Most chapters in UDCPR contain rules. Regulations 10.14, 10.14A and 10.16 mostly contain instructions about which rules apply, and the interesting part is a single provision that one of them declines to borrow.
Key takeaways
- Regulation 10.14.1 applies six of Navi Mumbai's sub-regulations to the CIDCO area. Regulation 10.14A applies five of the same six inside Panvel Municipal Corporation, leaving out 10.10.4 on premium FSI in lieu of TDR.
- Regulation 10.16 gives the Panvel Municipal Corporation area a different instrument: 75 percent of the Table 6-G TDR component may be taken as premium at 60 percent of the ASR land rate, with the balance 25 percent as TDR only.
- That route in 10.16 lasts only until Panvel's Development Plan is sanctioned under section 31(1) of the MR&TP Act, and the provision itself was inserted on 7 October 2024.
- Regulation 10.14.2 sets FSI on Land Compensation Scheme allotments at 2.5 for Component I, 1.5 for Component II, 2.0 for the combined 22.5 percent, and 1.5 for Component III.
- On ReraGenie's registry copy captured 11 August 2026, Panvel taluka carries 3,663 published projects with a median tallest building of 8 floors and a 90th percentile of 18.
Where the code stops before it starts
Chapter 10, Regulation 10.0, UDCPR as updated 30 January 2025 applies city specific regulations notwithstanding anything else in UDCPR. But the first question in this corner of the state is not which chapter applies, it is whether UDCPR applies at all.
Chapter 1, Regulation 1.1, Extent and Jurisdiction* applies these regulations to all Planning Authorities and Regional Plan areas except a named list, and NAINA is on it. That is why Chapter 10, Regulation 10.14, CIDCO Area Excluding NAINA Area carries that qualifier in its own heading. CIDCO's jurisdiction reaches into NAINA; UDCPR does not follow it there.
The same list also names Jawaharlal Nehru Port Trust, which matters below, because 10.14.2 sets an FSI figure for land JNPT makes available to project affected persons and says all aspects of that development shall be governed by these regulations. Establish which authority holds your parcel before reading any of what follows.
Two lists, one line apart
Chapter 10, Regulation 10.14.1 is a single sentence naming six sub-regulations of the Navi Mumbai entry and applying them to the CIDCO area. The corresponding provision in Chapter 10, Regulation 10.14A, CIDCO Area within Panvel Municipal Corporation names five.
| Navi Mumbai sub-regulation | CIDCO area (10.14.1) | CIDCO within Panvel MC (10.14A) |
|---|---|---|
| 10.10.1 Basic FSI Permissible for Certain Categories of Plots | Applies | Applies |
| 10.10.2 Reconstruction / Redevelopment of Building in CIDCO / NMMC Areas | Applies | Applies |
| 10.10.3 Road width of 11.0 m | Applies | Applies |
| 10.10.4 Allowance of premium FSI in lieu of TDR | Applies | Not listed |
| 10.10.5 Provision of Amenity Space | Applies | Applies |
| 10.10.6 Provision of Recreational Open Space | Applies | Applies |
Chapter 10, Regulation 10.10.4, Allowance of premium FSI in lieu of TDR is the provision that lets a developer take the TDR component of Table 6-A and Table 6-G as premium FSI instead, until TDR generation begins locally. It is in the CIDCO list and it is not in the Panvel one.
That omission is not an accident of drafting order either. 10.10.4 was itself inserted into 10.14.1 later, by notification under section 37(1AA)(c) dated 12 October 2022, and the Panvel list was not extended with it.
This is the kind of difference that does not announce itself. Both entries are one sentence long, both read as boilerplate, and the parcels they govern can sit within sight of each other. A feasibility model that assumes premium FSI in lieu of TDR is available across CIDCO land is wrong on the Panvel Municipal Corporation side of the line, and the number it produces will be wrong in the direction that loses money.
What Panvel gets instead
Chapter 10, Regulation 10.16, Area Within Panvel Municipal Corporaton was inserted by notification under section 37(1AA)(c) dated 7 October 2024, and it answers the same commercial need with a different mechanism.
In the area of Panvel Municipal Corporation, 75 percent of the total permissible TDR component shown in column 5 of Table 6-G in Chapter 6, Regulation 6.3, Permissible FSI* may be utilised on payment of premium at the rate of 60 percent of the land rate mentioned in the Annual Statement of Rates. The balance 25 percent is to be utilised in the form of TDR only.
One condition travels with it, and it is a sunset rather than a cap: this provision applies only until the sanction of the Development Plan of Panvel Municipal Corporation under section 31(1) of the Maharashtra Regional and Town Planning Act, 1966.
Read 10.16 as a transitional entitlement with a date it does not yet have. Its life ends on an event that is administrative and public, not on a fixed deadline, so the question for any scheme relying on it is how far Panvel's Development Plan has travelled through section 31. Two projects launched a year apart on the same road can face different arithmetic here, and the one that priced 75 percent of its TDR component at 60 percent of ASR is the one with something to lose.
The Land Compensation Scheme, and what it allots
Chapter 10, Regulation 10.14.2, Regulations for Land Compensation Scheme and Rehabilitation Pocket in Navi Mumbai is the substantive part of this group. It defines the Land Compensation Scheme as the scheme devised by CIDCO with State Government approval vide Government Resolution CID-1812/C.R.274/UD-10 dated 1 March 2014, as amended from time to time, for compensating land holders whose lands are acquired on or after 1 March 2014. A Rehabilitation Pocket is the land CIDCO identifies for allotment under it.
| Component | What is allotted | FSI |
|---|---|---|
| I | 10 percent developed land in lieu of monetary compensation, after deduction of 30 percent of the eligible area for infrastructure and amenities | 2.5 |
| II | 12.5 percent developed land in lieu of monetary compensation, after the same 30 percent deduction | 1.5 |
| I and II together, that is 22.5 percent | Both allotments taken as one development | 2.0 |
| III | A developed plot to the eligible owner of a house whose house and the land under it are acquired, resettled at another location | 1.5 |
A maximum of 15 percent of the FSI may be used for commercial use under each of the three components, provided that commercial use is permissible under UDCPR at that location.
The combined row is the one worth checking against a spreadsheet. Component I carries 2.5 and Component II carries 1.5, but a holder taking both does not get a blend of those two figures. The regulation fixes the combined 22.5 percent allotment at 2.0.
Separately, Chapter 10, Regulation 10.14.2 sets basic FSI of 2.0 for lands allotted to project affected persons by the JNPT in any area defined and made available by JNPT under the 12.5 percent scheme, with maximum FSI 2.0 on plots of 1000 sq m or more and 1.5 on smaller plots, the balance 0.5 or 1.0 being available as a Development Right Certificate.
Pushpak Node, and a preference written into the rule
Banded by how the entitlement is taken
- Base FSI 2.0Applies irrespective of the land use
- Additional 0.5 by premiumWith the previous approval of V.C. and M.D., CIDCO, subject to payment of additional premium as decided by the Corporation
- Additional 0.5 as DRCAlternatively, with the same approval, over and above the base FSI of 2.0. The regulation directs that priority be given to granting the additional FSI in this form.
- Maximum permissible FSI 2.5The ceiling either way
Source: Chapter 10, Regulation 10.14.2(ii)(e), UDCPR as updated 30 January 2025
The two routes to the same 0.5 are not presented as equal. The regulation says that while granting such additional FSI, V.C. and M.D., CIDCO shall give priority to grant of it in the form of DRC. A stated preference inside the rule is worth more to a planning assumption than a guess about which route an authority will favour.
Where that DRC can then be used is tightly drawn. It is eligible for utilisation in Pushpak Node only, and on a receiving plot fronting a road of 20.0 m or more, or along the service road in Pushpak node, up to 0.5 FSI in addition to the basic FSI.
Building on land that is being acquired
Chapter 10, Regulation 10.14.3, Development of land Notified for Acquisition was inserted by the same October 2022 notification and covers a situation the general chapters do not: land notified for acquisition under the Land Acquisition Act, 1894 or the Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013, where the acquisition has not completed.
CIDCO may, in its absolute discretion, grant permission for temporary development. The terms are worth reading in full before treating this as an opportunity.
- The period of temporary development shall not exceed one year, renewable from time to time at CIDCO's discretion.
- Permissible uses are those of the respective zone under UDCPR.
- A security deposit of Rs.10 per sq m of proposed floor area is held for due performance, refundable without interest after removal.
- The applicant shall remove all the development on the land when directed by CIDCO.
- The applicant shall be entitled to no compensation for the removal, and to no alternative land.
Those last two conditions are the provision. This is permission to occupy ground for a year at the authority's pleasure, not a development right, and nothing in it survives the direction to remove.
A clause with a date in the past
Chapter 10, Regulation 10.15, Certain Regulations Cease to Operate in Future* sits between these entries and it is the one provision in this group that reaches back into articles already published in this series.
It provides that Regulations 10.1.1, 10.3.1, 10.3.2 and 10.3.4 shall cease to operate on 1 January 2022, or as decided by the Government from time to time, and that thereafter the provisions of these regulations shall apply. Those four are Pune's height and road width rule and three of Nagpur's own FSI provisions.
The consolidation does not settle what that means today, and this is exactly the kind of gap that produces a confident wrong answer.
The 30 January 2025 edition still prints all four named provisions in full. 10.15 itself carries an amendment marker. A further entry, 10.4.1, was deleted from its list by corrigendum dated 2 December 2021, and two more were inserted and then deleted by notification dated 12 October 2022. And a modification to 10.15 proposed under section 37(1AA) by notice dated 4 January 2024 was brought into force under section 154 and then stayed by the Urban Development Department by letter dated 3 April 2024, which the document's own index of clarifications lists at page 497.
There is one piece of positive evidence about how live that list is. A fifth entry, NMRDA's Regulation 10.4.1 on the ring road corridor, was on it and was deleted from it by corrigendum dated 2 December 2021, weeks before the date the clause names. The Government has edited this list rather than left it to lapse.
The reading that matters is therefore procedural, not textual: before relying on Regulation 10.1.1 in Pune or 10.3.1, 10.3.2 or 10.3.4 in Nagpur, obtain the Government's current direction on 10.15. The regulation text alone cannot tell you, and the clarification that would is a separate instrument.
What the register shows for Panvel
MahaRERA records taluka, and unlike Navi Mumbai, Panvel is one. That makes this the cleanest chart in the city series so far, though a taluka is still not a Corporation boundary and it also contains CIDCO and NAINA land.
Source: ReraGenie analysis of the MahaRERA project registry, 3,640 of 3,663 published Panvel taluka projects filing building floor counts, captured 11 August 2026
The median tallest building is 8 floors and the 90th percentile is 18. Panvel therefore sits between the two halves of the Navi Mumbai picture: well below the NMMC nodes at a 38 floor 90th percentile, well above Nashik at 11 and Kolhapur at 10.
Twelve and a half percent of Panvel taluka projects file a tallest building of 17 floors or more. In a market with that much height in it, the difference between having 10.10.4 and having 10.16 is not a technicality; it decides how the top of a building gets paid for.
What to check for a CIDCO or Panvel parcel
- Establish the authority and the exclusion first. NAINA is outside UDCPR under Chapter 1, Regulation 1.1*, and who signs your development permission sets out the six cases.
- Decide which side of the Panvel Municipal Corporation boundary the plot sits on, because Chapter 10, Regulation 10.14A withholds Chapter 10, Regulation 10.10.4 and Chapter 10, Regulation 10.16 replaces it on different terms.
- If relying on 10.16, check how far Panvel's Development Plan has travelled under section 31(1), since that sanction ends the provision.
- For a Land Compensation Scheme plot, identify the component, because 2.5, 2.0 and 1.5 are three different projects on the same land.
- Read the Navi Mumbai chapter itself, since five or six of its sub-regulations are doing the actual work here, and then the UDCPR FSI rulebook for everything Chapter 10 leaves alone.
Where the filings come in
The regulations say what may be built on a Rehabilitation Pocket plot. The register says what was declared, and by whom, and whether it arrived. ReraGenie's project analysis, Rs 2,999 for one project, reads a Panvel or CIDCO project's full MahaRERA filing: the promoter's extension history with their stated reasons, the slip between original and current completion dates against the median for the same pincode, construction progress against the eleven activity checklist building by building, and complaints and litigation with case numbers. The area consolidated report covers a whole micro-market at Rs 2,999 for the first project and Rs 1,999 per additional one.
Panvel's projects are on the Raigarh district page, free to browse, and the question that comes before all of this is which rulebook governs your plot.
Source: Unified Development Control and Promotion Regulations for Maharashtra, UDCPR as updated 30 January 2025. Sanctioned under the Maharashtra Regional and Town Planning Act, 1966.
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