G.R. Dt. 15th December, 2025 – Department of Housing – Sub- Policy for the Composite Redevelopment of MHADA Layouts in Greater Mumbai admeasuring 20 Acres or more
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Policy for the Composite Redevelopment of MHADA Layouts in Greater Mumbai
and Suburbs with 20 Acres or more Area
Government of Maharashtra
Department of Housing
Government Resolution No:- Sankirna-2025/Pra.Kra.127/GruNiPa
Madam Cama Marg, Hutatma Raj Guru Chowk,
Mantralaya, Mumbai-32
Dated:- 15th December, 2025
Preface:-
Between 1950 and 1960, the Government with a view to creating Affordable Housing in Mumbai City and Suburban Areas, had developed 56 colonies for the Middle Income Group (MIG) and Lower Income Group (LIG) through the Mumbai Board of the Maharashtra Housing and Area Development Authority (MHADA). There are an estimated 5,000 co-operative housing societies in these colonies. As the construction of these buildings is 50 to 60 years old, some of these buildings have become old and dilapidated and as such their Redevelopment has become a matter of urgency for the purpose of raising their standard of living.
Regulations 33(5) and 33(9) of the Development Control Regulations for Greater Mumbai provide for the Consolidated/Cluster Redevelopment. In order to secure the planned development of the infrastructural facilities and the appropriate planning of the area, as well as creation of world class buildings and amenities during the course of Redevelopment of MHADA colonies, Consolidated/Cluster Redevelopment is called for. Hence, it is necessary to frame a separate Policy vis-à-vis the Consolidated/Cluster Redevelopment of the MHADA Layouts with 20 Acres or more area. Hence, the Government contemplated the matter of framing a Policy for the Composite Redevelopment of the MHADA Layouts in Greater Mumbai and suburbs with the area of 20 Acres or more.
Government Resolution:-
For the Consolidated/Cluster Redevelopment of the MHADA Layouts in Greater Mumbai and suburbs with 20 Acres or more area, the following Policy is hereby laid down:-
(1) Since Redevelopment of the MHADA Layouts in Greater Mumbai and Suburbs with 20 Acres or more area as per Regulation 33(5) and Regulation 33(9) is to be undertaken by a Construction and Development Agency (C&DA) finalised by MHADA through the mode of Tender and highest Rehabilitation Carpet Area is being permitted, it will not be necessary to obtain Consent Letters of the residents in the project as per the provisions of the Development Control and Promotion Regulations. However, as per the provisions of 33(5), the Developer (C&DA) to be appointed will be obliged to submit to the MHADA a valid consent related Resolution of the co-operative societies in the Layout, as per the provisions of the Co-operative Societies Act, 1960.
Since the requirement as to Consent Letters of all residents is being dispensed with, with a view to providing the benefits of appropriate Rehabilitation Area to all existing Rehabilitation Components in such Redevelopment Project, the existing residents should be rehabilitated in the flats of maximum/highest Rehabilitation Carpet Area permissible under the relevant provisions of the Development Control and Promotion Regulations.
(2) Where buildings of some of the co-operative housing societies in the Redevelopment Project of MHADA Layout have not, yet completed the period of 30 years, nevertheless, they have presently become old or during the Project completion period they will complete the life of 30 years, then with a view to securing the Consolidated Redevelopment of such Layout, sanction as per the provisions of clause (iii)(b) of Sub-Regulation 1.2 under Regulation 33(9) should be granted at the MHADA level for the inclusion, thereof.
(3) While implementing such Project, a Developer offering highest Housing Stock should be selected by the MHADA. If the Housing Stock accruing thereby is more than the Housing Stock permissible under Regulation 33(5), selection of the Bidder should be finalised at the MHADA level and sanction of the Government should be obtained.
If the Housing Stock, so accruing, is less than the Base Area, the MHADA should issue a fresh Tender at least once and satisfy, itself, that the Rate on par with Market Rate is being obtained. If despite this, the Housing Stock to be obtained is less than the Base Area and the MHADA deems such Housing Stock to be feasible, then sanction of the Government should be obtained for such Proposal supported by its reasoning.
Many a times, the option of Housing Stock from the perspective of planning is not viable in the Cluster Redevelopment of various Layouts of the MHADA due to several constraints e.g. restrictions placed on the height of construction, CRZ affected plots, availability of vacant plots, scattered Redevelopment of the Layout already undertaken. Hence, in view of the existing Project-wise constraints in the Redevelopment Projects proposed to be undertaken by the MHADA, if the MHADA, in exceptional circumstances, wants to explore the option of Premium for the purpose of allotment of Built-up Area, then decision should be taken with the prior permission of the Government, supported by the Project-wise appropriate reasoning.
(4) Where the Cluster Redevelopment Projects comprise MHADA owned lands, as well as private lands and the extent of MHADA land exceeds 50%, then in such event, the Project will have to be implemented jointly under Regulation 33(5) and Regulation 33(9). Regulation 33(5) will mainly apply to the MHADA owned lands in such project and Regulation 33(9) will be applicable to the private lands. Hence, the MHADA will have the powers of the Planning Authority for such Redevelopment Project.
However, where a Cluster Redevelopment Project comprises the MHADA owned lands, as well as private lands, but the extent of MHADA land is less than 50%, then in such event, the Project should be redeveloped as per the provisions of the DCPR, 2034 applicable to the respective class. For such Projects, the powers of the Planning Authority shall vest in the respective Authority prescribed by the relevant provisions of the DCPR, 2034. For such Redevelopment Projects, the MHADA may act as the Project Implementing Agency.
(5) Approval should be granted for taking action in the nature of eviction under Section 95-A of MHAD Act against the Members who do not co-operate in the Composite Redevelopment Projects to be implemented under Regulation 33(5) and Regulation 33(9) of the D.C.P.R, 2034.
(6) The main goal of MHADA is to create Affordable Housing and make it accessible to the common people. Hence, while implementing a Composite Redevelopment Project under Regulation 33(5) and Regulation 33(9) of the D.C.P.R, 2034, as far as possible, preference should be given for implementing the Project as per the provisions of Regulation 33(5).
However, where due to technical/planning reasons or due to financial aspects, some Projects cannot become viable under Regulation 33(5), then having regard to the project-wise viability, such Projects should be implemented even on the MHADA land comprised in the composite project under Regulation 33(9). However, while fixing the minimum Base Area, the Housing Stock/Premium accruing to the MHADA under Regulation 33(5) should be held admissible under Regulation 33(9). Moreover, if a Bidder offers the option of Housing Stock in a Tender, such Housing Stock should be converted into value at the Rates given in Ready Reckoner (ASR) and the amount of Housing Stock should be fixed. The Bidder offering the highest value in terms of the premium/price of Housing Stock, as well as fulfilling the financial and physical conditions stipulated in the Tender should be selected.
While implementing the Composite Redevelopment Project under this Policy in conformity with Regulation 33(5) and Regulation 33(9) of the D.C.P.R, 2034, the eligible residents should be rehabilitated in the flats having the maximum/highest Rehabilitation Carpet Area which is permitted under both these provisions.
(7) While implementing a Tender Process it would be necessary to take action in conformity with the Guidelines issued by the Central Vigilance Commission (CVC), as well as the Government Resolutions vis-à-vis Tender Process, issued by the Government, from time to time.
(8) While sanctioning Total Built-up Area on a Layout during the course of such sanction, the Built-up Area, already sanctioned by the MHADA for Redevelopment Projects of some of the buildings settled on some of the plots comprised in the Layout in conformity with the prevailing provisions of the Regulations should be subtracted and sanction should be awarded for the computation of Total Built-up Area permissible on the Layout. However, while doing so, Redevelopment of buildings settled on the maximum 10% Plots in the Layout sanctioned by the MHADA shall be considered and separate Guidelines should be framed in this regard at the MHADA level and action should be taken, accordingly.
(9) If the Proposals for Consolidated Redevelopment Project, henceforth, to be submitted to the Government at the MHADA level, adhere to this Sanctioned Policy, such Projects should be granted Government sanction by the Housing Department. Furthermore, this Policy shall also apply to all Projects where the Government has already granted sanction, but Tenders are not issued, yet. However, if some changes, apart from this Policy, are required, Cabinet Sanction for such changes will have to be obtained.
(10) Under Government Notification Dt. 23.05.2018, the MHADA has been appointed as the Planning Authority in respect of 114 Layouts under the control of Mumbai Board of the MHADA. Even for the implementation of Redevelopment Projects under this Policy, the MHADA shall act as the Planning Authority. However, where Consolidated Redevelopment of MHADA Layouts with 20 Acres or more area, is to be undertaken under Regulation 33(7) or 33(9) or 33(11) or any other Regulation, apart from Regulation 33(5), then sanction of the High Power Committee (HPC) for the said Project, which is designated under the relevant Regulation should be obtained upon finalisation of the Tender Process and upon Recommendations made by the High Power Committee Government sanction for the said proposal should be obtained and accordingly, further steps should be taken.
(11) Where Consolidated Redevelopment of the MHADA Layouts in Greater Mumbai and Suburbs with 20 Acres or more area, is to be undertaken under some Regulation other than Regulation 33(5), sanction of the Authority/Department under the corresponding provisions of the Development Control and Promotion Regulations, 2034 should be obtained for the said Project.
(12) Provisions of the Development Control and Promotion Regulations, 2034, the MHAD Act, as well as the provisions of the Government Resolutions/Orders/Circulars issued by the Government, from time to time, should be meticulously implemented by the MHADA.
(13) For the speedy and proper implementation of the said Projects they need to be well monitored. For major and large scale Redevelopment/Rehabilitation Projects, such as the said Projects, High Level Committees have been constituted for various Projects at the level of Mantralaya. Along the same lines, and in view of the role of such High Level Committees in monitoring such Redevelopment Projects and maintaining their tempo, an Empowered Committee presided over by the Additional Chief Secretary (Housing) is hereby constituted for such matters, as the appointment of Project Coordinators/Managers, Project Architects, Financial Consultants etc. for the purpose of aiding the appointment of C&D Agency, invitation of Project Tenders, finalisation of Tender, issue of necessary directions for monitoring the Project, resolution of difficulties/problems which arise during the course of project, seeking Guidance and Sanction of the Government, wherever necessary, etc.:-
| (1) | Additional Chief Secretary/Principal Secretary, Department of Housing | Chairman |
| (2) | Vice-President and Chief Executive Officer of MHADA | Member |
| (3) | Additional Commissioner, Municipal Corporation for Greater Mumbai (concerned with subject) | Member |
| (4) | Joint Secretary/Deputy Secretary in the Department of Housing concerned with the subject | Member |
| (5) | Chief Officer, Mumbai Housing and Area Development Board | Member Secretary |
(14) Recommendations to be received from the aforesaid Empowered Committee constituted under the Chairmanship of the Additional Chief Secretary/Principal Secretary, Department of Housing, should be submitted for the sanction of the Government and appropriate decision should be taken in this regard with the sanction of the Government. The work of and progress of the Redevelopment Projects in the Layout should be reviewed by the Empowered Committee once in four months. .
(15) As per the provisions of the Development Control and Promotion Regulations, 2034, the permissible Built-up Area of a Redevelopment Project comprises Rehabilitation Area, as well as the Saleable Component Area. From the perspective of planning, separate share of land and separate buildings may be permitted on account of Rehabilitation Component and Saleable Component. However, where separate sub-division is proposed, the MHADA, in its capacity as the Planning Authority, should take appropriate precaution while sanctioning the Layout/Redevelopment and ensure that plot-wise Floor Space Index shall not be imbalanced.
(16) The responsibility in the matter of rehabilitation of the original tenement holders/residents from the said Projects, arrangements for their temporary accommodation or payment of transit rent for their alternative temporary accommodation, payment of Corpus Fund, as well as development of all infrastructural facilities in the Layout shall rest upon the C&D Agency to be appointed for the Redevelopment Project.
(17) During the course of Redevelopment of these Layouts, the co-operative housing societies should take necessary steps for the formation of new co-operative societies/federations by amalgamation of existing cooperative housing societies as per the area of rehabilitation flats.
(18) The balance amount of Sinking Fund, Corpus Fund etc. accumulated with the existing co-operative housing societies in the Layout should be apportioned amongst the members of the societies. The amount (apportioned) per square foot (as per the Carpet Area currently in use) to be disbursed to the newly formed co-operative housing societies should be determined by the Maharashtra Housing and Area Development Authority (MHADA).
(19) There are various co-operative housing societies existing in the aforesaid Layouts. In order to provide for the timely resolution of the difficulties of the local residents and co-operative housing societies, if any, or which may arise during the course of Consolidated/Cluster Redevelopment of the Layouts and to ensure that such future problems would not have any adverse impact on the Consolidated Redevelopment of such Layouts, a Grievance Redress Committee should be set up at the level of the MHADA.
(20) A Consolidated/Cluster Redevelopment of the buildings comprised in the MHADA Layout is supposed to be undertaken. As such, Planned Redevelopment of the infrastructural facilities comprised therein, is of equal importance, which is possible only in the Consolidated/Cluster Redevelopment. Hence, Proposals for the Redevelopment/Self-Redevelopment of standalone buildings from the Layouts which are under consideration for Consolidated/Cluster Redevelopment should not be considered.
(21) The provisions of the Development Control and Promotion Regulations, 2034, the provisions of the MHAD Act, as well as the Government Resolutions/Orders/Circulars issued by the Government, from time to time, should be scrupulously implemented by the MHADA.
(22) If implementation of this Policy calls for any ancillary miscellaneous modifications, the Department of Housing shall have the powers to make such modifications.
3. This Government Resolution has been issued pursuant to the decision taken by the Hon’ble Cabinet in its Meeting held on 18.11.2025.
4. This Government Resolution has been made available on the website of the Government of Maharashtra viz. www.maharashtra.gov.in and its Code Number is 202512151100059809. This Resolution is attested and issued under Digital Signature.
By the order and in the name of the Governor of Maharashtra
PRAMOD BALKRISHNA PANDIT – Digital Signature
[Pramod Pandit]
Desk Officer, Government of Maharashtra
To,
[1] The Secretary to the Hon’ble Governor, Raj Bhawan, Mumbai,
[2] Private Secretaries to the Hon’ble Chairman/Hon’ble Vice-Chairman of the Legislative Council, Vidhan Bhawan, Mumbai,
[3] Private Secretaries to the Hon’ble Speaker Hon’ble Deputy Speaker of the Legislative Assembly, Vidhan Bhawan, Mumbai,
[4] The Additional Chief Secretary to the Hon’ble Chief Minister, Mantralaya, Mumbai,
[5] The Secretary to the Hon’ble Deputy Chief Minister (Housing), Mantralaya, Mumbai,
[6] The Secretary to the Hon’ble Deputy Chief Minister (Finance and Planning), Mantralaya, Mumbai,
[7] The Private Secretary to the Hon’ble Minister of State (Housing), Mantralaya, Mumbai,
[8] Private Secretaries to all Hon’ble Ministers and Hon’ble Ministers of State, (All), Mantralaya, Mumbai,
[9] Hon’ble Members of Parliament/Hon’ble Members of the Legislative Council/Hon’ble Members of the Legislative Assembly (All),
[10] The Hon’ble Chief Secretary, Mantralaya, Mumbai,
[11] A.C.S (General Administration/Public Works/Revenue) Department, Mantralaya, Mumbai,
[12] The Additional Chief Secretary (Housing), Mantralaya, Mumbai,
[13] The Additional Chief Secretary, Department of Urban Development, Mantralaya, Mumbai,
[14] The Commissioner, Municipal Corporation for Greater Mumbai, Mumbai,
[15] The Commissioner of Co-operation, Maharashtra State, Pune,
[16] The Vice-President, Maharashtra Housing and Area Development Authority, Griha Nirman Bhawan, Bandra (East), Mumbai,
[17] The Chief Officer, Mumbai Housing and Area Development Board, Griha Nirman Bhawan, Bandra (East), Mumbai,
[18] All Deputy Secretaries, Department of Housing, Mantralaya, Mumbai,
[19] The Director, Bombay Development Chawls, Saoli Building, Ganpat Jadhav Marg, Worli, Mumbai,
[20] Select File (GruNiPa), Department of Housing, Mantralaya, Mumbai.
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[Text Translated by Adv. Prakash Manohar Chalke
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