{"id":108,"date":"2025-09-24T07:49:59","date_gmt":"2025-09-24T07:49:59","guid":{"rendered":"https:\/\/kutirgroup.in\/blog\/?p=108"},"modified":"2025-09-24T07:49:59","modified_gmt":"2025-09-24T07:49:59","slug":"give-details-on-clubbing-of-plots-and-cluster-deve","status":"publish","type":"post","link":"https:\/\/kutirgroup.in\/blog\/2025\/09\/24\/give-details-on-clubbing-of-plots-and-cluster-deve\/","title":{"rendered":"Give Details on Clubbing of Plots and Cluster Deve"},"content":{"rendered":"\n<p>Certainly, I can provide a detailed overview of the provisions related to the clubbing of plots and cluster development under Mumbai&#8217;s Development Control and Promotion Regulations (DCPR) 2034, including aspects of Floor Space Index (FSI), Transfer of Development Rights (TDR), restrictions, amenities, and premiums.<\/p>\n\n\n\n<p>The DCPR 2034, which became effective from September 1, 2018, with some provisions notified later on November 13, 2018, is a comprehensive framework designed to manage Mumbai&#8217;s urban growth and address its housing challenges.[1, 2] It includes specific regulations for combining plots and undertaking large-scale cluster developments to optimize land use and facilitate planned urban renewal.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">1. Clubbing of Plots (Amalgamation)<\/h3>\n\n\n\n<p>&#8220;Clubbing of plots&#8221; is formally referred to as amalgamation in the DCPR 2034. It involves combining multiple plots into a single larger plot for development purposes. This is a crucial mechanism for efficient land utilization in a land-scarce city like Mumbai.[1]<\/p>\n\n\n\n<p><strong>1.1. Circumstances Warranting Amalgamation<\/strong> A layout or amalgamation plan is required in the following situations [1]:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>When a development proposes more than one building on any land, excluding accessory buildings.<\/li>\n\n\n\n<li>When the development or redevelopment of a tract of land involves the amalgamation of plots.<\/li>\n\n\n\n<li>When the land designated for development measures 2000 square meters or more in any zone where development is permissible.<\/li>\n<\/ul>\n\n\n\n<p><strong>1.2. Contents of Amalgamation Plans<\/strong> An amalgamation plan must include detailed information such as the sub-plots formed, means of access, provisions for Layout\/Plot Recreational Ground\/Open Spaces (LOS), spaces for ancillary uses, and all existing and proposed Development Plan (DP) reservations, designations, allocations, and road proposals.[1] The Municipal Commissioner has the authority to adjust boundaries of DP Roads or reserved sites within the same landholding, provided the overall area is not reduced and the adjustments conform to zoning provisions.[1]<\/p>\n\n\n\n<p><strong>1.3. Minimum Plot Areas<\/strong> The DCPR 2034 specifies minimum plot areas for various types of development that may result from amalgamation, ensuring the combined plots are suitable for their intended use. For instance, residential and commercial row development requires a minimum of 25 sq. m, while detached residential\/commercial development requires 125 sq. m (with no dimension less than 9.0 m). For plots in rehabilitation\/resettlement schemes, a minimum of 21 sq. m with a 3.0 m width is required for row development.[1]<\/p>\n\n\n\n<p><strong>1.4. FSI and TDR Implications<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>FSI Imbalance:<\/strong> If a new proposed DP Road or Regular Line (RL) is introduced in an already approved layout, any resulting FSI imbalance in the subdivided plots will be permitted.[1]<\/li>\n\n\n\n<li><strong>Contiguous Land:<\/strong> If contiguous land under single ownership was previously subdivided by an existing public road, the owner can utilize the entire development potential (FSI) of the erstwhile contiguous land on one of the subdivided plots. This is conditional on the other subplot(s) being required by the Municipal Corporation of Greater Mumbai (MCGM) and being handed over to the MCGM free of cost and encumbrances. The owner\/developer will not receive any monetary compensation or TDR for the handed-over plot(s). The subplot(s) where the entire potential is utilized must be at least 50% of the aggregate area of all subplots (excluding the public road) and have a minimum area of 2000 sq. mt.[1]<\/li>\n<\/ul>\n\n\n\n<p><strong>1.5. Restrictions and Amenities<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Inclusive Housing (IH):<\/strong> Generally, the amalgamation of Inclusive Housing (IH) plots or IH tenements is not permitted. However, after layout approval, the area may be further subdivided to earmark separate plots for the IH component and other components, with plot area and Built-Up Area (BUA) separately recorded.[1]<\/li>\n\n\n\n<li><strong>Amenities for Large Plots:<\/strong> For amalgamated plots, if the total area exceeds 20,000 sq. m, amenity provisions as per Regulation 14(A) will apply.[1] For plots 4,000 sq.m to 10,000 sq.m, 5% of the plot area must be handed over to MCGM as Public Open Space (POS). For plots exceeding 10,000 sq.m, 500 sq.m plus 10% of the area in excess of 10,000 sq.m must be handed over as amenity, with 50% of this designated as POS and the balance for other amenities like education or health.[1]<\/li>\n<\/ul>\n\n\n\n<p><strong>1.6. Premiums<\/strong> For ongoing proposals, if amalgamation leads to an increase in open space deficiency, a premium will be charged for such increased deficient area.[1]<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">2. Cluster Development Scheme (CDS)<\/h3>\n\n\n\n<p>Regulation 33(9) of DCPR 2034 specifically introduces the Cluster Development Scheme (CDS), which encourages the integrated redevelopment of old, dilapidated buildings in a cluster or precinct.[3] This scheme aims to achieve urban renewal by providing higher FSI and other incentives.<\/p>\n\n\n\n<p><strong>2.1. FSI and Additional FSI<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Higher FSI:<\/strong> CDS projects are incentivized with higher FSI to make them more attractive for developers.[3]<\/li>\n\n\n\n<li><strong>Fungible Compensatory Area (FCA):<\/strong> For CDS under Regulation 33(9), no premium is charged for the fungible compensatory area admissible for the rehabilitation component as sanctioned by the High Power Committee (HPC). This FCA is specifically for the rehabilitation component and cannot be used for the sale component under the Urban Renewal Scheme (URS).[1]<\/li>\n<\/ul>\n\n\n\n<p><strong>2.2. TDR<\/strong> While the snippets do not explicitly detail TDR generation specific to CDS beyond general FSI incentives, the overall framework of DCPR 2034 allows for TDR generation for various public purposes and amenities.[1] The higher FSI granted in CDS can indirectly reduce the need for external TDR or generate surplus FSI for transfer.<\/p>\n\n\n\n<p><strong>2.3. Restrictions and Amenities<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Natural Amalgamation:<\/strong> Upon approval of a CDS, any land included under the scheme, even if spread across various City Survey (C.S.) Numbers or Final Plot (F.P.) Numbers, is treated as a natural amalgamation for the purpose of the CDS, eliminating the need for a separate amalgamation approval process.[1]<\/li>\n\n\n\n<li><strong>Amenities Handover:<\/strong> The approved CDS layout may be further subdivided to earmark separate plots or sectors for planning purposes, including handing over reservations, amenities, and realigned roads to the MCGM or appropriate authority.[1]<\/li>\n<\/ul>\n\n\n\n<p><strong>2.4. Premiums<\/strong> As mentioned, for the rehabilitation component under CDS (Reg. 33(9)), the Fungible Compensatory Area is granted without charging a premium.[1]<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">3. Slum Rehabilitation Scheme (SRS) and Clubbing<\/h3>\n\n\n\n<p>Regulation 33(10) specifically governs the redevelopment for rehabilitation of slum dwellers. It allows for the clubbing of adjoining schemes to facilitate larger, more viable projects.<\/p>\n\n\n\n<p><strong>3.1. FSI and Additional FSI<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Maximum FSI:<\/strong> The maximum permissible FSI on any slum site is 4.0 or the sum of the rehabilitation Built-Up Area (BUA) plus the incentive BUA, whichever is greater. A minimum tenement density of 650 per net hectare is stipulated, or 500 per net hectare if the FSI is restricted to 3.00.[1]<\/li>\n\n\n\n<li><strong>FSI Exemptions:<\/strong> The total construction area of the rehabilitation component excludes areas covered by Regulation 31(1) exemptions (e.g., staircase rooms, lift machine rooms, parking areas, refuge areas). Additionally, areas for social amenities like Aaganwadi, Health Centres, Community Halls, Skill Development Centres, Libraries, and Society Offices are FSI-exempt when provided as part of the rehabilitation scheme.[1]<\/li>\n\n\n\n<li><strong>Fungible Compensatory Area (FCA):<\/strong> For slum rehabilitation schemes under Regulation 33(10), the FCA admissible on the rehabilitation component is granted <em>without charging any premium<\/em>. This FCA cannot be utilized for the free-sale component.[1]<\/li>\n<\/ul>\n\n\n\n<p><strong>3.2. TDR<\/strong> Developers, co-operative societies, or NGOs undertaking SRS are eligible to receive TDR for the FSI difference between the sanctioned FSI and the FSI that can be utilized in-situ on the project plot.[1] TDR can also be generated for the construction of amenities on reserved land.[1] The quantum of TDR generated varies by location (2.5 times the surrendered land area in Mumbai City, 2.0 times in Suburban\/Extended Suburban areas).[1] An additional incentive TDR of 10% and 5% is granted for proposals submitted within 24 and 36 months, respectively, from the DCPR&#8217;s commencement date.[1] The option for a slum dweller society, NGO, or developer to opt for TDR in lieu of the on-site sale component provides crucial flexibility.[1]<\/p>\n\n\n\n<p><strong>3.3. Restrictions<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Transfer of Tenements:<\/strong> Tenements obtained under SRS cannot be sold, leased, assigned, or transferred (except to legal heirs) for a period of ten years from the date of allotment or possession.[1]<\/li>\n\n\n\n<li><strong>Non-Cooperating Dwellers:<\/strong> The Slum Rehabilitation Authority (SRA) is empowered to take punitive action against eligible slum dwellers who do not cooperate with the scheme, including making provisions for them and initiating action under the Slum Act if they persist in not joining.[1]<\/li>\n\n\n\n<li><strong>No Dual Benefit:<\/strong> Structures affected by road widening or DP roads that are to be rehabilitated under Regulation 33(12)(B) cannot be part of other redevelopment schemes like 33(10) to avoid dual benefits.<\/li>\n<\/ul>\n\n\n\n<p><strong>3.4. Reservations and Amenities<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>DP Reservations:<\/strong> Slums located on lands within Development Plan (DP) reservations are subject to specific provisions, often requiring the developer to construct and hand over amenities (like municipal schools or parking lots) to the Corporation free of cost, with the BUA for these amenities excluded from FSI computation.[1]<\/li>\n\n\n\n<li><strong>Social Amenities:<\/strong> The rehabilitation component must include provisions for amenities such as Aaganwadi, Health Centres, Community Halls\/Gymnasiums, Skill Development Centres, Women Entrepreneurship Centres, Yuva Kendras\/Libraries, and Society Offices. These are provided free of cost and are FSI-exempt.[1]<\/li>\n\n\n\n<li><strong>Corpus Fund:<\/strong> A corpus fund of Rs. 40,000 per tenement\/unit (or as decided by SRA) must be deposited by the developer with the SRA for the long-term maintenance of the newly constructed buildings.[1]<\/li>\n<\/ul>\n\n\n\n<p><strong>3.5. Premiums<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Land Premium:<\/strong> For SRS projects on Government, Semi-Government, and Local Body lands, developers or Co-operative Housing Societies are required to pay a premium equivalent to 25% of the Annual Schedule of Rates (ASR) of the year of the Letter of Intent (LOI) for the rehabilitation component.[1]<\/li>\n\n\n\n<li><strong>Infrastructure Improvement Charges:<\/strong> An Infrastructure Improvement Charge of 2% of the ready reckoner rate per sq. m for BUA over and above the Zonal (basic) FSI is applicable to both the rehabilitation and free-sale components. This amount is specifically earmarked for infrastructure improvement projects within the slum areas.[1]<\/li>\n\n\n\n<li><strong>Unearned Income:<\/strong> Any unearned income applicable due to clubbing or other advantages in slum rehabilitation schemes shall be recovered from the developer in accordance with Sub-Regulation 10 of Regulation 33(10).<\/li>\n<\/ul>\n\n\n\n<p>These provisions collectively aim to facilitate large-scale, integrated development in Mumbai, addressing housing needs and urban infrastructure challenges through a combination of incentives and regulatory requirements.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Certainly, I can provide a detailed overview of the provisions related to the clubbing of.<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[],"class_list":["post-108","post","type-post","status-publish","format-standard","hentry","category-kutir-group"],"jetpack_featured_media_url":"","_links":{"self":[{"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/posts\/108","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/comments?post=108"}],"version-history":[{"count":1,"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/posts\/108\/revisions"}],"predecessor-version":[{"id":109,"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/posts\/108\/revisions\/109"}],"wp:attachment":[{"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/media?parent=108"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/categories?post=108"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kutirgroup.in\/blog\/wp-json\/wp\/v2\/tags?post=108"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}