Chapter 10 closes with three areas that are not cities. It is tempting to read them as carve-outs where the ordinary code steps aside. That is not what any of the three says.
Key takeaways
- Regulation 10.11 applies the Ministry of Environment, Forests and Climate Change restrictions around Sanjay Gandhi National Park and Tungareshwar in addition to UDCPR, not instead of it.
- Regulation 10.12 calls itself an additional regulation and sets basic FSI at 1.50 for airport and allied activities, SEZ, Mix Use and Public-Semi-Public zones in MADC notified areas.
- Regulation 10.13 carries the longest single provision in Chapter 10: the Bhiwandi Surrounding Notified Area affordable housing scheme, at a maximum FSI of 3.00 with the affordable and free sale components on separate quarters of the plot.
- That scheme releases free sale FSI in four stages tied to affordable delivery, and withholds the free sale Occupancy Certificate until the amenity land is handed over.
- On ReraGenie's registry copy captured 11 August 2026, Bhiwandi taluka carries 474 published projects with a median tallest building of 10 floors and 28 percent at 17 floors or more.
The word that governs all three
Chapter 10, Regulation 10.0, UDCPR as updated 30 January 2025 applies city specific regulations notwithstanding anything else in UDCPR, which is displacement language. These three entries do not use it.
Chapter 10, Regulation 10.11.1 says the environmental restrictions shall be applicable in addition to these Regulations. Chapter 10, Regulation 10.12.1 says the following additional regulation shall be applicable. And Chapter 10, Regulation 10.13.1 builds a scheme on top of the Development Control Regulations of the respective Planning Authority, expressly leaving everything it does not deal with to them.
That is the opposite of what a notified area entry sounds like it should do, and it is the opposite of what the code does elsewhere. Mira-Bhayandar's 10.7.2 hands the Manori Gorai Uttan Notified Area to a different instrument entirely; 10.14A withholds a sub-regulation from the CIDCO area inside Panvel. Those are substitutions. These three are layers.
| Entry | Where it bites | What it adds | What still applies |
|---|---|---|---|
| 10.11 | The eco-sensitive zone declared around Sanjay Gandhi National Park and the Tungareshwar Eco-sensitive Zone | The MoEFCC restrictions for that zone, as amended from time to time | The whole of UDCPR |
| 10.12 | Areas notified for Maharashtra Airport Development Company as Planning or Special Planning Authority | Basic FSI 1.50 for airport and allied activities and services, SEZ, Mix Use and Public-Semi-Public zones | The whole of UDCPR |
| 10.13 | Lands within the Bhiwandi Surrounding Notified Area in MMR | An affordable housing scheme, in eleven clauses | The DCR of the respective Planning Authority for everything the scheme does not cover |
The eco-sensitive zone: one sentence, two rulebooks
Chapter 10, Regulation 10.11, National Park and Tungareshwar Eco Sensitive Zone is a single sentence, and it is the shortest entry in the chapter. The restrictions imposed by the Ministry of Environment, Forests and Climate Change for the eco-sensitive zone declared around Sanjay Gandhi National Park and the Tungareshwar Eco-sensitive Zone shall be applicable, as amended from time to time, in addition to these regulations.
Three things follow from that sentence and none of them is in UDCPR.
The restricting authority is not the state planning system. The restrictions are the Union environment ministry's, so satisfying the Development Plan, the zone and Chapter 6 does not answer the question. A proposal has to clear both regimes, and the stricter one governs in practice.
The content is not reproduced here. UDCPR names the restrictions and does not set them out, so the operative document is the MoEFCC notification for that zone, which this consolidation does not contain.
"As amended from time to time" moves the target. The version in force at sanction is the version that matters, and it is not pinned to UDCPR's own 30 January 2025 edition date. A feasibility opinion on eco-sensitive zone land carries a shelf life that the rest of the code does not.
MADC: one number
Chapter 10, Regulation 10.12, Maharashtra Airport Development Company Notified Area is barely longer. In areas notified for Maharashtra Airport Development Company as Planning Authority or Special Planning Authority, the basic FSI permissible for development in Airport and allied activities and services, Special Economic Zone, Mix Use Zone and Public-Semi-Public Zone shall be 1.50.
Four zone types, one figure, and nothing else. Height, margins, parking and the rest come from the general chapters, and permissible FSI beyond the basic figure follows Chapter 6, Regulation 6.3, Permissible FSI* in the ordinary way.
It is a small entry, and the register suggests a correspondingly small footprint: 39 published projects in Nagpur district file a location naming MIHAN or the airport development company, on ReraGenie's registry copy captured 11 August 2026. That is a name match rather than a boundary, and it is the only signal the register offers for this entry.
Bhiwandi: the longest provision in the chapter
Chapter 10, Regulation 10.13, Bhiwandi Surrounding Notified Area is a different order of thing. Where the other two are a sentence each, this is eleven numbered clauses setting up a complete affordable housing scheme, permissible only on lands within the Bhiwandi Surrounding Notified Area in the Mumbai Metropolitan Region.
Getting through the gate
Clause 2 sets the eligibility, and it is unusually specific about what a qualifying plot looks like.
- Zone. Residential Zone or Affordable Housing Zone shown on the Development Plan only. Not permissible in congested areas demarcated as such on the plan.
- Access. An existing or proposed Development Plan road of 18.0 m or more, or an existing road with a Regular Line of Street declared for 18.0 m or more. Where the road is proposed, the land under it must be acquired before building plans are approved.
- Underlying entitlement. Permissible FSI on the plot must be 0.95 or more, and TDR or additional FSI on premium of more than 0.6 must be allowable. The regulation states the converse directly: the scheme shall not be allowed where FSI is less than 0.95, or where use of TDR is not permissible.
- Size and title. Minimum 4000 sq m, excluding area under DP roads and DP reservations, and the plot must be independent, unencumbered and contiguous.
The bargain
Maximum permissible FSI under the scheme, including the base FSI of 1.00, is 3.00 on the gross plot area, counting mandatory layout recreational open space and amenity space. It is used in the proportion 1:3 between the Affordable Housing Component and the Free Sale Housing Component, on one quarter and three quarters of the land respectively, as two separate independently buildable pockets on the same plot.
The quarter carrying the affordable component, and the component itself, are handed over free of cost to the Special Planning Authority. Up to 15 percent of the affordable component's built-up area may be built as shops, and that commercial area is handed over free of cost too.
For land already in an Affordable Housing Zone the regulation offers an alternative: develop under the Affordable Housing Policy with a free sale to affordable FSI ratio of 1.8:1 instead of 1.66:1 and a maximum FSI of 2.5. Or develop as permissible in the Residential Zone under the prevailing regulations, on the condition that the tenements built with the entire potential of the land are affordable housing.
How the money is actually paced
Clause 7 is the mechanism, and it is what makes this scheme different from a simple density bonus.
| Stage | Affordable component FSI released | Free sale component FSI released |
|---|---|---|
| On grant of building permission or Commencement Certificate up to plinth | 3.00 | 1.00 |
| On completion of 50 percent of the affordable component's built-up area | 0.75 | |
| On completion of 100 percent of the affordable component's built-up area | 0.75 | |
| On handing over 25 percent of the land and the completed affordable buildings with Occupancy Certificate | 0.50 | |
| Total | 3.00 | 3.00 |
The affordable component's entire 3.00 is released at the start. The free sale component's is released a third at a time against affordable delivery, with the last 0.50 held back until the land and the finished buildings have actually changed hands. The FSI in each column is calculated on that component's own quarter or three quarters of the plot, not on the whole.
For anyone modelling this, the release schedule is the cash flow, not a compliance formality. Two thirds of the free sale entitlement sits behind affordable construction milestones, so the affordable component is not a cost centre to be deferred to the end of the programme. Deferring it defers the saleable area that pays for it.
Clause 10(ii) is the offsetting flexibility and is easy to miss: the developer may use the free sale FSI fully or partly for any other user otherwise permissible under the Development Plan and the regulations. The three quarters are not locked to housing.
The lever the authority actually holds
Clause 5 requires amenity space of 10 percent of the gross plot area, spread proportionately across both components, and obliges the developer to build it out for prescribed users, meaning a school, playground, garden, health care facilities, a multipurpose hall, an auditorium and the like, to the Special Planning Authority's specifications, with at least half kept for open users. No TDR compensation is admissible for doing so.
Then clause 5(iv) supplies the enforcement, and it is blunt. Whether or not the developer builds those amenities, the handover of the amenity land must be completed within one month of applying for the Occupancy Certificate for the free sale component. If it is not, the Occupancy Certificate for the free sale component is withheld until it is.
That is the clause a buyer in a scheme like this is most exposed to, and it has nothing to do with the buyer's own flat. The free sale Occupancy Certificate, the document that makes a building legally fit to occupy, is held hostage to a land transfer between the developer and the authority.
It is worth knowing because it is invisible from the outside. A project can be structurally finished, sold and awaiting possession while the certificate is withheld over an amenity parcel, and nothing on a marketing brochure would show it. What does show it is the filing: the register records the promoter's stated completion date, every extension and the reason given for it.
Who gets the affordable stock
| Share | Allotted to | At what rate |
|---|---|---|
| 25 percent | The Special Planning Authority, for project affected persons, staff quarters or transit accommodation | Free of cost |
| 25 percent | Outright sale to the Government of Maharashtra and its statutory bodies or undertakings, for the same three uses | As per the construction rate in the Annual Statement of Rates |
| 50 percent | Outright sale as affordable housing by MHADA, subject to Government directions | Free of cost to MHADA, which disposes of it by draw of lots under its pricing policy |
Each project has to be advertised in the press to the Government and its bodies. If they do not place a firm requirement before the completion or occupation certificate is issued, that stock passes to MHADA for outright sale.
Two further terms sit outside the tables. Off-site infrastructure charges are payable to the Special Planning Authority at 5 percent of the ASR land rate for the year the Commencement Certificate is issued, subject to a minimum of Rs.2000 per sq m, on built-up area over and above the normal permissible FSI. And clause 11 closed the older Rental Housing Scheme to new projects from the 30 November 2013 notice, with a route for projects already holding MMRDA location clearance to continue, and a route for approved rental projects to convert to affordable housing with prior State Government approval.
What the register shows around Bhiwandi
Source: ReraGenie analysis of the MahaRERA project registry, 467 of 474 published Bhiwandi taluka projects filing building floor counts, captured 11 August 2026
The median project's tallest building is 10 floors and the 90th percentile is 24. The distribution is unusually flat: 26 percent top out at 7 floors or fewer and 28 percent reach 17 or more, with the rest spread between. Most markets in this series have a clear centre of gravity; this one has two.
The usual boundary caution is sharper here than anywhere else in the series. The Bhiwandi Surrounding Notified Area is, by name, the area around Bhiwandi, administered by a Special Planning Authority, while MahaRERA records the taluka. So this chart is the closest available proxy and not a count of projects under the scheme. Regulation 10.13 also governs one scheme rather than all development there, and a project only falls under it if the owner opts in and the clause 2 gates are met.
What to check for a parcel in any of the three
- Establish whether the land is inside a notified boundary at all, and remember that being inside one does not switch UDCPR off. Who signs your development permission sets out the six cases.
- In the eco-sensitive zone, obtain the current MoEFCC notification, not a summary of it, and check its amendment date against your proposal date.
- In an MADC area, take 1.50 as the basic figure and read Chapter 6, Regulation 6.3* for everything above it.
- For a Bhiwandi scheme, test the clause 2 gates before anything else: 18.0 m access, FSI 0.95 or more, TDR of more than 0.6 allowable, 4000 sq m, clean and contiguous title, outside a congested area.
- Model the staged release, not the headline 3.00, and read the UDCPR FSI rulebook for the general position.
Where the filings come in
The regulations say what a scheme may build and on what terms it hands land over. The register says whether the buildings arrived, and when. That gap matters more here than usual, because a scheme whose free sale certificate can be withheld over an amenity handover has a delay risk that no zoning document discloses.
ReraGenie's project analysis, Rs 2,999 for one project, reads a 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.
Bhiwandi's projects sit on the Thane district page and MADC's on the Nagpur district page, both free to browse. 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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