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The BMC has opened public consultation on a draft regulation (33(27)) to define and incentivise "iconic buildings" under Mumbai's DCPR 2034. Eligible structures must display standout design, scale, or architectural vision. Developers may receive FSI relaxations by paying a premium up to 50% of land value, split between BMC and the state. A high-powered committee, chaired by the Municipal Commissioner and including global and Indian experts, will vet proposals. Public scrutiny of designs is encouraged. The draft mandates non-residential use, 18 m road access, and public plazas. The move echoes Mumbai's legacy of iconic architecture, aiming to blend innovation with heritage-conscious development.
This week, the Brihanmumbai Municipal Corporation released a public consultation to gather feedback and suggestions on a draft addition (Regulation 33(27)) to the DCPR 2034, laying out a framework for iconic buildings in the city. Under the proposal, structures exhibiting unique size, design, theme, concept, aesthetic appeal or architectural vision may qualify. As part of the incentive package, developers receiving FSI relaxations would pay a premium up to 50 percent of land value, based on the Annual Statement of Rates. That fee would be split, part retained by the BMC and part remitted to the state government. Advertisement
All applications would be evaluated by a high-power scrutiny committee, chaired by the Municipal Commissioner. It includes the Chief Engineer (DP), a global architect, a visual arts expert, an Indian business historian, the Director of Town Planning (GoM), and the BMC Municipal Secretary. Additionally, one academic and one practicing professional from architecture or urban planning could be co-opted. Urban designer Harshad Bhatia has underlined that it is essential for the committee to conduct public scrutiny of every design shortlisted for iconic FSI benefits.
This policy follows earlier state-level initiatives the deputy chief minister's proposal to amend the Maharashtra Regional & Town Planning Act Section 37(1) and draft regulations outlining criteria: buildings must be standalone (non-residential), have at least an 18-m access road, and include public plazas or open spaces. The draft also proposed FSI exemption for non-habitable architectural elements, subject to committee review, with eligibility for established developers or renowned architects.
Historically, Mumbai's skyline has been shaped by iconic colonial-era landmarks such as the Gateway of India and the Gothic Municipal Corporation Building structures that have defined the city's architectural heritage and identity. More recent initiatives like the Dadabhai Naoroji Road heritage streetscape and Art-Deco Mumbai conservation drive further emphasise the importance of preserving both context and aesthetics.
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