HIGH-RISE BUILDINGS NOW PERMITTED ON NARROW ROADS

As per the DCPR 2034, no extra construction benefits were available for buildings proposing redevelopment due to non-permissibility of loading the TDR with access roads having less than 9 mtrs width and such redevelopment proposals were not processed for the want of a solution as to how to deal with roads having narrow access. In this regards, various representations were received from Public Representatives, Developers’ Association, Architects and PEATA as these buildings were in much dilapidated state.

To avoid over-crowding in the city and avoid pencil-thin high-rises, the DCPR 2034 which came into force in September 2018, had capped the building height and the FSI for plots by linking it to the width of the fronting road. Narrower the road, lesser is the vertical limit for development alongside it.

The fate of those who resided along 9 mtrs roads, the DCPR 2034 stipulated that buildings on 9 mtrs roads would be entitled to only 1.33 FSI in the island city as against 1.5 FSI as per DCR 1991 and those living in the suburbs would get I FSI as against 2 FSI earlier. The DCPR 2034 further stipulated that roads more than 9 mtrs in width but less that 12.2 (40 feet) will get 2 FSI in the island city as against the earlier 1.5. In case of the Suburbs there is no Change.

A new policy has now paved way for such developments for narrower plot widths having 9 mtrs width. According to the new policy, constructions of more than 32 mtrs in height (buildings with 10 or more storeys) are now permitted even for the open plots with less than 9 mtrs frontage or access provided, they abut a public road or a street that is at least 9 mtrs wide. The new policy so approved, has also lifted the curbs on additional FSI for such developments.

Accordingly, a full FSI of 2 that is available for cases where the fronting road is 9 mtrs wide, will now also be given for plots that “partly abut public street or road of width 9 mtrs or more even when the width of such abutment or approach is lesser. There are also various cases where portions of two or more plots were combined for an access to a building from a public road. In such cases, the proposals were not being processed for the lack of a policy on how to deal with such pipe accesses.

However, the BMC has clarified that high-rise developments will continue to be barred if the fronting road is less than 9 mtrs wide. For the plots that about 6 mtrs width and the approach segments are at least 3.6 mtrs wide, it has permitted buildings of 15 mtrs i.e. five storeys to 32 mtrs i.e. ten storeys in height. While relaxing the norm, BMC has imposed special conditions for fire safety for such developments. The experts are of the opinion that new policy will encourage redevelopment of smaller plots. It will especially benefit single building developments in the suburbs of Mumbai.

The detailed Circular with certain fire safety requirements is reproduced hereunder: 

MUNICIPAL CORPORATION OF GREATER MUMBAI   

OFFICE OF THE CHIEF ENGINEER

DEVELOPMENT PLAN

No. Ch.Engg./DP/3310/Gen. of 31/7/2020

 
CIRCULAR

Sub. Policy for allowing development of residential plots with smaller width of abutment to public street/road,

There are many cases where plot/s abut public street/road. However, width of abutment to such public street/road is smaller than 9.00 mtrs. There are various cases where width of abutment of two or more plots combinedly provide access to buildings in the plots from public street/road.

Representations were received to consider such cases for allowing development on such plots.

Provisions with respect to requirement of access to any plot are very clear in DCPR'34 and are not dealt herewith. However, where plot/s abuts the public street/road, but width of abutment of plot is less than 9.00 mtrs will be processed as per the policy herewith.

A. For residential building having height less than 15 mtrs, Fire Safety requirements

Whenever plot/s partly abut public street/road of width 6.00 mtrs or more and width of such abutment and/or approach is min. 3.60 mtrs for entire length, as the width of approach of 3.60 mtrs width is not sufficient for fire appliances to reach up to the proposed building, the fire appliances will be parked on the main road/public street and further firefighting operations will be carried out manually and with the help of inbuilt fire safety measures as recommended below:

1. Approach to proposed building from public street/road shall not be less than 3.60 mtrs wide.

2. The clear open space of the proposed building from plot boundary in alignment of approach shall be minimum 3.60 mtrs.

3. The said public street/road of minimum 6.00 mtrs width shall be connected to another road having width of minimum 6.00 mtrs for easy manoeuvrability of fire appliances in case of an emergency. Traffic department's/traffic consultant's certificate to that effect shall be submitted along with proposal.

4. The length of the approach from the main road to the point from where, the plot widens to full width within plot/s, shall not be more than 100 mtrs.

5. Down Corner of internal diameter 10 cms of G.I. "C" class pipe along with booster pump of 450 litres per minute capacity shall be provided in the duct or niches adjoining the staircase with hose reel at each floor & on ground floor. Pressure reducing discs or orifice shall be provided at lower level so as not to exceed pressure of 5.5 kgs/sq. cms. The riser shall be extended up to topmost floor/ terrace level & shall be installed such that it will not reduce the flight width of the staircase.

6. A fire service inlet on the public street/main road side as well as on the external face of the building directly fronting the courtyards shall be provided to connect the mobile pump of the fire service to the rising mains of Down Corner.

7. Minimum two courtyard hydrants shall be provided within the confines of the site of the down corner in accordance with I.S. specification.

8. Smoke detectors shall be installed in Lift Machine room and Electric Meter Room in accordance with I.S. specification.

9. The building shall be provided with manual fire alarm system with main control panel at ground floor level & pill boxes & hooter at each floor level. The same shall be in accordance with 1.S. specification. One fire extinguisher of 06 kgs capacity each with BIS Certification mark shall be provided in electric meter room, lift machine room & on each floor.

10. Over Head Water Storage Tank for firefighting purpose at Terrace Level of minimum 5,000 litres capacity is mandatory.

11. Staircase/s provided shall be having minimum width as per the provision of DCPR 2034.

12. Government approved Licensed Agency registered under The Maharashtra Fire Prevention and Life Safety Measures Act, 2006 for fire safety measures (referred as Licensed Agency) shall be appointed. Schematic drawings pertaining to fire prevention & fire safety measures shall be submitted along with proposal by the Licensed Agency.

13. The self-declaration regarding the maintenance of all the fire-fighting measures provided in the building from the Licensed Agency minimum up to 03 years shall be submitted by the Owner/Occupier of the said building at the time of submission of building completion certificate in online single window system through Auto DCR and same shall be renewed time to time.

14. Certification from Licensed Agency regarding provision of all the fire-fighting measures in the building are from the approved Licensed Agency registered under The Maharashtra Fire Prevention and Life Safety Measures Act, 2006 shall be submitted at the time of submission of building_. completion certificate as per Common Completion Application process as per EODB including joint site visit by concerned departments and issuance of completion will be followed.

15. Certification from Licensed Agency regarding provision of all the fire-fighting measures in the building are from the Licensed Agency registered under The Maharashtra Fire Prevention and Life Safety Measures Act, 2006 shall be submitted at the time of submission of building completion certificate through single window system through Auto DCR.

16. Certification from Licensed Agency regarding the maintenance of all the fire-fighting measures provided in the building initially for period of minimum 3 years, shall be submitted at the time of submission of building completion certificate through single window system through Auto DCR.

17. Undertaking regarding the maintenance & to keep the entire fire service inlet as well as all other firefighting installations/equipment in good working condition all the time shall be submitted by the Owner/Occupier of the building^. as per Section 3 of The Maharashtra Fire Prevention & Life Safety Measures Act-2006 and Form B shall be submitted in the month of January & July to Fire Brigade Department as per the provisions of Sec 3 of Maharashtra Fire Prevention & Life Safety Measures Act

B. Residential building having height 15 mtrs and above upto 32 mtrs

Whenever plot/s partly abut public street/road of width 6.00 mtrs or more and width of such abutment and/or approach is min. 3.60m for entire length, as the width of approach of 3.60 m width is not sufficient for fire appliances to reach to the proposed building the fire appliances will be parked on the main road/public street and further firefighting operations will be carried out manually and with the help of inbuilt fire safety measures as recommended below:

1. Approach to proposed building from public street/road shall not be less than 3.60 mtrs. wide.

2. The clear open space of the proposed building from plot boundary in alignment of approach shall be minimum 3.60 mtrs.

3. The said public street/road of minimum 6.00 mtrs. width shall be connected to another road having width of minimum 6.00 mtrs for easy manoeuvrability of fire appliances in case of an emergency. Traffic department's/traffic consultant's certificate to that effect shall be submitted along with proposal.

4. The length of the approach from the main road to the point from which plot widens to full width within plot/s shall not be more than 100 mtrs.

5. Minimum two lifts will be provided in such buildings, out of which one will be fireman evacuation lift with the requirement as per MGC/A/5801 dated 25.01.2018 and as per illustrative sketches attached. Fireman evacuation lift can be used as passenger lift unless in case of emergency.

6. Alternate supply shall be provided to Fireman Evacuation Lift, fire lift, fire pumps, sprinkler pump & jockey pump.

7. Wet riser-cum-down corner of internal diameter 10 cms of G.I. "C" class pipe along with booster pump (900 1pm capacity) & fire pump (1400 1pm capacity) & sprinkler pump shall be provided in the duct or niches adjoining the staircase with single hydrant outlet and hose reel at each floor & on ground floor. Pressure reducing discs or orifice shall be provided at lower level so as not to exceed pressure of 5.5 kgs/sq. cms. The riser shall be extended up to topmost floor/terrace level & shall be installed such that it will not reduce the flight width of the staircase.

8. A fire service inlet on the public street/main road side as well as on the external face of the building directly fronting the courtyards shall be provided to connect the mobile pump of the fire service to the rising mains of Wet riser cum down corner system as well as sprinkler system.

9. Automatic Sprinkler System shall be provided in the entire building including lift lobby, common corridor, each habitable room in each flat and other prominent areas.

10. Minimum two courtyard hydrants shall be provided within the confines of the site of the wet riser in accordance with I.S. specification.

11. Smoke detectors shall be installed in Lift Machine room and Electric Meter room in accordance with I.S. specification.

12. The building shall be provided with manual fire alarm system with main control panel at ground floor level & pill boxes & hooter at each floor level. The same shall be in accordance with I.S. specification.

13. One fire extinguisher of 06 kgs capacity each with B1S Certification mark shall be provided in electric meter room, lift machine room & on each floor.

14. For firefighting purpose Underground water storage tank of minimum 50,000 litres capacity & Overhead water storage tank of minimum 20,000 litres capacity is mandatory.

15. Staircase/s provided shall be of enclosed type having minimum width as per the provision of DCPR 2034 (Reg. 37-Table No. 16).

16. Fire Resistant Door having 01-hour fire rating shall be provided at staircase, main entrance and kitchen of each flat.

17. Government approved Licensed Agency registered under The Maharashtra Fire Prevention and Life Safety Measures Act, 2006 for fire safety measures (referred as Licensed Agency) shall be appointed. Schematic drawings pertaining to fire prevention & fire safety measures shall be submitted along with proposal by the Licensed Agency.

18. Certification from Licensed Agency regarding provision of all the fire-fighting measures in the building are from the approved Licensed Agency registered under The Maharashtra Fire Prevention and Life Safety Measures Act, 2006 shall be submitted at the time of submission of building completion certificate as per Common Completion Application process as per EODB including joint site visit by concerned departments and issuance of completion will be followed.

19 The self-declaration regarding the maintenance of all the fire-fighting measures provided in the building from the Licensed Agency minimum up to 03 years shall be submitted by the Owner/Occupier of the said building at the time of submission of building completion certificate in online single window system through Auto DCR and same shall be renewed time to time.

20 .Certification from Licensed Agency regarding provision of all the fire-fighting measures in the building are from the Licensed Agency registered under The Maharashtra Fire Prevention and Life Safety Measures Act, 2006 shall be submitted at the time of submission of building completion certificate through single window system through Auto DCR.

21. Certification from Licensed Agency regarding the maintenance of all the fire-fighting measures provided in the building initially for period of minimum 3 years, shall be submitted at the time of submission of building completion certificate through single window system through Auto DCR.

22. Undertaking regarding the maintenance & to keep the entire fire service inlet as well as all other firefighting installations/equipment in good working condition all the time shall be submitted by the Owner/Occupier of the building as per Section 3 of The Maharashtra Fire Prevention & Life Safety Measures Act-2006 and Form B shall be submitted in the month of January & July to Fire Brigade Department as per the provisions of Sec 3 of Maharashtra Fire Prevention & Life Safety Measures Act.

NOTE:

(a) The proposals as mentioned above for the residential buildings up to height of 32 mtrs. with smaller width of abutment to public street/road as well as for any open space concession for the residential building below 32 mtrs. Due to hardship shall be strictly adhered to the fire safety measures at (a) 01 to 18 & (b) 01 to 22 above respectively & the compliance of the same shall he obtained from Licensed Agency as per the provisions of Maharashtra Fire Prevention & Life Safety Measures Act, 2006.

(b) No separate NOC from CFO needs to be obtained even if proposal involves relaxations due to hardships in open space other than open space insisted in the policy.

(c) The process to obtain completion certificate for compliance of fire will be as per EODB.

C. Residential building having height more than 32 mtrs

Whenever plot/s partly abut public street/road of width 9.00m or more and width of such abutment and/or approach is min. 4.50 mtrs for entire length , as per reg. 12(2) read with Reg. 2 (1V) (75) of DCPR'34, all such proposals will be scrutinized by Fire Department with respect to access, staging area etc. & NOC/remarks regarding the same will be offered with justification by Fire Department, wherever required, approval of Hon. M.0. shall be obtained.

NOTES:

The word abutment and/or access to plot/s specified in paragraphs above, shall mean and include any narrow access which is a part/portion of same plot or any narrow access which includes a portion of other plot/plots or common access which is commonly used with any other adjoining plot/plots for common access. The width of abutment/access shall be considered as total width of abutment/access of the same plot as well as adjoining plot which is jointly used as common access by the plot holders.

List of Licensed Agency can be obtained from https://www.mahafireservice.gov.inby accessing Tab List of License Agency.

Where NOC is already issued by CFO before the date of this circular, building permissions shall be processed as per these NOCs.

                                                                                                                                                                                       Sd/-

                                                        (I. S. Chahal)

                                           Municipal Commissioner

                                                                                                                                             Sd/-                                  Sd/-

  Ch. Eng. (P) & DMC (SE)            CFO/W 141C..CDM9

 

 

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