Maharashtra Exempts Stilt Parking Height from Building Limits Under the 12.5% Scheme

In a significant policy update aimed at boosting redevelopment efforts in Navi Mumbai, the Maharashtra government has announced that the height of stilt parking will no longer be counted towards the overall permissible building height under the 12.5% scheme. This change is expected to unlock new opportunities for redevelopment on plots distributed under this scheme, which has been in place since 1994.

Background of the 12.5% Scheme

The 12.5% scheme was introduced as compensation for land that was taken under government acquisition for development purposes. Essentially, the government allows Project Affected Persons (PAPs) to receive approximately 12.5% of the land that had been developed and then use it to build their own homes. Unfortunately, redeveloping these small plots has become increasingly difficult over the years, due largely to strict building codes.

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The Issue with Stilt Parking Height

Under Navi Mumbai Municipal Corporation rules, buildings built under the 12.5% scheme were typically restricted to a maximum height of 13 metres, with a Floor Space Index (FSI) of 1.5. However, combining stilt parking with a height restriction has resulted in the height calculation limiting the buildable space to a stilt and three floors. This restricted reality has affected redevelopment projects and limited what homeowners can actually build on the site.

Policy Change to Boost Redevelopment

Eknath Shinde, the Deputy Chief Minister of the State, spoke about this in the Legislative Council, and said that the current criteria for development do not distinguish stilt parking height as permissible height. In addition, to stimulate redevelopment under the 12.5% policy, the State of Maharashtra has decided to introduce a provision in the Unified Development Control and Promotion Regulations (UDCPR) to immediately exclude the height of stilt parking area for the overall permissible building height.

"This will address a large obstacle in the redevelopment of plots under the 12.5% scheme and make it easier to use space better for the PAP's," said Shinde. He said that with this new policy, homeowners and developers can now look to building stilt parking without affecting the height of the building, thus potentially allowing an additional floor of construction.

Expected Impact on Navi Mumbai

The new policy is expected to hasten the long-delayed redevelopment of the plots under the 12.5% scheme in Navi Mumbai. By lifting the height restriction that accompanies stilt parking, there will be greater flexibility for planners to design modern buildings without sacrificing residents' quality of life. This is important in any city, but especially in Navi Mumbai, where land prices are increasing and the urban density is growing and efficient use of land has become more crucial.

Conclusion

The Maharashtra State government’s decision to allow height of stilt parking space to no longer be counted against building calculations under the 12.5% scheme is a huge relief for everyone involved in any type of redevelopment. This new policy change clears a historical bottleneck that contributed to housing shortages as it relates to innovative and adaptable housing solutions. Homeowners and developers can look forward to an easier redevelopment process in Navi Mumbai that will lead to improved living conditions and a more vibrant urban environment. Continue to monitor best practices for how the new [or new] policy initiative will reshape the real estate landscape under the 12.5%.

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