MUMBAI: The Brihanmumbai Municipal Corporation (BMC) is set to lift restrictions on building heights, even in areas with narrow access roads. The Improvements Committee has approved a significant amendment to the Development Control and Promotion Regulations (DCPR 2034), paving the way for skyscrapers in previously cramped zones.
Previously, tall buildings were only allowed on roads at least 9 meters wide to ensure accessibility for emergency services. This limit will now be relaxed. With the new policy, plots on roads narrower than 9 meters can now also qualify for high-rise development.
The amendments suggest varying height limits based on road width. Buildings on 3.6-meter-wide roads could reach 32 meters (approximately 10 stories), those on 4.5-meter roads could rise up to 70 meters (21-23 stories), and structures on 6-meter roads may go as high as 120 meters (31-32 stories). Buildings on roads 9 meters or wider can still exceed 120 meters.
All new projects will require a no-objection certificate (NOC) from the fire brigade, and high-rise developments will additionally need clearance from the high-rise committee. “NOCs will only be issued after all mandatory fire safety regulations are confirmed,” stated a fire brigade official.
The Improvements Committee has given its approval, with the proposal awaiting clearance from the state urban development department before implementation.
This policy shift is anticipated to spark a wave of redevelopment across Mumbai, from the island city to the suburbs, as developers explore land parcels previously deemed unsuitable for construction. Urban planners suggest this could dramatically reshape the city skyline, with new towers emerging in densely packed neighborhoods filled with low-rise buildings.
While the policy stands to unlock considerable real estate potential and hasten redevelopment efforts, concerns remain regarding strain on infrastructure, traffic congestion, and emergency access in crowded locales. “Building height should only increase when there is sufficient access for emergency services during crises,” remarked town planner Pankaj Joshi. “There is also a Supreme Court ruling emphasizing the necessity of adequate access roads.”
Developer Amit Musle noted that the changes would facilitate the redevelopment of old and crumbling structures on narrow lanes. Strict frontage rules had previously stalled the redevelopment of many aged buildings, but this amendment could unleash significant residential potential and quicken urban renewal in crowded suburbs. However, experts warn that increased density may overload local infrastructure and complicate construction logistics, and disputes over shared access roads could arise.
“This policy opens up significant residential potential and can expedite redevelopment,” stated Anuj Puri, chairman of ANAROCK Group. “Conversely, it raises concerns regarding infrastructure stress and legal issues over access.”
Anand Gupta, general secretary of the Builders Association of India, hailed the move as beneficial for redevelopment, particularly in older settlements. “Buildings with narrow access can now be redeveloped, aiding residents in ageing properties,” he commented.
According to civic officials, more than 40,000 buildings in Mumbai are over 30 years old, with many in South Mumbai being 70-80 years old. Redevelopment has been frequently hampered by their locations on narrow streets. Additionally, many vacant plots have remained undeveloped due to inadequate road access.
Residents of a Jogeshwari East housing colony expressed frustration, stating that redevelopment has been stalled for nearly a decade due to roads measuring less than 9 meters. “If the amendment passes, we can finally redevelop our 70- to 80-year-old buildings,” one resident remarked.
