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Air Funnel Zone: Creating TDR out of Thin Air

​Why are Air Funnel Zones being used to generate TDRs at the expense of air quality?

Government of Maharashtra announced that the redevelopment of buildings affected by the air funnel zone is a significant issue in suburban Mumbai where in, redevelopment is not feasible due to height restrictions.​

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  • No buildings or structures taller than 150 meters are allowed​

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  • The restriction applies to areas within a 20-kilometer radius of the airport​

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  • Exceptions require explicit permission from Civil Aviation Authorities

The Air Funnel Zone, designated to ensure aviation safety around airports during take-off and landing, has been in place in Mumbai at the now Chhatrapati Shivaji Maharaj International Airport since 1928 i.e. nearly a century, and virtually covers 50% of Suburban Mumbai including Vile Parle, Andheri, Kurla etc.

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In Navi Mumbai, virtually 65% area including Ulva, Chinchpada, Khandeshwar, Mansarovar are covered by the air funnel zone (Refer Fig. No.1)

Colour Coded Zoning Map of Mumbai and Navi Mumbai (CCZM), June 2016

Facts and Reports 

  • The Airports Authority of India created Colour Coded Zoning Maps (CCZM) which indicate permissible building heights within a 20 KM radius of civil aerodromes, using color-coded grids based on the area’s latitude and longitude.

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  • No buildings or structures over 150 meters tall can be built within 20 kilometres of the airport without permission from Civil Aviation Authorities;

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  • Under Greater Mumbai's 1991 DCR, TDR compensation was introduced for circumstances where land was reserved for public use, roads, heritage structures, housing for slum dwellers, and redevelopment.

Issues/ Implications 

  • The Government of Maharashtra announcement is indicating the provision of TDR for land in the air funnel zone which has never had development potential due to height and FSI restrictions established since the 1930s, as the airport predates surrounding developments in Mumbai

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  • The allowance for transferring TDR is absurd, as it will mean that TDR from 50% of Mumbai’s suburbs and 65% of Navi Mumbai will now have entitled development rights which were not there to begin with

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  • Suburban areas already face traffic congestion issues covered by the Air Funnel Zone, such as, Vile Parle, Andheri, Kurla

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  • What is the relationship between the TDR generating zone and the receiving zone so that they effectively operate in tandem to ensure a balanced and sustainable urban development?

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  • Will the revenue generated from TDR sales be reinvested into public infrastructure, such as roads, utilities, and public spaces, so that the entire city benefits from increased development rather than just developers and private landowners?

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  • How is the larger public benefitting from such TDR?

Research Questions 

  • What is the relationship between the TDR generating zone and the receiving zone so that they effectively operate in tandem to ensure a balanced and sustainable urban development?​

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  • Will the revenue generated from TDR sales be reinvested into public infrastructure, such as roads, utilities, and public spaces, so that the entire city benefits from increased development rather than just developers and private landowners?​

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  • How is the larger public benefitting from such TDR?

Strategic Framework

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  • Government Clarification required: Before implementing TDR regulations, the government should explain how it works, who benefits, the state's gains, and its impact on the area.

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  • Sustainable Urban Development: Assess infrastructure and development patterns to align TDR with planned growth goals.

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  • Transfer of TDR: The areas where TDR is being transferred must be evaluated with clear rules, public disclosure, and third-party oversight for their ability to accommodate increased development.

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  • Assessment of current infrastructure: This includes water supply, sewage systems, road networks and social infrastructure like schools and hospitals​.\

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  • Environmental Impact Assessment: Urban environment, Infrastructure strain, Public service capacity and Aviation safety risks 

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  • Policies aligned with Mumbai's urban planning goals: Balanced development, improved public infrastructure, sustainable urban growth

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