Study on the assessment of FSI for Greater Mumbai

By:
Architect Hafeez Contractor
&
Pankaj Kapoor

Agenda for the Presentation

Fact About Mumbai

Why Mumbai should have higher FSI

What should be Mumbais FSI

Mumbai should be a high-rise city.

Mumbai has maximum built-up area density in the world. It should be high rise city.

Our regulation of FSI limits the floor space that can be produced per unit of land.

So Mumbai is instead a city of medium and low-rise buildings.

Agenda for the Presentation

Fact About Mumbai

Why Mumbai should have higher FSI

What should be Mumbais FSI

Supply reduction caused by low FSI has Resulted into:

Higher Prices per square foot

Lower consumption of floor space (slums)

Excessive spatial expansion of city and longer trips

It also prevents redevelopment of obsolete buildings

Without higher FSI, projects are usually not financially feasible.

As a consequence, few buildings get renovated and the city is saddled with inefficient,
obsolete space

Low FSI hampers the growth of business activities

Recent economic research has shown that high business densities are critical to generating
synergies among firms.

Low FSI harms the citys economic vitality.

Agenda for the Presentation

Fact About Mumbai

Why Mumbai should have higher FSI

What should be Mumbais FSI

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Land-use of Greater Mumbai

Land Use - Greater Mumbai
Category

Region / Sub Region

Island Suburb

Western Suburb

Easter Suburb

190.73

49.86

84.55

56.32

Industry

22.14

6.01

5.1

11.03

Agriculture

25.86

24.28

1.58

Plantation

8.58

7.15

1.43
0.27

Urbanisbale Area (U1 Zone)

Developable Area:
247.31 Sq KM

Non Developable
Area: 220.5 Sq Km

Grater Mumbai

Airport /Harbour

13.09

6.51

6.31

Beach / Gruynes

7.71

4.42

3.29

Dense Forest

28.61

22.64

5.97

Sparce Land

37.25

18.23

19.02

Scrub Land

21.33

8.28

13.05

Rucky Outcrop

4.81

2.3

2.51

Coast Wetland

98.9

43.28

49.96

1.45

7.35

226.86

168.49

Water Body
Total Area

5.66

8.8
467.81

72.46

Out of 468 Sq Km of Area, Mumbai has only 247 Sq Km of Developable land. Out of that 22.14 Sq Km is
industry, 25.86 Sq Km is agriculture and 8.58 Sq Km is in Plantation Zone
Source: MMRDA

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What is the net developable area for Residential Development

Assumption

% of Industry, Agricultural and Plantation Area to convert

into Development

10%

15%

25%

Developable Area

2001

2011

2021

191sqkm

191sqkm

191sqkm

Urbanisable Area (U1 Zone)

Industry

2sqkm

3sqkm

6sqkm

Agriculture

3sqkm

4sqkm

6sqkm

Plantation

1sqkm

1sqkm

2sqkm

Total

196sqkm

199sqkm

205sqkm

Less Area Under Slat Pan

22sqkm

22sqkm

22sqkm

Less Area Under Slum

27sqkm

27sqkm

27sqkm

Less 20% Area under Road & Rail

39sqkm

40sqkm

41sqkm

Less 15% Area under DP Reservation

29sqkm

30sqkm

31sqkm

Balance Developable Area (BDA)

79sqkm

80sqkm

84sqkm

Less Area Under Commercial Development

4.70sqkm

6.50sqkm

7.02sqkm

Net Area Available for Residential Development

74sqkm

74sqkm

77sqkm

Area under CRZ (69 Sq Km) has not been deducted from developable area. It is
also assumed that 15% & 25% of the area under industry, agriculture and plantation
will come in for development by 2015 & 2021 respectively.
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Corroborative Evidence:
Residential Area in Greater Mumbai

Sr.No

Urban Center
1

Greater Mumbai

Total Area of
Development Plan In
Sq km.
468

Development
Area Proposed
In Sqkm
273

Developed
Area
Existing
in Sqkm
227

Area Zoned
For
Residential in
Sqkm
206

Existing
Residential
Area
in Sqkm
75

Source: MMRDA

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What should be Mumbai FSI Approach -1

Distribution of Population
Units Sizes

% of Population

Population 2001

Population 2011

Population 2021

11,914,398

13,407,658

15,213,734

350 Sq FT

30%

3,574,319

4,022,297

4,564,120

600 Sq FT

30%

3,574,319

4,022,297

4,564,120

1,500 Sq FT

30%

3,574,319

4,022,297

4,564,120

2,500 Sq FT

10%

1,191,440

1,340,766

1,521,373

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What should be Mumbai FSI Approach -1.. Contd

Distribution of Households
Households-2001
No of Households

Households-2011

Households-2021

2,431,510

2736257

3104844

350 Sq FT

729,453

820877

931453

600 Sq FT

729,453

820877

931453

1,500 Sq FT

729,453

820877

931453

2,500 Sq FT

243,151

273626

310484

Household size =4.9 as per census 2001

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What should be Mumbai FSI Approach -1.. Contd

Assessment of Built-up Area

Built Up Area

Built-up Area 2001

Built-up Area 2011

Built-up Area 2021

350 Sq FT

255,308,529 Sqft

287,306,957 Sqft

326,008,588 Sqft

600 Sq FT

437,671,763 Sqft

492,526,212 Sqft

558,871,865 Sqft

1,500 Sq FT

1,094,179,408 Sqft

1,231,315,531 Sqft

1,397,179,662 Sqft

2,500 Sq FT

607,877,449 Sqft

684,064,184 Sqft

776,210,923 Sqft

2,395,037,149 Sqft

2,695,212,884 Sqft

3,058,271,038 Sqft

223 Sqkm

250 Sqkm

284 Sqkm

Total Built Up Area (Sqft)

Total Built Up Area (Sqkm)

The built-up area as on 2001 was 223 Sqkm.

The required area by 2021 will be 284 Sqkm.

That means, we will need 62 Sqkm more to accommodate arising housing needs by
2021 .

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What should be the Min FSI of Greater Mumbai

Built Up Area
Total Built Up Area (Sqkm)
Net Area for Residential Development
Min FSI Requirement for Greater Mumbai

Built- up Area 2001

Built- up Area 2011

Built- up Area 2021

223 Sqkm

250 Sqkm

284 Sqkm

74 Sqkm

74 Sqkm

77 Sqkm

3.01

3.38

3.68

As against 74 Sqkm the net residential area for development, the total built-up area of
Greater Mumbai (2001) is approximately 223 Sq Km. To accommodate it, Mumbai
should have had a min FSI of 3.01.
To accommodate the growth in Housing Demand by 2021, Mumbai should have a FSI
of 3.68.

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What should be Mumbai FSI Approach -2

Assessment of Housing Need by 2021
A

Mumbai Population as per Census 2001

Slum Population 55%

Projected Population of Mumbai 2021

Incremental Population 2001-2021

House hold size as per census 2001

Housing need (B+D)/E

Minimum Size of Flat Required (Sq Mtrs)

Total Built-up needed to accommodate Housing Need (Sq Mtrs)

Total Built- up needed to accommodate Housing Need (Sq Kms)

11,914,398
6,552,919
15,213,734
3,299,336
4.9
2,010,664
60
120,639,857

We need more than 20 million houses and 121 sqkm of built-up area to accommodate
housing demand by 2021

This assessment includes, rehabilitation of slum population and assumes that 50% of
the industry land will be used for housing plus the land covered under slums will also
come in for housing development

We have also assumed that the land under plantation and agriculture will be left open
and green in this approach.

121

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Mumbai FSI Assessment Approach 2..contd

S. No

Available Area for the development & FSI need

Area in Sq Km

Assume out of 22 Sq Km of Industry Area, 50% of the area comes in for

development

11.1

Area under Slums

27.0

Total Area that will be available

38.1

Less Area to be left for Roads (20%)

7.6

Less Area under D P Reservation (15%)

5.7

Less Area under Commercial Development -2021

7.0

Net Area left for development (C-D-E-F)

Total Built-up needed to accommodate Housing Need (Sq Kms)

Min FSI Needed to Accommodate Housing Need by 2021 (H/G)

17.7
120.6
6.8

This assessment derives that Mumbai should have a FSI of 6.8 to accommodate slums and
housing demand by 2021.
Expected growth of commercial office supply in greater Mumbai from 2007-2021 is 2.23 Sq Km.
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Thank you

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