G.R. Dt. 13th November, 2025 – Department of Housing – Sub- Implementation of Slum Cluster Redevelopment Schemes in Greater Mumbai
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Implementing Slum Cluster Redevelopment Schemes under the Slum Rehabilitation Authority, Greater Mumbai
Government of Maharashtra
Department of Housing
Government Resolution No:- Sankirna-2025/Pra.Kra.387/ZoPaSu-1
Madam Cama Marg, Hutatma Raj Guru Chowk,
Mantralaya, Mumbai- 400 032
Dated 13th November, 2025
Preface:-
In order to achieve the goal of slum-free Mumbai, the Government of Maharashtra has been implementing Slum Rehabilitation Schemes in the Greater Mumbai area. Having regard to the financially precarious condition of most of the developers in the wake of corona epidemic, the Government of Maharashtra issued Government Resolution Dated 25.05.2022, which contemplates implementation of such Schemes, like Amnesty Scheme, Joint Venture and appointment of Developer by Tender mode, to give a push-up to various stagnating Schemes.
Moreover, the Maharashtra Government, with a view to promoting Affordable Housing Projects, has declared an all Comprehensive “The State Housing Policy- 2025”. This Policy has emphasized the necessity of Slum Cluster Development in the Slum Rehabilitation and Redevelopment Projects. For this purpose, the below mentioned options at Serial No. 3.15.1 and 3.15.9 have been proposed:-
3.15.1:- Redevelopment of Slums on Private Plots having area in excess of 10 Acres.
3.15.9:- Cluster Redevelopment of slums comprising several Slums in the same ward.
Apart from the aforesaid two options, there are huts, as well as mixed settlements of squalid nature comprising some old and dilapidated buildings/structures/tenant occupying buildings, open spaces unfit for construction etc., situated on large tracts of lands within the area of Greater Mumbai. A large number of people are residing in such settlements. From the perspective of planning, such areas are required to be developed in an integrated and sustainable manner, so that all civic amenities, too, can be developed in the state of art and scientific manner, thereby improving the standard of living of the citizens. For this purpose, a Special Policy is required to be framed. In furtherance thereof, the Policy for the implementation of Slum Cluster Redevelopment Schemes under the auspices of the Slum Rehabilitation Authority, Greater Mumbai received sanction of the Hon’ble Cabinet in its Meeting Dated 14.10.2025. Hence, the Government contemplated the matter of issuing a Government Resolution in that regard.
Government Resolution:-
For the effective implementation of Slum Redevelopment Projects on large Private/Government/Semi-Government Plots, Government sanction is hereby granted for the implementation of Slum Cluster Redevelopment Schemes under the auspices of the Slum Rehabilitation Authority, Greater Mumbai.
The Provisions of the Cluster Redevelopment Schemes shall be as hereunder:-
1. The Slum Rehabilitation Authority shall act as the Nodal Agency for the Slum Cluster Redevelopment Schemes. The Slum Rehabilitation Authority shall determine the cluster of lands having minimum contiguous area of 50 acres, which shall include more than 51% of slum areas. For the inclusion in a Slum Cluster Rehabilitation Scheme occupation of land/its type and/or ownership of land/structures thereon, shall not pose any hurdle.
2. Speedy Redevelopment of the Slum areas and appropriate planning of cities should be the criteria for the purpose of inclusion of lands in Slum Cluster Redevelopment Scheme and they should include slum areas, old buildings, buildings unfit for human settlement owing to their old age or structural/sanitary deficiencies etc, or other buildings in the locality which are harmful to the health or safety of its residents, or the buildings which have become dangerous due to narrow roads as certified by the Agency or Officers appointed for this purpose by the Slum Rehabilitation Authority under a Slum Cluster Rehabilitation Scheme. Moreover, cessed buildings, tenanted buildings, Government/Semi-Government buildings etc., can be included, therein.
3. The Chief Executive Officer of the Slum Rehabilitation Authority, Greater Mumbai, should determine the Slum Cluster Ares. Sanction of the High Level Committee constituted under this Government Resolution should be obtained for the Cluster Areas, so determined. Upon grant of sanction by the High Level Committee, the Government shall grant sanction for the implementation of Slum Cluster Redevelopment Schemes under Section 3K of the Maharashtra Slum Areas (Improvement, Clearance and Redevelopment) Act, 1971. The composition of the High Level Committee shall be as hereunder:-
| 1 | Additional Chie Secretary/Principal Secretary/Secretary, Housing | Chairman |
| 2 | Additional Chie Secretary/Principal Secretary/Secretary, Urban Development -1 | Member |
| 3 | Commissioner, Municipal Corporation for Greater Mumbai | Member |
| 4 | Chief Executive Officer, S.R.A., Mumbai | Member Secretary |
| 5 | Invitee Members:- Administrative Head of the Public Authority which owns the land or the Government Agency appointed by JV Mode | |
4. In respect of the slum occupied areas included in the Slum Cluster Redevelopment Schemes, it shall not be necessary to obtain No-Objection Certificate of the concerned land owning Authority under Sub-Regulation 2.8 of Regulation 33(10) of the Development Control Regulations, 2034.
5. Permission shall be granted for the inclusion of a Slum Rehabilitation Scheme already sanctioned under Regulation 33(10) of the Development Control and Promotion Regulations, 2034 in the Slum Cluster Redevelopment Scheme. The High Power Committee (HPC) shall take a decision for the inclusion of such Scheme in the Slum Cluster Redevelopment Scheme on certain Terms and Conditions or the exclusion, thereof, by having regard to the stage of progress of Scheme, the likelihood of adverse impact on the plan of Cluster Redevelopment Scheme by inclusion, thereof, etc.
6. Provisions of the Slum Cluster Redevelopment Scheme shall be applicable to all structures, which shall include the structures used for industrial, commercial purposes and for retail sales situated on non-slum plots. The Rehabilitation tenements to be allotted to the existing occupiers using the premises for industrial, commercial purpose and for sales in the non-slum areas of the Slum Cluster Redevelopment Scheme shall be within the limits of the equivalent area corresponding to the actual authorised area certified by the Competent Authority.
7. The Slum Rehabilitation Authority shall act as the Nodal Agency for the implementation of Slum Cluster Redevelopment Scheme. Such Cluster Redevelopment Scheme should be entrusted to a Government Agency by way of Joint Venture (JV) or a Private Developer should be appointed by Tender Process or where a Developer has more than 40 percent of the total area of a Slum Cluster Redevelopment Scheme, then the concerned Cluster Redevelopment Scheme should be implemented on priority basis by the said Developer. However, a decision in this regard should be taken pursuant to the recommendations of the High Level Committee and with the prior permission of the Government. For this purpose, the Government shall issue an order under Section 3K of the Maharashtra Slum Areas (Improvement, clearance and Redevelopment) Act, 1971.
8. If buildings standing on non-slum areas of the proposed Slum Cluster Redevelopment Scheme are sought to be included, the responsibility of acquiring Development Rights of such buildings shall rest upon the concerned Developer. However, if Development Rights of such buildings cannot be obtained, such areas can be included in the Slum Cluster Redevelopment Scheme only for the planning purpose. However, such Floor Space, shall be excluded for the computation of Index and Floor Space Index shall be computed for such areas under the relevant provisions of the Development Control and Promotion Regulations under which the areas are developed or shall be developed.
9. The Developer appointed for the proper planning of the Slum Cluster Redevelopment Scheme should prepare a Master Plan/Layout and obtain approval of the High Level Committee through the Chief Executive Officer of the Slum Rehabilitation Authority, Greater Mumbai. While preparing such Master Plan the minimum area to be granted for the development of Reservations within the Notified Slum Areas of the Scheme should be as per Regulation 33(10) or more. Furthermore, in the matter of ratio of land covered by construction of Rehabilitation and Saleable Components on the remaining land, a final decision shall be taken by the High Level Committee.
10. In case of lands owned by the Central Government or the subordinate Undertakings, such lands may be included in the Slum Cluster Redevelopment Scheme with their consent.
11. If construction of additional Project Affected Flats is feasible in a Scheme, the Developer may construct such additional Project Affected Persons (PAP) flats and in lieu thereof, he shall be offered Saleable Built-up Area (BUA) under Regulation 33(10) of the Development Control and Promotion Regulations, 2034, by way of incentive.
12. If apart from Regulation 33(10) of the Development Control and Promotion Regulations, 2034, some of the buildings forming part of the Slum Cluster Redevelopment Scheme are eligible for development under other provisions (e.g. 33(7), 33(5), 33(9) etc.), then upon inclusion of such buildings in the Cluster Redevelopment they shall be permitted the permissible benefits under Regulation 33(10) or the permissible benefits under the concerned provisions, whichever being more. The entire Floor Space Index (Global FSI) of the Scheme shall be computed by Pro-Rata Method. Thus, achieving consolidated development of such buildings is the goal of the Slum Cluster Redevelopment Scheme. Furthermore, compliance of the essential Terms/Norms stipulated in other provisions shall be mandatory.
13. For the implementation of the Slum Cluster Redevelopment Scheme consent of the Hut Holders shall not be necessary.
14. Notwithstanding the grant of Occupation Certificate to the buildings in the on-going Slum Rehabilitation Schemes within the areas of the Slum Cluster Redevelopment Scheme, demolition/re-construction or retention of such buildings shall be permitted. In such event, the existing Floor Space Index as per the provisions of the Housing Policy/Development Control and Promotion Regulations shall be protected. However, in such case, it shall be necessary to obtain consent of the concerned co-operative housing societies.
15. The Developer shall be permitted to develop the Slum Cluster Redevelopment Scheme in phase-wise manner. At the request of a Developer, the Chief Executive Officer, Greater Mumbai may submit a Proposal before the High Level Committee for omitting any Section of the Scheme or adding any other Section to the Scheme at any stage of the implementation of the Slum Cluster Redevelopment Scheme, by recording reasons, thereof, in writing, provided such change shall not reduce the total area of the Scheme below 50 Acres. Provided also that the Chief Executive Officer of the Slum Rehabilitation Authority, Greater Mumbai may determine any other new slum cluster and if such cluster adjoins an existing slum cluster and the Developer of the existing slum cluster expresses his concurrence, then with the sanction of the High Level Committee, he may be permitted to develop it on the Terms and Conditions applicable to the existing Scheme.
16. For inducing an owner/owners of other non-slum private lands to join in the Proposed Slum Cluster Redevelopment Scheme, they shall be allotted, if it so feasible and with prior permission of the High Level Committee, a Developed Plot with equivalent Floor Space Index on generally 50 percent of the land equal to total price of their land by carrying out valuation along the lines of a Town Planning Scheme (TPS). This shall be done without compromising the integrity of the Slum Cluster Redevelopment Scheme. If owners of the private lands refuse such Proposal, then the said lands shall be acquired under the provisions of the Land Acquisition, Rehabilitation and Resettlement (LARR Act) Act, 2013. The cost of such lad acquisition shall be borne by the Promoter/Developer implementing the Project.
17. If a Government/Semi-Government land forming part of the Slum Cluster Redevelopment Scheme is let out to any person on leasehold/occupancy basis, then such land shall be included in the Slum Cluster Redevelopment Scheme. For this purpose, the concerned persons shall be rehabilitated as per the provisions of the Development Control Regulations, 2034. Moreover, the concerned land owning Authority shall be paid compensation as per the Revenue Rules. Such compensation cost shall be defrayed by the Promoter/Developer implementing the Project.
18. If there are any slum affected by Zone-I and Zone-II under the Coastal Zone Regulations (“CRZ”) Notification of the Central Government Dt. 18th January, 2019, then such slums shall be clubbed under the Slum Cluster Redevelopment Scheme and the huts comprised therein shall be rehabilitated in any part of the Slum
Cluster Redevelopment Scheme. In such case, Public Amenities permissible under the prevailing Rules should be erected on the vacant land after rehabilitation of the huts in Zone-I. Moreover, the Developer may undertake construction of the Saleable Component in conformity with the prevailing Rules on the vacant land after rehabilitation of the huts from Zone-II. Furthermore, if in-situ rehabilitation of the huts from CRZ-I and CRZ-II is not permissible under the Acts/Rules, then rehabilitation of such huts with Incentive Floor Space Index thereon, may be undertaken under a Slum Cluster Redevelopment Scheme. However, in such case, the distance between two locations should not exceed 5 Kms.
19. If Reserved Areas within the Slum Cluster Redevelopment Scheme are occupied by slums, then the provisions of Regulation 33(10) of the Development Control Regulations, 2034 shall be applicable. On the other hand, if the Reserved Areas are settled on Non-Slum Areas, then Pro-Rata action as per the provisions of the Development control Regulations, 2034 shall be taken. If a Developer undertakes development of such Reserved Areas, then he should be offered TDR or In-Situ Floor Space Index (FSI) over and above 4 Floor Space Index (FSI) on account of compensation for the reserved land. If in a slum cluster Redevelopment Scheme, it is possible to undertake construction in excess of the actual rehabilitation, then permission to undertake construction in excess of 4 Floor Space Index (FSI) limits may be granted. However, such construction shall be used only for the purpose of clearance of non-developable slums outside the land of a Cluster Redevelopment Scheme or for the rehabilitation of Project Affected Persons (PAP). For such construction, incentive benefits under Regulation 33(10) of the Development Control Regulations, 2034 shall be offered.
20. A Developer should submit a Phase-wise Development Programme for the entire Slum Cluster Redevelopment Scheme, which should specify the number of huts to be cleared in each phase. Thus, it would be mandatory to deposit with the Slum Rehabilitation Authority, Advance Rent for 2 years on account of rent to be paid to the hut holders to be evicted in the phase-wise manner, as well as post-dated cheques on account of rent for third year.
21. A Slum Cluster Redevelopment Scheme shall provide for a Community Hall for each building under the Scheme in the Ratio of 2% of the Rehabilitation Built-Up Area of the building or 200 Sq. Mt., whichever being less. Any future modifications made to Sub-Regulation- 8 of Regulation 33(10) of the Development Control and Promotion Regulations, 2034 shall be applicable to the Slum Cluster Redevelopment Scheme.
22. Under a Slum Cluster Redevelopment Scheme, the Developer is required to maintain minimum 12% of the total slum area s Recreation Ground/Open Spaces. However, in exceptional circumstances, where there are any constraints on the height of buildings under any Rules or Statutes, then on the recommendations of the High Level Committee and with the special sanction of the Government such area may be reduced to 8% for the practical feasibility of the Scheme. However, in the non-slum areas of the Scheme, it would be mandatory to maintain the Open Spaces as per the norms under the prevailing Development Control Regulations.
23. Where Ready Reckoner Rates of several plots under a Slum Cluster Redevelopment Scheme are different, weighted average should be taken for such areas and the concerned area should be treated as a Consolidated Plot.
24. The Chief Executive Officer of the Slum Rehabilitation Authority, Greater Mumbai, with the sanction of the High Level Committee, should frame time limit and the conditions for each phase during the course of phase-wise implementation of the Scheme. Moreover, penal provisions should be fixed for non-completion of work within time.
25. Pursuant to this Policy, ancillary modifications to the Development Control and Promotion Regulations, 2034 would be made by the Department of Urban Development.
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 202511131606124609. This Resolution is attested and issued under Digital Signature.
By the order and in the name of the Governor of Maharashtra,
CHANDRASHEKHAR DATTATRAYA TARANGE – Digital Signature
[Chandrashekhar Tarange]
Deputy Secretary, Government of Maharashtra
Copy:-
[1] The Secretary to the Hon’ble Governor, Raj Bhawan, Mumbai,
[2] The Additional Chief Secretary to the Hon’ble Chief Minister, Chief Minister’s Secretariat, Mantralaya, Mumbai,
[3] The Private Secretary to the Hon’ble Deputy Chief Minister (Housing)/(Finance), Mantralaya, Mumbai,
[4] The Private Secretary to the Hon’ble Minister of State (Housing), Mantralaya, Mumbai,
[5] Private Secretaries to the Hon’ble Ministers and Hon’ble Ministers of State (All), Mantralaya, Mumbai,
[6] Hon’ble Members of the Legislative Assembly/Legislative Council (All),
[7] The Senior Personal Assistant to the Chief Secretary, Maharashtra State, Mantralaya, Mumbai,
[8] The Personal Assistant to the Additional Chief Secretary (Housing), Mantralaya, Mumbai,
[9] The Additional Chief Secretary (UD-1), Department of Urban Development, Mantralaya, Mumbai,
[10] The Private Secretary (UD-2), Department of Urban Development, Mantralaya, Mumbai,
[11] The Additional Chief Secretary (Finance), Department of Finance, Mantralaya, Mumbai,
[12] The Commissioner, Municipal Corporation for Greater Mumbai, Mumbai,
[13] The Metropolitan Commissioner, Mumbai Metropolitan Region Development Authority, Mumbai,
[14] The Chief Executive Officer, City and Industrial Development Corporation (CIDCO), New Mumbai,
[15] The Vice-President and Chief Executive Officer, Maharashtra Housing and Area Development Authority, Mumbai,
[16] The Chief Executive Officer, Slum Rehabilitation Authority, Administrative Building, Anant Kanekar Marg, Bandra (East), Mumbai,
[17] All Deputy Secretaries/Under Secretaries, Department of Housing, Mantralaya, Mumbai,
[18] All Desks in the Department of Housing, Mantralaya, Mumbai,
[19] Select File/ZoPuSu-1.
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[Text Translated by Adv. Prakash Manohar Chalke-
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