Most of Chapter 6 decides what a plot must give up. Two provisions at the end of it do the opposite, and reading them together shows how carefully the code prices a gift.
Key takeaways
- Regulation 6.14 lets a residential building above 30.0 m add a recreational floor up to 4.5 m high, open on all sides, one at every 50.0 m of height thereafter.
- That floor is not counted in FSI, but its ancillary construction such as changing rooms and wash rooms is.
- It is in addition to the recreational open space the project already owes, not a substitute for it.
- Regulation 6.15, inserted on 27 November 2024, allows up to 25 sq m for a Hirkani Kaksha in non-residential building types, free of FSI.
- Its ownership vests with the society or association of owners, so the space is built free and does not stay with the developer.
- On ReraGenie's registry copy captured 11 August 2026, 61.5 percent of published projects are Residential or Group Housing and 4.6 percent Commercial, so the two provisions reach almost entirely different parts of the register.
The floor that is free until you enclose it
Chapter 6, Regulation 6.14, UDCPR as updated 30 January 2025 applies to a residential building of more than 30.0 m in height, and sets four conditions.
Banded by condition
- Height and formThe floor shall be up to 4.5 m in height and shall be open on all sides
- UseFor recreational purposes and activities, including construction of a swimming pool, and in addition to the recreational open space required under UDCPR
- How manyOne at every 50.0 m of height, with the first allowed after 30.0 m of height
- FSIThe floor is not counted in FSI. Ancillary constructions such as changing rooms and wash rooms are computed in FSI.
Source: Chapter 6, Regulation 6.14, UDCPR as updated 30 January 2025
The fourth condition is the one that decides whether the provision is worth using. The floor itself is free; the moment part of it is enclosed for a changing room or a wash room, that part is FSI like any other.
This is the same drafting logic that runs through the built-up area rules, and recognising it saves an argument. The code consistently exempts what is open and charges for what is enclosed: an open balcony is inside the P-line but a terrace open to the sky is outside it, a podium is excluded while used exclusively for parking, and here an open recreational floor is free while its changing rooms are not.
So the design question is not whether to take the floor, it is how much of it to enclose. A recreational floor with a generous enclosed block on it has quietly spent FSI that the project could have sold.
The other three conditions shape it more than they look. Open on all sides rules out the glazed sky lounge that the phrase "recreational floor" tends to suggest. In addition to the recreational open space means it cannot be traded against the ground level obligation. And the spacing is periodic: the first floor after 30.0 m, then one at every 50.0 m, so the entitlement grows with height rather than being a single allowance.
Note also what the trigger is. 6.14 keys on 30.0 m of height, not on a floor count, and Regulation 6.10 measures height excluding parking floors up to 6.0 m. A building close to the threshold is closer than a floor count suggests.
The newest provision in Chapter 6
Chapter 6, Regulation 6.15, UDCPR as updated 30 January 2025 was inserted by notification under sections 37(1AA)(a) and 20(3) dated 27 November 2024, which makes it the most recent addition to the chapter.
In any Public or Semi Public, Institutional, Educational, Commercial, Assembly, Mercantile, Business or Office building, an area of up to 25 sq m may be allowed for the use of women with children under the age of six, pregnant women, and mothers with a new born child.
The regulation's own notes describe what it is for and how it must be provided.
- It is a facility at a workplace or public place where pregnant women and lactating mothers can rest and feed a baby.
- It shall be accessible from the common passage, staircase or lift, and located preferably on the ground or first floor. Where the ground or upper floors are used as stilt, podium or parking floors, it goes on the floor immediately above those.
- A ladies toilet shall be provided with appropriate ventilation, lighting and drainage.
- All necessary infrastructure should be provided in the room.
- It shall not be counted in FSI.
- The ownership shall vest with the society or association of owners, if any.
The last two notes work together and are the whole design of the provision. The 25 sq m is free to build, which removes the reason not to provide it, and then the ownership is placed with the society rather than the developer, which removes the possibility of it being reclaimed as lettable area later.
The location note does similar work. Requiring access from the common passage, staircase or lift, and naming the floor above the parking where the lower floors are stilt or podium, stops the room being satisfied by a space that technically exists but that nobody can reach.
The two provisions barely overlap
Source: ReraGenie analysis of the MahaRERA project registry, all 46,654 published projects outside Mumbai City and Mumbai Suburban, captured 11 August 2026
6.14 is a residential provision and 6.15 is a non-residential one, so between them they address the register from opposite ends.
61.5 percent of published projects are Residential or Group Housing, the population 6.14 speaks to, though only the fraction of those above 30.0 m of height qualifies. 4.6 percent are Commercial and 3.7 percent Mixed, which is the closest the register comes to the building types 6.15 lists.
That 24.2 percent filed as "Others" is worth treating carefully rather than assuming. MahaRERA's project type is a single filed field with five values, and it does not map onto the building categories 6.15 uses, which come from the National Building Code's occupancy classes. A Public, Semi Public, Institutional, Educational or Assembly building has no distinct value here and would be filed as Others or Commercial depending on the promoter.
So the chart shows the register's own shape and not the reach of Regulation 6.15, which cannot be measured from these filings. It is included because the gap between the two is the useful part: a provision aimed at workplaces and public buildings sits mostly outside a register built around housing.
What to check
- For a residential tower, test the 30.0 m trigger on height excluding parking up to 6.0 m, not on floor count.
- Decide how much of the recreational floor to enclose, because the open part is free and the changing rooms are not.
- Do not net the recreational floor against ground level open space, since Chapter 6, Regulation 6.14 makes it additional.
- For any non-residential building, provide the Hirkani Kaksha where it can actually be reached, per the location note in Chapter 6, Regulation 6.15, and plan for the ownership to pass to the society.
- Confirm the current text of 6.15, since a provision inserted in November 2024 is the most likely in this chapter to have moved since, then read the built-up area rules for how the enclosed parts are measured.
Where the filings come in
The code says what a building may add without paying FSI for it. The register says what the promoter committed to and whether it was delivered, which for amenities is the question that actually reaches a buyer. ReraGenie's project analysis, Rs 2,999 for one project, reads a project's full MahaRERA filing: progress on shared amenities as well as on buildings, 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.
Every project's filing is free to read at reragenie.com/projects. For what may sit in the margins instead, see permissible projections, 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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