As members must be aware that in our tender we have asked bidders to bid under two main DCPR schemes – 33 (11) and 33(7)(B) + 33(20)(B). Under both the schemes we get 5.4 FSI.

In the discussions held by our PMC Mr Dhargalkar with members at the SGM of Oct 26, 2025, Mr Dhargalkar recommended to go for Regulation 33(7)(B) + 33(20)(B) for the reasons and explanations stated below: 

Under both the schemes there is an FSI of 4 that is permissible on account of the 18.30 meters wide road abutting our plot. Add 35% Fungible FSI and the total becomes 5.4.

The catch or the difference is in the PTC units (Permanent Transit Camps) and the Affordable Housing/Rehabilitation & Resettlement/Transit Tenements (all three words are used in the same context) to be moved out of the plot. 

This 4 FSI distribution (excluding Fungible) is different under both the schemes

Under combination with 33 (20) B it is:

Basic FSI – 2.4 (which is got under 33 (7) B scheme)

Zonal FSI – 1 

Additional FSI – 0.5

TDR – 0.9

Under 33 (11) it is :

Zonal FSI – 1

Additional FSI – 3

Under 33 (20) B since it is clubbed with 33 (7) B scheme, the developer has to first utilise the basic FSI of 2.4 under 33 (7) B and then utilise the 1.6 FSI under 33 (20) B. Out of this 1.6 FSI – 50%, that is 0.8 has to be given to MCGM authority (BMC) in the form of Affordable Housing/Rehabilitation & Resettlement/Transit Tenements and the balance 50% he can use for sale units. These Affordable Housing/Rehabilitation & Resettlement/Transit Tenements must have a carpet area of maximum 645 sq ft. (60.00 sq.m.) + 35% fungible. 

Under 33 (11), it is 50% of the additional FSI of 3 – that is 1.5 FSI which he has to transfer to the Slum Redevelopment Authority (SRA) in the form of PTC units and the balance can be used for sale. These units are 300 sq ft carpet area (27.88 sq.m.) + 35 % fungible. 

Note that both these units are to be shown in the plot and then moved out of the plot (Some societies may choose to have it within the plot itself).

Now, what Dhargalkar says is:

With the conditions of Full TDR Loading, Regulation 33(7)(B) will entail IOD with FSI of 3.24, which will physically cover all proposed flats of existing Members in the IOD. In case of IOA under Regulation 33(11), the FSI covered will be 1.00 which will not physically cover existing Members’ Flats.

In case of IOD with Regulation 33(7)(B), Developer will make substantial initial investment towards Premium FSI, TDR and Paid Fungible FSI, whereas in case of Regulation 33(11), the investment would be minimal. This will make our project Financially more secure under Regulation 33(7)(B) + 33(20)(B).

For Regulation 33(11) clubbing will be (1.5 + Fungible), whereas Regulation 33(20)B will have much less clubbing component (0.8 + Fungible). This reduces the risk.

Regulation 33(7)(B) + 33(20)(B) may result in better planning of the layout as compared with Regulation 33 (11), due to stringent norms of MCGM as compared to that of SRA.

 It is for the above reasons that Regulation 33(7)(B) + 33(20)(B) may be preferred over Regulation 33(11).

Note: If Developer obtains IOD/ IOA right in the beginning before asking Members to vacate, such an IOD/ IOA will take care of points no. 1 & 2 above.

For both the schemes, till the OC is received for these PTC and Affordable Housing/Rehabilitation & Resettlement/Transit Tenements units, our Building/Building's will not get an OC.