In Part 1 of this series, we discussed how the Unified Development Control and Promotion Regulations (UDCPR) create a standardized baseline for Maharashtra’s real estate landscape. However, a developer’s ability to maximize Alpha—the excess return over a standard project—lies in the specialized and localized layers found in Chapter 10 (City Specific Regulations) and Chapter 14 (Special Schemes).
These chapters transform the “Global” rules into a “Local” surgical instrument. Whether it is navigating the high-density requirements of Nagpur, the height-to-road width ratios in Pune, the unique leasehold nuances of Navi Mumbai, or the cluster redevelopment potential of Thane, these regulations are the definitive levers for feasibility.
Schemes: 10.2.3 | 10.2.10 | 10.3.1 | 10.6 | 10.7 | 10.8 | |10.10.2 | 14.1 | 14.2 | 14.3 | 14.4 | 14.8 | 14.11
Chapter 10 of UDCPR: The Local Value Multipliers
Chapter 10 acknowledges that cities like Pune, Thane, and Nagpur have unique historical, geographical, and infrastructure constraints. For a developer, these are not just restrictions; they are localized opportunities.
1. Pune Municipal Corporation (PMC): Height and Heritage
In Pune, building height is strictly tied to infrastructure. For any building exceeding 36m in height, a minimum road width of 12m is mandatory, while buildings reaching 50m or more require a 15m road.
Feasibility in Pune also requires checking specialized heritage and vista zones. For instance, in areas like Parvati and Chatushrungi, heights are capped at 21m to maintain the city’s aesthetic and historical profile. Furthermore, the Koregaon Park area operates under its own subset of restrictive rules, including a maximum of two storeys and a one-third ground coverage limit for specific plots.
2. Thane Municipal Corporation (TMC): The Redevelopment Powerhouse
Thane is a prime market for redevelopment, and UDCPR 10.2 provides the specific “boosters” needed for these projects.
10.2.10: Redevelopment of Old Dilapidated / Dangerous Buildings
For dilapidated or dangerous buildings over 30 years old, incentive FSI to the extent of 50% of the existing authorised built up area or 15 sq.m. per tenement, whichever is more, shall be allowed.
Unique Thane-specific incentives include:
• 10.2.3 Public Parking Lot (PPL) Incentives:
Constructing a multi-storey PPL near Metro stations can yield incentive FSI over and above the base potential. This is a strategic way to unlock additional built-up area on constrained plots.
The incentive FSI permissible under Regulation 10.2.3 against BUA of the PPL shall be 50% of the BUA of the PPL, such that the total permissible FSI including the incentive FSI under this Regulation does not exceed the limit as per Regulation 6.3
The developer of the PPL shall pay premium, worked out as per the following formula :-
Premium = 60% of [Value of the additional BUA corresponding to the incentive FSI admissible under this Regulation, as per A.S.R. – (Cost of construction of PPL + cost of any extra amenities / facilities provided + cost of construction of BUA corresponding to the incentive F.S.I. admissible under this Regulation)]
For the purpose of calculating premium as above, the cost of construction of PPL including amenities / facilities and the cost of construction of BUA corresponding to the Incentive FSI admissible under this Regulation shall be 75% and 125% respectively of the rate of RCC construction as per ASR.
• Hazardous Chemical Zones:
Developers must factor in a 100m Green Belt around hazardous industries where construction is prohibited, followed by a 150m Low Density Zone where FSI is restricted to 0.5.
3. Nagpur (NMC & NMRDA): Commercial and Corridor Growth
Nagpur is uniquely positioned as a commercial hub. In non-congested areas as per 10.3.1, the basic FSI for purely commercial buildings is a massive 2.50, compared to 2.0 for residential or mixed-use.
Whereas, in congested areas, permissible FSI for commercial use shall be 1.50 for the plots fronting on the road having width less than 9.0 m. and 2.00 for the plots fronting on the road having width 9.0 m. or more.
As per 10.3.4, for Plots admeasuring 1000 sq.m. and above (including amalgamated plots) in Residential Zone, basic FSI shall be 1.25, in congested and non-congested area, irrespective of road width.
The Nagpur Metropolitan Region (NMRDA) also features a 250m Residential Zone along the 60m wide Outer Ring Road, permitted upon payment of a premium. For industrial land owners, the I-to-R conversion premium is set at 15% of the ASR rate for developed land, making industrial-to-residential shifts highly feasible in the city’s expanding periphery.
4. Navi Mumbai (NMMC) and CIDCO Areas
These areas operate under a distinct logic due to their history as planned nodes.
• Basic FSI Logic as oer 10.10.1: Business or mercantile use in Navi Mumbai is granted a basic FSI of 1.50 for plots over 1000 sq.m. fronting 15m roads and 1.00 for plots under 1000 sq.m.
• CIDCO Redevelopment as per 10.10.2: For authorized buildings constructed by CIDCO that are aging or dangerous, the total permissible FSI can go up to 3.00 on plots over 1000 sq.m. with 15m road access and 2.00 on plots over 1000 sq.m with 9m road width.
Rehab Area Entitlement: 0-20% depending on the plots area.
Incentive FSI: 70-100% of admissible rehab area depending on Basic ratio (LR/RC).
Balance FSI: 40-70% is shared with CIDCO depending on Basic ratio (LR/RC)
If building or buildings under redevelopment in the N.M.M.C. area is undertaken by society itself, then upto 20% of the CIDCO‘s share in the form of tenement shall be handed over free of cost to the N.M.M.C. If redevelopment is undertaken by CIDCO directly or jointly by CIDCO along with the Co-operative Housing Society, then there shall be no sharing of the balance FSI.
• Pushpak Node: This specific CIDCO node allows a base FSI of 2.0, which can be extended to 2.5 through TDR or premium.
• 11m Road Rule: A critical feasibility hack in NMMC is that road widths of 11m are treated as 12m for all permissible use and FSI purposes.
5. Ulhasnagar and Mira Bhayander
• Ulhasnagar (UCMC)as per 10.8: The focus is on regularization, where unauthorized developments can be regularized with FSI up to 4.00 plus ancillary FSI. Large clusters must be developed under the Urban Renewal Scheme (URS) with a minimum area of 4000 sq.m..
• Mira Bhayander (MBMC) as per 10.7.1: Permits residential development in Agricultural Zones along 30m and 45m roads to a depth of 30m, provided the owner provides full infrastructure.
6. Vasai Virar (VVMC)
For the low intensity development areas in the Vasai Virar City Municipal Corporation as per 10.6, the basic FSI is 0.30, Additional FSI on payment of premium is 0.20, making total permissible FSI as 0.5. Admissible TDR including that of Road widening FSI if any is not applicable.
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Chapter 14: Special Schemes – The Feasibility Game Changers
Chapter 14 introduces large-scale schemes that override standard zoning, providing massive FSI boosts in exchange for public infrastructure or affordable housing.
1. Affordable Housing Scheme (AHS) – Regulation 14.3
The AHS is permissible in Residential Zones for plots with access to DP roads of at least 18m width.
• FSI Release: The FSI of 3.00 (calculated on 1/4th of the plot) is released in stages: 1.0 at plinth level, and the remainder upon completion of the affordable and free-sale components,.
• Infrastructure Charges: A developer must pay an infrastructure improvement charge of Rs. 2,000 per sq.m. for the built-up area over the normal FSI.
2. Pradhan Mantri Awas Yojana (PMAY) – Regulation 14.4
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 allowing residential use in Industrial Zones if it is for a PMAY project
3. Urban Renewal Scheme (URS) – Regulation 14.8
The URS is the “Cluster Development” tool for aging urban cores. It requires a minimum area of 10,000 sq.m. (non-congested) or 4,000 sq.m. (congested).
• The FSI Advantage: The permissible FSI is the total required for rehabilitation of existing occupants plus an incentive FSI (typically 50% to 100% of the rehab area), subject to a minimum of 4.0.
• Applicability: This is active in corporations like Thane and KDMC, where large clusters of old buildings make individual plot redevelopment unviable.
Planning Flex: Net area is calculated on the gross area without deducting for recreational open spaces, though physical space must still be provided on-site
4. Transit Oriented Development (TOD) – Regulation 14.2
TOD applies to land within 500m of Metro or BRTS stations in Pune, Nagpur, and Pimpri-Chinchwad.
• Max Potential: Developers can achieve an FSI of up to 4.0 based on road width and plot size.
• Tenement Mix: In TOD zones, at least 50% of the total FSI must be utilized for tenements equal to or less than 60 sq.m. carpet area.
• Parking Credit: Parking requirements are reduced by 50% in TOD zones, significantly lowering construction costs for basements.
5. Integrated Township Project (ITP) – Regulation 14.1
For massive peripheral land holdings (minimum 40 Ha), the ITP scheme allows a developer to create a “city within a city”.
• FSI Booster: Basic FSI is 1.0, but an additional 100% FSI is available via premium, effectively doubling the potential of agricultural or “No Development” land.
• Mandatory Amenities: The developer must provide town-level amenities like schools, hospitals, and parks, which can be clustered for better efficiency.
6. Integrated Logistic Park (ILP) – Regulation 14.11
In corridors like KDMC and Navi Mumbai, ILPs are highly profitable.
• Efficiency: A minimum of 5 acres is required.
• FSI Advantage: Developers can get up to 200% additional FSI over the base industrial FSI, provided they pay a premium of 10-15% of the ASR rate.
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LandWise Insight: Selecting the Right Path
The complexity of UDCPR Chapters 10 and 14 means that a single plot can have multiple “legal” FSI potentials depending on which scheme is invoked. For example, in a 5,000 sq.m. plot in Thane, should you use the standard redevelopment rules (10.2) or attempt to group with neighbors for a URS (14.8)?.
Using tools like LandWise, developers can automate these comparative math models. Instead of manual calculations for Nagpur’s tenement density formulas or Thane’s PPL incentive ratios, you can visualize the most profitable outcome in minutes.
Conclusion
UDCPR Chapter 10 and 14 are where the “hidden” value of a land parcel is discovered. Standard feasibility checks that only look at Chapter 6 (Road Widths) or Chapter 7 (Higher FSI) miss the localized surgical advantages provided by these specialized schemes. For developers in Maharashtra’s high-growth corporations, mastering these nuances is the difference between an average project and a landmark feasibility success.
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