The Mumbai MMRDA may have hoped to create a mini Manhattan by seeking to hike FSI from 2 to 4 in Bandra Kurla Complex (BKC) — the city’s priciest business district.
The Mumbai Metropolitan Region Development Authority (MMRDA) may have hoped to create a mini Manhattan by seeking to hike floor space index (FSI) from 2 to 4 in Bandra Kurla Complex (BKC) — the city’s priciest business district.
But building height restrictions imposed by the union Civil Aviation Ministry could prove to be a dampener. Therefore, buildings at BKC, which were expected to touch 60m (24 storeys), will be restricted to a maximum permissible height of upto 48-49m (14-15 storeys). Currently, the permissible height is 37m.
“Contrary to the general perception, the Airport Authority of India (AAI) has not given blanket permission to the MMRDA so that tall structures can be built at BKC,’’ said GP Hela, AAI’s general manager (Aero). “Based on guidelines issued by the International Civil Aviation Organisation, the height of buildings is calculated based on factors governing the Aerodrame and Ground Aids rules with regards to physical obstacles and the Communication and Navigation Services.
The lowest height permitted under the two heads is then taken as the cleared height for approving a structure. This is done to ensure that structures don’t obstruct the flight path. We will give no objection certificate to each project on a case-to-case basis,’’ he added. Hela’s explanation means the hike in FSI will allow builders to add only two additional floors to their structures (depending on the plot area). Vacant plots or existing buildings (seeking higher FSI), which are located far away from the domestic and international airports, will be able to avail the benefit and therefore, have heights of up to 85m.
Sources say Mukesh Ambani’s Reliance Industries, which is proposing to construct a 170m-tall convention-cum-commercial centre, will not be able to avail of the hiked FSI plan. Located in G-block at BKC, the plot is close to the airport. Even Jet Airways, which plans to set up a 70m-tall corporate office, will lose out.
Incidentally, AAI’s objection isn’t the only one the MMRDA has received. Experts are particularly worried about the policy of allowing greater FSI, which, they fear, could further burden the city’s already strained infrastructure.
Restrictions
Buildings at Bandra-Kurla Complex, which were expected to touch 60m (24 storeys), will be restricted to a maximum permissible height of upto 48-49m (14-15 storeys). Currently, the permissible height is 37m.
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