Here’s a detailed blog post about the Floor Space Index (FSI) as per the provided DCPR 2034 document:
Understanding Floor Space Index (FSI) in Mumbai’s DCPR 2034: A Key to Urban Development
The Floor Space Index (FSI), also known as Floor Area Ratio (FAR), is a fundamental concept in urban planning that dictates the permissible built-up area on a plot of land. For a densely populated and rapidly developing city like Mumbai, understanding FSI, especially within the Comprehensive Development Control and Promotion Regulations (DCPR) 2034, is crucial for anyone involved in real estate, urban planning, or simply interested in the city’s growth.

In essence, FSI is a ratio that helps control the intensity of land use and manage urban density1. It directly impacts the potential for construction on any given plot, influencing everything from building heights to the availability of amenities.

What is FSI?
As defined in Regulation 2(IV)(61) of the DCPR 2034, “Floor Space Index (FSI)” means the quotient of the ratio of the combined gross floor area of all floors, excepting areas specifically exempted under these Regulations, to the area of the plot2.

In simpler terms:
FSI=Plot AreaTotal Covered Area on all floors 3

This ratio determines how much floor area can be built on a particular parcel of land.

FSI in DCPR 2034: Zoning and Permissibility
The DCPR 2034 sets out varying FSI norms depending on the zone and road width of a plot. This tiered approach aims to manage density effectively across different parts of Greater Mumbai.
According to Table No. 12 in Regulation 30(A)(1), the Zonal (Basic) FSI differs significantly between the Island City and the Suburbs and Extended Suburbs4.

For the Island City (Residential/Commercial Zones):
● Plots less than 9m road width: 1.33 FSI 5
● Plots with 9m and above but less than 12m road width: 1.33 FSI (Basic), with additional FSI on premium and admissible TDR allowing up to 2.0 FSI 6
● Plots with 27m and above road width: 1.33 FSI (Basic), with additional FSI on premium and admissible TDR allowing up to 3.0 FSI 7

For Suburbs and Extended Suburbs (Residential/Commercial Zones):
● Plots less than 9m road width: 1.0 FSI 8
● Plots with 9m and above but less than 12m road width: 1.0 FSI (Basic), with additional FSI on premium and admissible TDR allowing up to 2.0 FSI 9
● Plots with 27m and above road width: 1.0 FSI (Basic), with additional FSI on premium and admissible TDR allowing up to 2.5 FSI 10
Industrial Zones in both Island City and Suburbs/Extended Suburbs generally have a Zonal FSI of 1.011.

It’s important to note that the permissible FSI (column 7 in Table 12) is a combination of the Zonal (Basic) FSI, additional FSI on payment of premium, and admissible Transferable Development Rights (TDR)12. The ratios for TDR and additional FSI can be changed by the Government over time, while keeping the total cap intact13.

What is Excluded from FSI Calculation?
The DCPR 2034 meticulously lists various areas and structures that are exempted from FSI computation. This is a crucial aspect, as these exemptions allow for necessary building features and amenities without consuming the valuable FSI. Some key exemptions include:
● Areas of structures permitted in Layout Open Spaces (LOS)14.
● Areas covered by features permitted in open spaces such as cantilevered canopies over entrances and staircases, certain chajjas, cornices, weather shades, and sun-breakers (with specific projection limits)15.
● Areas covered by staircase rooms, lift machine rooms above the topmost storey, and staircase/lift wells and passages in stilt, basement, and floors exclusively used for parking16.
● Basements used exclusively for parking and other ancillary uses specified in the regulations17.
● Areas of covered parking spaces within specified limits18.
● Refuge areas (with specific limitations on size and location)19.
● Service floors (not exceeding 1.8m in height, or more with special permission in certain buildings)20.
● Entrance lobbies in stilted portions (up to a certain height)21.
● Open to sky swimming pools at the topmost terrace level or on the topmost podium22.
● Areas for Rain Water Harvesting arrangements and Non-conventional Energy Systems23.

What is Counted in FSI?
Conversely, certain areas are counted in FSI, including:
● Covered parking spaces/garages beyond specific exemptions24.
● Area of fire escape balconies25.
● Part/pocket/covered terraces (with some exceptions for open terraces at the topmost storey)26.
● Areas below open-to-sky swimming pools if the clearance exceeds 1.5m from the floor level27.
● Air conditioning plant rooms/air handling unit rooms (except in basements)28.
● Service floors other than those specified as exempt29.
● Areas of balconies that exceed specified limits or are enclosed30.

Fungible Compensatory Area (FCA)
A significant provision in DCPR 2034 is the concept of Fungible Compensatory Area (FCA), outlined in Regulation 31(3)31. This allows for additional built-up area (not exceeding 35% for residential/industrial/commercial development) over and above the admissible FSI/BUA, typically by charging a premium32.

However, crucial exemptions exist where FCA is granted without charging a premium, particularly in redevelopment schemes such as:
● Regulation 33(7) (reconstruction or redevelopment of cessed buildings in the Island City)33.
● Regulation 33(7)(A) (reconstruction or redevelopment of dilapidated/unsafe tenant-occupied buildings in Suburbs)34.
● Regulation 33(8) (Affordable Housing in Special Development Zones)35.
● Regulation 33(9) and 33(9)(B) (Cluster Development Schemes and BDD chawl redevelopment)36.
● Regulation 33(10) (Redevelopment for Rehabilitation of Slum Dwellers), excluding clause 3.1137.
● Regulation 33(5) (MHADA Housing Schemes), Regulation 33(6) (reconstruction of buildings destroyed by fire/collapsed), and Regulation 33(7)(B) (redevelopment of existing residential housing societies) also allow FCA on existing BUA without premium38.
This premium on FCA, when applicable, is shared between MCGM, the State Government, and MSRDC (for Sea Link)39.

The Role of TDR (Transfer of Development Rights)
FSI works in conjunction with Transfer of Development Rights (TDR), a mechanism that allows for the transfer of development potential from a “generating plot” (e.g., land acquired for public purposes, heritage sites with development restrictions) to a “receiving plot”40. This provides a way to compensate landowners for development rights they cannot utilize on their original plot, further enabling urban development and infrastructure projects.

In Conclusion
The FSI regulations within DCPR 2034 are complex but meticulously designed to balance Mumbai’s developmental needs with sustainable urban growth. By understanding the intricacies of FSI calculation, exemptions, the concept of Fungible Compensatory Area, and its interplay with TDR, stakeholders can better navigate the city’s real estate landscape and contribute to its planned evolution.

The dynamic nature of these regulations, with provisions for amendments and clarifications by the Municipal Commissioner and the Government, highlights the continuous effort to adapt to the city’s evolving demands and challenges.

Disclaimer: This blog post is for informational purposes only and should not be considered legal or professional advice. For specific interpretations or applications of DCPR 2034, it is advisable to consult with a qualified urban planning or real estate professional.