The short answer: four schemes, four land areas, and one shared trick. Each converts the underlying zone to industrial use on sanction, and each ties the residential or commercial part of the project to delivery of the industrial part.
Key takeaways
- Integrated IT Township (14.10): minimum 10 acres, 18 m access, FSI 2.5 or 2.0 by city and 1.00 in Agricultural Zone.
- It splits FSI 50:50 between IT/ITES and residential plus commercial, and reserves 20 percent of the area for parks and playgrounds.
- Occupancy for the residential and commercial half comes only after the IT infrastructure has its own OC and one third of the IT area is occupied.
- Integrated Logistic Park (14.11.4): minimum 5 acres, 15 m access, at least 70 percent for logistics services.
- Logistics Park (14.11.5): minimum 20,000 sq ft built up, at least 80 percent logistics.
- Both get up to 200 percent additional FSI over the Industrial Zone basic, at nil, 10 or 15 percent premium by location.
- Aerospace and defence township (14.12): Industrial Zone FSI, up to 20 percent for residential or commercial, and R&D institutions get 0.50 FSI extra.
- Integrated Industrial Area (14.13): within MIDC jurisdiction, governed by a 2015 UDD notification read with Chapter 10.
- FSI may float within the industrial half and within the support half, but never between them.
The Integrated IT Township
Chapter 14, Regulation 14.10, UDCPR as updated 30 January 2025 is permissible in Residential, Commercial, Public Semi-public, Industrial and Agricultural Zone, in both Development Plan and Regional Plan areas. That zone list is unusually wide, and it is the first thing that makes this scheme attractive to a landowner sitting on agricultural land.
Chapter 14, Regulation 14.10.1, Area Requirement sets the gate at 10 acres (4 hectares) at one place, one continuous, unbroken and uninterrupted area, with access from an existing or proposed Regional or Development Plan road of minimum 18.0 m. The same softening applies as in an Integrated Township Project: land divided by nallahs, canals, roads of any width or railways is still continuous, provided the developer builds the connecting roads or bridges at his own cost.
The exclusion list is long, and it is worth reading before assembling: notified forest; rivers, creeks, canals and reservoirs; tribal lands; land within 500 m of the High Flood Line of major lakes; irrigation command areas; land within 200 m of historical monuments, archaeological places and heritage precincts; restricted areas; national parks; gaothan or congested areas; Defence and Cantonment areas; a truck terminus earmarked on the Development Plan; Eco Sensitive Zones and other environmentally sensitive areas; Quarry Zone; notified SEZ; and designated airport areas.
Hill Top, Hill Slope and afforestation land may be included, but capped at 40 percent of the gross project area, and that land counts towards the 50 percent to be kept permanently open with no development, developed for tree plantation, and excluded from FSI calculation.
Chapter 14, Regulation 14.10.3, General Norms for Different Land Use is the split, and it is even.
| Component | Share |
|---|---|
| IT and ITES activities | 50 percent of FSI |
| Residential and commercial activities | 50 percent of FSI |
| Parks, playgrounds and gardens | 20 percent of the total IITP area |
The residential and commercial half is broadly defined: malls, cinemas, theatres, public auditoria and multiplexes, showrooms, hospitals and nursing homes, schools, colleges, training institutes and their hostels, and hotels.
Regulation 14.10.3 then attaches a delivery condition, and it is the sharpest one in the scheme.
Development of both halves may proceed simultaneously, but the developer must ensure that sale or lease of both is proportionate. To enforce that, the occupancy certificate for the commercial, residential and support services is granted only after two things have happened: the infrastructure on the area earmarked for IT and ITES has been developed and has itself received an occupancy certificate, and one third of the area kept for IT activity is occupied.
Occupied, not built. A township that builds its IT block and cannot let it does not get to hand over its flats.
That is a materially harder test than the milestone conditions in the Affordable Housing Scheme, because it depends on a tenant market rather than on the developer's own construction.
Chapter 14, Regulation 14.10.4, FSI In integrated I.T. Township then prices the FSI by geography.
Banded by where the township is
- Pune, Pimpri-Chinchwad, Greater Mumbai, Thane, Navi Mumbai, Kalyan-Dombivali, Mira-Bhayandar, Ulhasnagar and Nagpur Municipal Corporations, and Ambarnath Municipal Council2.50
- Rest of the State2.00
- Land in Agricultural Zone, anywhere1.00
Source: Chapter 14, Regulation 14.10.4, UDCPR as updated 30 January 2025
Premium is charged as set out in Maharashtra's IT and ITES Policy 2023, issued by the Industries, Energy and Labour Department, as amended.
And the rule that governs the whole structure: floating of FSI is not permissible from the IT area to the support activities area or vice versa, though it is permitted freely within each. The two halves are separate FSI accounts that happen to share a boundary.
Logistics: two sizes, and up to 200 percent more FSI
Chapter 14, Regulation 14.11, UDCPR as updated 30 January 2025 is permissible in Commercial, Industrial and Agricultural Zone, in Development Plan and Regional Plan areas, and may be applied for by a private landowner, a developer he appoints, or any company with a legal entity.
Regulation 14.11.3 is where the conversion happens. After the Authority sanctions the permission, the area is deemed converted to industrial use in the respective Development or Regional Plan. Where the land is in Agricultural Zone, a premium of 15 percent of the ASR land value is charged, without applying the guidelines in it.
Two tiers follow, and they are different products.
| Integrated Logistic Park (14.11.4) | Logistics Park (14.11.5) | |
|---|---|---|
| Minimum size | 5 acres of land | 20,000 sq ft built up area with basic FSI |
| Access road | Minimum 15 m wide | Not specified |
| Logistics services share | At least 70 percent of total area | At least 80 percent of total area |
| Support services | Remaining area | Up to 20 percent |
| Completion deadline from LOI | 5 years | 3 years |
| Extensions | Minimum one year at a time, not more than 3 times, on merits | Same |
| Letter of Intent and registration | Directorate of Industries | Directorate of Industries |
The activity list under Regulation 14.11.2 is indicative rather than exhaustive, and covers cargo aggregation and segregation; sorting, grading, packaging, tagging and labelling; distribution; inter-modal transfer; open and closed transit storage; custom bonded warehouses; container freight stations and container terminals; and material handling equipment facilities. Alongside sit infrastructure obligations (internal roads, power, communications, internal public transport, water distribution and augmentation, sewage and drainage, effluent treatment, fire tender parking) and business facilities such as dormitories, guest houses and canteens.
Chapter 14, Regulation 14.11.6, Upto 200% Additional FSI for Integrated Logistics Park & Logistics Park is the incentive. Basic FSI is the Industrial Zone figure under these regulations, and up to 200 percent additional FSI is admissible over it, priced by location.
Banded by where the park is, as defined under PSI 2013
- No industries districts and Naxalism affected areasNil
- Areas other than the listed corporations, NID and Naxalism affected areas10 percent
- PMC, TMC, Kalyan-Dombivali, Mira-Bhayandar, Panvel, Ulhasnagar, Ambarnath and Navi Mumbai Municipal Corporations15 percent
Source: Chapter 14, Regulation 14.11.6, UDCPR as updated 30 January 2025
The note under the table matters commercially: premium charged is limited to the demand made by the developer for additional FSI. A developer who needs 80 percent extra pays for 80 percent, not for the 200 percent the regulation would allow.
Chapter 14, Regulation 14.11.7, Permissible Height permits height up to 24 m, or as per requirement. The same floating rule applies here as in the IT township: FSI moves within the industrial zone area and within the support activity area, never between them.
Defence, and MIDC
The last two entries are short, and they mostly point elsewhere.
Chapter 14, Regulation 14.12, Industrial Township Under Aerospace and Defense Manufacturing Policy permits an industrial township under the Aerospace and Defence Manufacturing Policy 2018 in Commercial, Industrial and Agricultural Zone. FSI is the Industrial Zone figure, and land in Agricultural Zone is treated as included in Industrial Zone once permission is granted. Two provisos carry the value: up to 20 percent of total built up area may be used for residential, commercial or support purposes, and Research and Development institutions are eligible for an additional 0.50 FSI over what these regulations otherwise permit.
Chapter 14, Regulation 14.13, Development of Integrated Industrial Area covers development within MIDC jurisdiction, governed by the Urban Development Department's notification of 1 August 2015, with the "Principal Regulations" referred to there deemed to mean the UDCPR read with the MIDC provisions in Chapter 10.
Read the four together and a pattern emerges that is worth naming, because it changes how a land parcel should be valued.
Every one of these schemes converts the zone on sanction. Agricultural land becomes industrial land in the IT township, the logistics park and the defence township alike, in the last case explicitly deemed so. The premium is the price of that conversion, and it is charged on the agricultural or open land rate rather than on the developed value.
And every one of them allows some residential or commercial use and then bounds it: 50 percent of FSI in the IT township, up to 20 percent of area in an Integrated Logistic Park, up to 20 percent of built up area in a defence township.
So each is, in commercial terms, a route to a share of residential development rights on land that would not otherwise carry them, paid for by delivering something else first. The IT township is the most generous on that share and by some distance the strictest on delivery, because its occupancy condition depends on a third party taking up space.
What the register shows
Deshmukh's Nashik parcel is 12 acres, and the difference between the ITP threshold of 100 acres and the IITP threshold of 10 makes his shortlist for him.
What he cannot see from MahaRERA is which registrations came out of which scheme, because there is no scheme field in a filing. A residential tower inside an IT township registers exactly like a standalone one. The project type field distinguishes residential from commercial and from plotted development, which is a coarse proxy and no more.
What the register does hold, free and for every registration, is the physical shape and the delivery record: the filed land area, the buildings and their floors, the units where filed, the construction progress against the RERA activity checklist, the promoter's extension history with the reasons the promoter gave, and any complaints or litigation with case numbers. For a scheme whose residential occupancy is conditional on an industrial letting, the extension history is where the strain would first appear.
Names and numbers in this story are illustrative.
Frequently confused with
- Integrated Township Projects
- Affordable Housing Scheme and PMAY
- Restricted zones and where the FSI goes
- The future urbanisable zone and its infrastructure test
Where the filings come in
Letters of Intent from the Directorate of Industries, IITP notifications and MIDC approvals are all outside the RERA register.
What is inside it, free at reragenie.com, is every project registered to sell: the filed land area, the buildings and their floors, the sanctioned and sold units where filed, the promoter's extension history with reasons, the certifying professionals, and any complaints or litigation with case numbers.
ReraGenie's project analysis, Rs 2,999 for one project, reads the full filing and the documents behind it. The area consolidated report covers a whole micro-market at Rs 2,999 for the first project and Rs 1,999 per additional one.
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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