Private lands in Agriculture/ No Development Zone / Green Zone can be converted to Industrial zone by paying premium of 8-15% of agriculture land rate (ASR)
12(2): Integrated Information Technology Township (IITT)
Details: Min 1,00,000 sq.m of plot area and minimum road width of 18m
Max FSI: 3.00 in Pune, Pimpri-Chinchwad, Greater Mumbai, Thane, Navi Mumbai, Kalyan-Dombivali, Mira-Bhayandar, Ulhasnagar, Nagpur Municipal Corporations and Ambarnath Municipal Council limits, otherwise 2.50
12(3): Integrated Logistic Park (ILP)
Applicability: Min 15m wide rood, min. 20,000 sq ft BUA
Max FSI: 3.00
Details:
- Developers can achieve 200% additional FSI (for plot with access road 18m wide) over the base FSI
- Premium Savings: In “No Industry Districts” or Naxalism-affected areas, this additional FSI comes at zero premium. In premium zones like PMC or TMC, the premium is capped at 15%
LandWise Insight:
In the high-demand corridors of Navi Mumbai, Thane, and KDMC, ILPs are the go-to feasibility model for modern supply chains.
Strategic Comparison Table: CDCPR 2023 Schemes
| Feature | Standard Industrial (Ch. 5) | IT/ITES Park (6.6) | Integrated Logistic Park (12.3) | TOD Scheme (12.6) |
| Max FSI | Up to 3.0 (Road Linked) | Basic + 200% Bonus | Basic + 200% Bonus | Up to 4.0 |
| Min. Area | No minimum | No specific min | 5 Acres (min) | Within 500m of Metro |
| Primary Use | Manufacturing/Fabrication | Software/Data Centers | Logistics/Warehousing | Mixed / High-Density |
| Key Advantage | Foundational and fast | High Support-Area % | Massive FSI for storage | 50% Parking Reduction |
| Premium | Standard | 25% to 50% of ASR | 0% to 15% of ASR | Decided by Govt |
LandWise Insight: Navigating the Complexity
The CDCPR 2023 is technically denser than the UDCPR because it balances industrial safety with high-density commercial incentives. For example:
• Safety Buffers: Chemical industries require a 30m buffer zone from any building or zone boundary, which can drastically reduce the “Net Plot Area” for FSI computation [as per 5.2.1(viii)]
• Construction Amenity TDR: If you construct a public road or amenity and hand it over to MIDC, you generate TDR using the formula: (Cost of Construction / ASR Land Rate) x 1.35 [as per 11.2.5].
Using tools like LandWise, developers can automate these complex math models. Instead of manually calculating the impact and comparing applicable schemes, you can visualize the FSI use and financial outcome in minutes.
Conclusion
MIDC CDCPR 2023 is the key to unlocking “Industrial Alpha” in Maharashtra. Developers who view these regulations as static constraints will miss the localized incentives that make large-scale logistic parks or FinTech centers viable. By mastering Chapters 6 and 12, you turn regulatory compliance into a competitive advantage, ensuring every square meter of MIDC land is utilized for its highest and best use.
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Ready to boost your MIDC feasibility? Use LandWise to compare CDCPR schemes, calculate approval costs, and generate FSI statements instantly.