Cluster Redevelopment
Overview
Cluster Development Scheme (CDS) is a planned urban renewal / redevelopment strategy under Regulation 33(9) of the DCPR 2034. It allows multiple adjoining buildings or structures within a defined area to be redeveloped jointly as one coordinated project, rather than as individual plots.
📍 Key Features / Summary Points
1️⃣ Purpose
Designed to revitalise older precincts — dilapidated buildings, chawls, congested low-rise neighbourhoods, slum clusters and mixed use areas — through large-scale integrated redevelopment rather than piecemeal piecemeal projects.
2️⃣ Minimum Cluster Area
Island City: Minimum 4,000 m² cluster area required.
Suburbs & Extended Suburbs: Minimum 6,000 m² required.
3️⃣ Boundaries & Access
Cluster must be clearly bounded by physical limits like roads, railway lines, nallas etc.
Should be accessible via a D.P. road (typically 18 m wide). In special cases, an HPC-approved traffic study may allow 12 m road access.
4️⃣ Treated as Single Plot
Once designated as a cluster, all plots within that cluster are treated as a single plot for key calculations like FSI, marginal distances, and planning norms — simplifying the redevelopment process.
5️⃣ Urban Renewal Approach
Cluster redevelopment promotes master planning rather than isolated upgrades. You can integrate:
Residential
Commercial
Mixed-use structures
Infrastructure improvement
Public amenities
These elements are planned jointly for holistic neighborhood transformation.
6️⃣ FSI & Incentives (Policy Context)
DCPR and related government policies typically grant additional FSI and incentives to make cluster redevelopment economically viable for developers and property owners, though specific quantum depends on design and regulatory compliance.
7️⃣ Slum Cluster Redevelopment (Policy Updates)
Recent government resolutions allow slum clusters (minimum contiguous land) to be redeveloped under cluster schemes and remove consent requirements in certain cases to speed up projects.
8️⃣ Benefits Over Standalone Projects
Cluster redevelopment offers:
Economies of scale
More cohesive urban form
Potential for better infrastructure provisioning
More efficient allocation of public utilities
Higher planning leverage for public amenities
compared to standalone redevelopment of small plots.
📌 Quick Comparison: Standalone vs Cluster
Feature Standalone Redevelopment Cluster Redevelopment
Scale One building / plot Multiple buildings / entire neighborhood
Planning Individual Master-planned
Infrastructure Limited Integrated
FSI calculation Per plot Treated as one plot
Complexity Lower Higher (but often greater incentives)
📍 Key Features / Summary Points
1️⃣ Purpose
Designed to revitalise older precincts — dilapidated buildings, chawls, congested low-rise neighbourhoods, slum clusters and mixed use areas — through large-scale integrated redevelopment rather than piecemeal piecemeal projects.
2️⃣ Minimum Cluster Area
Island City: Minimum 4,000 m² cluster area required.
Suburbs & Extended Suburbs: Minimum 6,000 m² required.
3️⃣ Boundaries & Access
Cluster must be clearly bounded by physical limits like roads, railway lines, nallas etc.
Should be accessible via a D.P. road (typically 18 m wide). In special cases, an HPC-approved traffic study may allow 12 m road access.
4️⃣ Treated as Single Plot
Once designated as a cluster, all plots within that cluster are treated as a single plot for key calculations like FSI, marginal distances, and planning norms — simplifying the redevelopment process.
5️⃣ Urban Renewal Approach
Cluster redevelopment promotes master planning rather than isolated upgrades. You can integrate:
Residential
Commercial
Mixed-use structures
Infrastructure improvement
Public amenities
These elements are planned jointly for holistic neighborhood transformation.
6️⃣ FSI & Incentives (Policy Context)
DCPR and related government policies typically grant additional FSI and incentives to make cluster redevelopment economically viable for developers and property owners, though specific quantum depends on design and regulatory compliance.
7️⃣ Slum Cluster Redevelopment (Policy Updates)
Recent government resolutions allow slum clusters (minimum contiguous land) to be redeveloped under cluster schemes and remove consent requirements in certain cases to speed up projects.
8️⃣ Benefits Over Standalone Projects
Cluster redevelopment offers:
Economies of scale
More cohesive urban form
Potential for better infrastructure provisioning
More efficient allocation of public utilities
Higher planning leverage for public amenities
compared to standalone redevelopment of small plots.
📌 Quick Comparison: Standalone vs Cluster
Feature Standalone Redevelopment Cluster Redevelopment
Scale One building / plot Multiple buildings / entire neighborhood
Planning Individual Master-planned
Infrastructure Limited Integrated
FSI calculation Per plot Treated as one plot
Complexity Lower Higher (but often greater incentives)