AAI Introduces Case-by-Case Height Norms for Mumbai Redevelopment
The Airports Authority of India (AAI) has revised its approach to granting building height permissions in Mumbai by allowing approvals to be evaluated on a case-by-case basis. This change is expected to ease challenges faced by redevelopment projects, particularly in areas impacted by aviation restrictions around Juhu.
Under the new system, a regional committee will assess specific locations and examine how height limits can be adjusted without affecting aviation safety. The authority stated that there has been a need to review existing rules related to high-frequency transmitters, especially since there are no clearly defined global standards by the International Civil Aviation Organization on such issues. This has led to practical difficulties in applying uniform height restrictions across all locations.
The issue has been a major concern in the Juhu and surrounding belts, where several buildings are over 35 to 40 years old and require redevelopment. However, strict height caps had made many of these projects financially unviable. Around 50 to 60 redevelopment projects are reported to be stuck due to these limitations, impacting both housing supply and the safety of ageing structures.
Earlier, permissible building heights in such zones were around 57 metres above mean sea level (AMSL). Over time, these limits were reduced to nearly 43 metres and further down to about 34 metres in certain areas due to operational and safety concerns. These reductions significantly affected developers' ability to utilise available floor space index (FSI), which is essential for funding redevelopment, especially in MHADA layouts and slum rehabilitation schemes where cross-subsidy models are used.
With the new circular, the focus has shifted from blanket restrictions to a more location-specific approach. Plots that are located away from critical flight paths may see some relaxation in height norms, while areas closer to aircraft movement zones will continue to have stricter controls. This is expected to bring more clarity and flexibility for developers while maintaining the required safety standards.
Height restrictions linked to aviation infrastructure have been a long-standing issue in Mumbai, limiting vertical development in several parts of the city. In the past, industry bodies and developers have raised concerns about stalled projects, reduced housing supply, and delays in redevelopment due to such constraints. Discussions around relocating certain aviation equipment have also come up, indicating the broader impact of these restrictions on urban growth.
