FSI windfall for state govt’s proposed ‘iconic buildings’ in the city | Mumbai news

MUMBAI: A day after the deputy CM Eknath Shinde announced that Mumbai would have “iconic buildings”, the urban development department (UDD) headed by him has proposed a new chapter in the Development Control and Promotion Regulations 2034. It plans to give additional FSI at 50 per cent of the cost of the land, the premium on which will be shared equally by the BMC and state. The department has given discretion to a committee under the BMC commissioner to give even more FSI.

According to the UDD, this initiative aims to “promote world-class architecture and enhance the beauty of Mumbai”. The government claims that given the historical, financial, tourist and heritage importance of Mumbai, it is necessary to encourage and promote the creation of such iconic buildings or premises. These could be public or private buildings, and not more than five can be built in a year.

An urban planner said that the provision of discretionary FSI given by a committee meant that the latter could dole out unlimited FSI and would facilitate the construction of mega-structures. Speaking on condition of anonymity, he said that this would lead to huge concrete structures. “Mumbai rains are heavy, and such buildings could be difficult to maintain,” he said. “In the long run, they may look ugly if not maintained properly. Also, more FSI means more people, and this could result in heavy crowding.”

The proposal describes iconic buildings as those that stand out due to their unique design, aesthetics, size, theme, urban planning and architectural excellence. It claims that developers and architects currently do not propose aesthetic elevations and architectural features that could help make a building “iconic” because such features are required to be counted in the FSI as per the provisions of prevailing DCPR.

Thus, the proposal to insert Regulation 33 to encourage the construction of “iconic buildings” was issued on Thursday. The notification was issued by UDD deputy secretary Nirmal Chaudhari, and suggestions/objections have been called for before finalising the new provision.

There are eligibility criteria laid down for who can construct an iconic building. The amendment says that the builders should have developed a minimum of 1 million square metres of built-up area in the past or have a minimum turnover of ₹5,000 crore per year in one of the three preceding financial years. The BMC committee can relax these conditions if the proposal is submitted by a renowned architect who has previously executed a world-renowned iconic building right from designing to execution. The conditions do not apply to government/semi-government/BMC proposals.

The developer has to submit details of elevational/ architectural / special features of his project. “If any such feature, which is not to be utilised for habitable purpose, is required to be counted in FSI as per prevailing rules, then the project proponent may request the committee to allow such features free of FSI. The committee will examine the project and recommend it to the government without charging a premium,” says the proposed amendment.

No fully residential building qualifies for the tag of iconic building, and at least 40 per cent of the building must have access for the public through booking/tickets or free, says the proposal. The iconic building or premises or part of them may be made accessible for watching/viewing by the general public/tourists during restricted hours/days. The charges, if any, will be decided by the municipal commissioner.

The government will declare a building as iconic only on January 26 (Republic Day or on May 1 (Maharashtra Day or August 15 (Independence Day). The iconic building has to be decorated or illuminated on special occasions or daily as decided by the municipal commissioner, who will head the committee on iconic buildings. The committee will also have renowned personalities from the fields of architecture and visual art, leading personalities from Indian industry and the director of town planning as members. The chief engineer of the development plan will be a member secretary.

The municipal commissioner can also appoint two expert members, one each from the practical and academic field related to building architecture/urban planning and design. The committee can suggest improvements or changes or modifications in the proposal. The committee can only recommend five proposals in a year.

Expert speak

Manoj Daisaria, past president of the Practising Engineers, Architects and Town Planners Association said, “The concept of iconic buildings in Mumbai is excellent. Mumbai needs this badly. However, many relaxations need to be incorporated so that smaller projects are also incentivised; it should not be restricted to large projects.”

Senior architect Reshma Sathe said, “Buildings/architecture is one of the primary defining factors in establishing the image of the city, hence the creation of iconic buildings, which are not only futuristic but low on carbon footprint, becomes essential, especially for India’s global aspirations as a thought leader.”