FUNNEL ZONE IN MUMBAI
Saturday Brainstorming Thought (306) 20/12/2025
By:-Er. Avinash Kulkarni
9822011051
Chartered Engineer, Govt Regd Valuer, IBBI Regd Valuer,
Rera Certified Consultant, Black Money Act Regd Valuer
The Funnel Zone in Mumbai refers to the critical airspace around Chatrapati Shivaji Maharaj International Airport (CSMIA), shaped like a funnel from the runway ends, where strict height restrictions apply to buildings for aviation safety, ensuring clear paths for takeoffs and landings, which the most restrictive heights closest to runway, an area managed for the city’s massive air traffic
Funnel Zone
1) An invisible, defined airspace area critical for aircraft operations at Mumbai Airport (CSMIA)
2) Located directly in front of runway ends, extending outwards, like a funnel
Importance of Funnel Zone
1) Safety
Prevents obstructions (tall buildings, cranes) from interfering with aircraft ascent and descent
2) Height Restrictions
Buildings within this zone must adhere to specific height limits, decreasing as they get closer to the runway
Key Implementations of Funnel Zone
1) Urban Planning
Developers must comply with these rules, impacting construction projects in areas near the airport
2) Critical Zone
The area directly aligned with the runway is the most critical and has strict height rules
In essence, it’s a vital regulatory zone for Mumbai’s aviation infrastructure to maintain safety standards
Affected Areas of Funnel Zone
The Funnel Zone is an airspace area around CSMIA in Mumbai designed for aviation safety, imposing height restrictions on buildings within a 20 kM radius
The Funnel Zone covers nearly 50% of suburban Mumbai
Areas specifically impacted include
1) Vile Parle
2) Andheri
3) Kurla
4) Ghatkopar
5) Santacruz
History of Funnel Zone
1) The Mumbai Air Funnel Zone, established in 1928 (predating significant urban development), is an airspace area around the CSMIA
2) Designated to ensure aviation safety during take-off and landing
3) The Air Funnel Zone is the airspace surrounding the runways and approach paths of an airport, designated to ensure safe aircraft operations during take-off and landing
4) It is an imaginary flight path extending outwards and upwards from either side of a runway, similar to road lanes, where aircraft are supposed to be airborne
5) Imposes height restrictions on buildings within a 20 kM radius
Rules and Byelawas for Funnel Zone
1) No buildings over 150 meters tall within a 20 kM radius without explicit permission
2) No building allowed within 500 meters of the runway
3) Restrictions based on color-coded-grids (Colour Coded Zoning Maps – CCZM) by AAI
Regulatory Authority for Funnel Zone
1) Directorate General of Civil Aviation (DGCA)
2) Airports Authority of India (AAI)
Role of Regulatory Authority
DGCA
1) Mitigate emissions from aviation
2) Reduces noise from aircraft movements near airports
AAI
1) Manages height clearance for buildings around airports
2) Overseas the No Objection Certificate Application System (NOCAS)
3) NOC required for structures exceeding permissible height in CCZM
Funnel Zone Impact on Redevelopment
1) Height Restrictions have significantly hindered redevelopment of old buildings in affected areas
2) Over 6000 buildings affected in areas like Santacruz, Vile Parle and Ghatkopar
Addressing Redevelopment Issues – Proposed amendment to DCPR 2034
Applicability
1) This regulation applies to the redevelopment of existing cooperative housing societies and tenanted buildings located within the Mumbai’s Airports Funnel Zone
2) These buildings must be situated in residential or commercial zones and face developmental restrictions due to their proximity to the airport
Proposal Submission
1) Applicants seeking redevelopment under this regulation must submit a proposal outlining the justification for the project, hardships caused by existing restrictions and planning constraints hindering the full utilization of permissible FSI
2) Supporting documentation should be included
Municipal Commissioners Approval
1) The municipal commissioner may approve the proposal upon verifying and being satisfied with the presented hardships and planning constraints
FSI
1) The maximum permissible FSI will be as per Regulation 30, Table 12A
2) Fungible FSI, as allowed under Regulation 31(3), will be granted in accordance with that regulations provisions
TDR Grant
If height restrictions prevent the utilization of basic FSI or existing authorized built-up area, resulting in a building with a built-up area smaller than permissible FSI or existing authorized built-up area, TDR equivalent to the unconsumed built-up area will be awarded to the owner after the building receives full occupancy
Premium Payment
1) A premium of 60% of the normal premium based on ASR (annual statements of rates) land rates (for FSI 1) will be applicable
2) This covers open space deficiency premium and the premium for allowing staircase, lift and lift lobby area free of FSI
Building Age
1) This regulation applies to buildings that are 30 years or older
2) Building age is determined as of January first of the year the redevelopment proposal is submitted to the Commissioner
3) Its calculated from the date of occupancy or the first property tax assessment date, or if applicable, from the date balance/admissible FSI was consumed through vertical extension as per then current regulations
Exclusive Applicability
Proposals under this regulation cannot be combined with other provisions of these regulations
Height Restriction
The provision applies only to buildings within the Mumbai’s Airports Funnel Zone with a height restriction of 18 meters or less
Key highlights of FSI for Funnel Zone redevelopment
1) The basic FSI will remain 1 within the Funnel Zone
2) If residents are unable to consume this due to aviation-related restrictions , they are eligible to generate TDR
3) Builders applying for additional FSI will need to pay a premium of 60% of the base cost, thereby lowering their overall construction expenses
This step allows builders and society members to recoup lost development potential by transferring it to other areas
