Walk down any lane in Girgaon, Kalbadevi, Dongri or Lalbaug and you will see old buildings standing shoulder to shoulder on tiny plots, often 150 to 300 sq m, facing lanes just 4 to 6 metres wide. Each one, on its own, is hard to redevelop well. But together, they can be very attractive. This article explains why small plots struggle and the two main ways around it.
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Why a small plot on a narrow lane is difficult
- Height limits. Road width and fire access limit how tall a building can go. A narrow lane can cap the height.
- Setbacks eat up the land. Required open spaces around the building take a big share of a small plot.
- Little or no parking, which hurts the sale value of new flats.
- High cost per sq ft. Lifts, staircases, fire systems and foundations cost almost as much for a small building as a larger one.
The result: developers either offer less, or don’t respond at all.
Option 1: Combine a few neighbouring plots under 33(7)
For cessed buildings in the Island City, the simplest and most practical step is to join hands with one to four neighbouring buildings. Under DCPR 33(7), the incentive on the rehab area rises when plots are combined:
| Plots combined | Incentive on rehab area |
|---|---|
| One | 50% |
| Two to five | 60% |
| More than five | 70% |
Beyond the extra area, a combined plot gives a better building layout, space for parking and amenities, and a project size that interests stronger developers. Each building’s landlord and tenants still need to agree, so start the conversation early.
Option 2: Cluster redevelopment under 33(9)
Regulation 33(9) of DCPR 2034, the cluster or urban renewal scheme, is meant for redeveloping a whole neighbourhood block at once. Its main features:
- Minimum area: about 4,000 sq m in the Island City (6,000 sq m in the suburbs). This usually means many buildings together.
- FSI: 4.0 on the gross plot area, or the area needed for rehab plus incentive, whichever is higher. The incentive depends on the ratio of land rate to construction cost.
- Eligible buildings: buildings 30 years or older, including cessed, MHADA, municipal and government buildings; slums can form part of the cluster up to a limit.
- Road access: the cluster generally needs access from a wide road, around 18 m.
- Consent: a majority in each building, and a higher overall majority for the whole cluster.
- Approval: cluster schemes go through a High Powered Committee and need an impact assessment study.
The big benefit is planning at a neighbourhood scale: wider internal roads, open spaces, schools and gardens. The big challenge is getting dozens of landlords and hundreds of tenants to agree. Cluster schemes are powerful but slow, and usually led by large developers.
Which option suits you?
- Two to five neighbouring cessed buildings that get along: a combined 33(7) scheme is usually faster and more practical.
- A whole block of old buildings, on or near a main road, with a developer willing to take it on: 33(9) can deliver the most.
- A single small plot where neighbours won’t join: a standalone 33(7) project may still work, but expect a modest offer.
How to approach your neighbours
- Get a feasibility report that compares your plot alone with the combined plot. Numbers persuade better than promises.
- Meet the neighbouring landlord first, then the tenants of both buildings together.
- Agree in writing on how each building’s tenants and landlord will be treated before inviting developers.
Own or live in a building on a small plot? Mungekar Realty helps landlords and tenants across Mumbai study whether combining with neighbours would get everyone a better deal. Call 98207 44734 or visit mungekarrealty.com.
This article is general information about DCPR 2034 Regulations 33(7) and 33(9). Figures and conditions are subject to the current regulation text and government modifications; consult an architect for your plot.