AAI initiates building height restrictions in Mumbai

13 Sep 2021 CW Team

Building heights are now drastically reduced for plots within a 1 km radius of the high-frequency transmitter radar in Juhu and 3 to 4 km of the high-frequency receiver radar in Dahisar.

To get a sense of the impact from a layman's perspective, compare the AAI-approved building height to two adjacent society redevelopment projects in D. N. Nagar, Juhu.

While building No 16 in D.N. Nagar was granted a height of 57.13 m in November 2019, building No 15 on the adjacent plot was granted only 42.16 m. In effect, there are five fewer floors that can be sold. Furthermore, if the project is even closer to the radar, the permitted height may be reduced even more.

The majority of projects in these areas involve MHADA colony redevelopment and slum rehabilitation, both of which require additional incentive floor space index (FSI) to make them viable. The FSI specifies the maximum amount of construction that can be done on a plot.

The complexities of projects in and around Dahisar are just as severe for the construction industry.

Several societies and their architects have approached their local elected representatives to push for a resolution, fearing a lack of interest from developers in redeveloping old and dilapidated buildings in these locations. The issue has been raised with the civil aviation ministry, according to real estate developer associations.

In a notification issued last year, the civil aviation ministry granted concessions. Project height curbs were reduced to a radius of 2 km from the airport, down from 20 km previously. The real estate industry had objected to the 20 km rule, so this came as a surprise. The rule was deemed an error because the height restriction radius was previously limited to a 2 km radius around the airport before the 2015 notification.

Image Source

Due to the presence of civil and commercial aircraft radars, the Airports Authority of India (AAI) has begun enforcing new building height restrictions in Juhu and Dahisar. This has resulted in a reduction in allowable building height, which is affecting apartment redevelopment and new projects in these areas. Building heights are now drastically reduced for plots within a 1 km radius of the high-frequency transmitter radar in Juhu and 3 to 4 km of the high-frequency receiver radar in Dahisar. To get a sense of the impact from a layman's perspective, compare the AAI-approved building height to two adjacent society redevelopment projects in D. N. Nagar, Juhu. While building No 16 in D.N. Nagar was granted a height of 57.13 m in November 2019, building No 15 on the adjacent plot was granted only 42.16 m. In effect, there are five fewer floors that can be sold. Furthermore, if the project is even closer to the radar, the permitted height may be reduced even more. The majority of projects in these areas involve MHADA colony redevelopment and slum rehabilitation, both of which require additional incentive floor space index (FSI) to make them viable. The FSI specifies the maximum amount of construction that can be done on a plot. The complexities of projects in and around Dahisar are just as severe for the construction industry. Several societies and their architects have approached their local elected representatives to push for a resolution, fearing a lack of interest from developers in redeveloping old and dilapidated buildings in these locations. The issue has been raised with the civil aviation ministry, according to real estate developer associations. In a notification issued last year, the civil aviation ministry granted concessions. Project height curbs were reduced to a radius of 2 km from the airport, down from 20 km previously. The real estate industry had objected to the 20 km rule, so this came as a surprise. The rule was deemed an error because the height restriction radius was previously limited to a 2 km radius around the airport before the 2015 notification. Image Source