Mumbai’s skyline could be headed for a dramatic transformation as the Brihanmumbai Municipal Corporation (BMC) moves forward with a proposal that would permit high-rise construction on roads as narrow as 3.6 metres—roughly the width of a small lane. The move is aimed at accelerating stalled cluster redevelopment projects across the city but has also sparked concerns over emergency access and urban safety.
Currently, under the Development Control and Promotion Regulations (DCPR), high-rise buildings are permitted only on roads wider than 9 metres, classified as main roads. Structures on narrower lanes are restricted to lower heights, typically up to 6–8 floors. The logic behind this restriction has traditionally been to ensure smooth movement of fire engines and ambulances during emergencies.
However, the BMC has now proposed an amendment to relax these norms. The proposal has already been cleared by the civic improvement committee and has been forwarded to the state Urban Development Department (UDD) for final approval.
Under the revised framework, building heights would depend on road width. Roads as narrow as 3.6 metres could allow structures up to 32 metres (around 10 floors). Those with a width of 4.5 metres may support buildings up to 70 metres (approximately 21–23 floors), while 6-metre-wide roads could see towers rising up to 120 metres, or around 31–32 storeys. Roads wider than 9 metres would have no height restrictions.
Explaining the rationale, officials said the change is intended to unlock redevelopment potential in densely built neighbourhoods where many ageing buildings are located on narrow internal roads. These structures, often built in the mid-20th century, are increasingly part of cluster redevelopment plans but face hurdles due to strict road-width regulations. Many are also classified as C1 category buildings, indicating they are structurally unsafe.
“In such cases redevelopment works become necessary, therefore the new amendment has been proposed. At present, the city is also recording a surge in real estate projects as all the old buildings are going under redevelopment. Therefore, this new amendment will only make way for the overall ease of living for citizens,” an official told Express.
BMC data indicates that nearly 40,000 buildings in Mumbai are over 70–80 years old, while many others exceed 50 years in age. Several redevelopment projects remain stuck due to inadequate access roads, leaving plots underutilised or unsafe structures standing unaddressed.
However, experts have raised concerns about emergency preparedness in such dense layouts. “During an emergency situation like fire adequate space for emergency evacuation may not be available since the land parcel on which such tall buildings are being constructed are small in nature. These situations may create confusion and stampede-like situations during a crisis period,” Abhishekh Awasthi, a real estate expert told Express.
Officials, meanwhile, have clarified that no project will be approved without clearance from the Mumbai Fire Brigade. “Unless the fire brigade carries out a full inspection, no NOC will be granted and it is only on the basis of NOC that final permissions are being granted,” the official added.
Source: The Indian Express
