Whenever you see a town planning map or a blue print, you come across various terms like open space, amenity space. Here is details explanation in common man’s language for construction related building rules. 

FSI (Floor Space Index)

1. In general language FSI means permissible built up area on any plot. It is calculated by dividing Built up area by Plot Area.
2. FSI = built up area/Plot area.
3. E.g. – If permissible FSI for a plot of 1000 Sqft. is 1.10, then we can construct 1100 Sqft. of built up area. (say 225 Sqft on 4 floors or 550SqFt on 2 floors)
4. Ducts, Parking floor, basement, architectural treatment are not considered while calculating FSI.
5. Depending upon planning authority by-laws, balcony, terrace, staircase, lift, lift machine room are deducted from FSI on payment of premium.

Check FSI in pune https://foot2feet.com/construction-calculator/pmc/fsi-in-pune/ 

Open Space

1. Open space is the space left for recreational activities for the user of that plot. It remains part of the same land under ownership of society.
2. Generally we have to leave 10% of total plot area for any building or layout permission.
3. Depending upon by-laws smaller plots, gunthewari plots, N.A. plots do not require open space area.

Amenity space

1. Generally for plot above 1 acre require 15% amenity space.
2. Amenity space is a space to be left for government for planning various public amenities like school, hospital library, fire stations, police chowki etc.
3. This space is to be handed over to govt. and owner gets FSI as compensation for land. (In short there is only loss of space but no loss of FSI)
4. N.A. plots and smaller plots do not require amenity space.

Paid FSI (Fungible FSI)

1. It is additional FSI on any plot after payment of premium amount to planning authority.
2. This premium amount depends upon ready reckoner rate of same land.

TDR (Transferable development rights)

1. Due to planning authority reservations FSI of one land cannot be utilized entirely on same plot. Hence Government allow plot holder to sell or transfer FSI of his plot. This is called Transferable Development Rights. Buying TDR is like buying virtual land.
2. Buyer of TDR can do extra construction on his land.
3. One cannot load more TDR than permissible on that land. Maximum Permissible TDR on any plot depends upon Access Road, Land Zone etc… 

Checkout The detail information about Transferable Development Rights (TDR) https://foot2feet.com/site/tdr_transferable_development_rights/ 

Road Widening

1. Area of plot falling under proposed or existing road is called as road widening area.
2. FSI of this area can be utilized on same plot or converted into TDR.

Carpet area

1. Before RERA Carpet area was considered as tile able area in property. It includes room floor area, Balcony area, terrace area, tile area at door jams etc…
2. But After RERA (Real Estate Regulatory Act 2016) have modified carpet area concept a bit.
3. According to RERA, carpet area include following things
4. Room Area
5. Internal wall area (wall between 2 rooms of same apartment)
6. Dry balcony area (separately mentioned)
7. Enclosed Balcony area (separately shown if any)
8. Terrace area (separately mentioned) the only difference between RERA carpet & old carpet is that internal wall area is added in RERA carpet.

Built up Area

1. Built up area term is most commonly used term in constriction industry. & at same time it has various meaning at various situations. Hence it is necessary to clarify area included or excluded while discussing with built up area. eg –
2. For government approvals it is the area covered by a building on all floors including cantilevered portion, mezzanine floors if any but excepting the areas excluded specifically from FSI.
3. For buyer / user – It is usable construction area which includes parking, floor area, but excluding footing & foundation area.
4. For contractor it is total construction area including parking, 50 % footing, water tank etc.., but excluding top terrace area.

Conveyance Deed

Any construction consists of 2 most important factors first is b.up area & 2nd is land on which building is constructed. After completion of construction builder/developer was supposed to transfer land in name of society (or association of apartment).  This transfer process is called as conveyance deed. A survey shows that in almost 80% society this process was not completed.

You can check the more information about conveyance deed here https://foot2feet.com/construction-services/legal-services/conveyance-deed/

Building Control Line

It is the line up to which we can build construction according to planning authority / or any government authority. 

Non Agriculture (NA)

1. Any land (except land in Gaothan area) is by default agriculture land in India. It is assumed as non-agriculture land only and only after taking NA permission (Non Agricultural use permission) from collector.
2. A copy of land conversion is called as NA order.
3. For NA land zone plays important role. (Agriculture, industrial , residential)
4. Depend upon zone NA can be done. Eg – Industrial NA, farmhouse NA, residential NA, commercial NA.
5. NA and R-zone are commonly misunderstood.
6. In simple words, NA is procedure to change tax on any land due to change in use of land.
7. NA land not necessary to be residential land all time, and similarly residential land not necessarily to be NA land.
8. A land which is in residential zone, but its use according to collector/revenue department is agriculture, then the land is not NA. (but this land can be converted into NA after completing NA procedure.)

You can Check more information about Non Agriculture here - https://foot2feet.com/site/na_order_land_conversion/

Side Margin

Side margin is distance to be kept from plot boundary to building line as per Regulations. Calculate how much side margin you need to keep for your building. 

https://foot2feet.com/construction-calculator/pmc/side-margin-calculator/ 

Ready Reckoner Rate

Government rates of land, property is called as ready reckoner rate. These rates are published and regulated by the respective state government. Find Out Ready Reckoner Rates in Pune here - http://www.igrmaharashtra.gov.in/eASR/frmMap.aspx 

R zone (Residential)

It is a zone demarcated as residential area in development plan mostly it shown in yellow color any agriculture land cannot converted in residential zone it agriculture/vanikaran land must pass certain criteria for zone conversion. you can use our site feasibility service to know  whether your land can be converted or not. 

You can check all Types of Land zone

Residential zones – R1 / R2

1. Residential Zone R1 includes Residential plots abutting on roads below 9 m. in congested area and below 12 m. width in outside congested area
2. Residential Zone R2 includes Residential plots abutting on road having existing or proposed width 9 m. and above in congested area and 12 m. and above in outside congested area.

Whenever you see a town planning map or a blue print, you come across various terms like open space, amenity space. Here is details explanation in common man’s language for construction related building rules. 

FSI (Floor Space Index)

1. In general language FSI means permissible built up area on any plot. It is calculated by dividing Built up area by Plot Area.
2. FSI = built up area/Plot area.
3. E.g. – If permissible FSI for a plot of 1000 Sqft. is 1.10, then we can construct 1100 Sqft. of built up area. (say 225 Sqft on 4 floors or 550SqFt on 2 floors)
4. Ducts, Parking floor, basement, architectural treatment are not considered while calculating FSI.
5. Depending upon planning authority by-laws, balcony, terrace, staircase, lift, lift machine room are deducted from FSI on payment of premium.

Check FSI in pune https://foot2feet.com/construction-calculator/pmc/fsi-in-pune/

Open Space

1. Open space is the space left for recreational activities for the user of that plot. It remains part of the same land under ownership of society.
2. Generally we have to leave 10% of total plot area for any building or layout permission.
3. Depending upon by-laws smaller plots, gunthewari plots, N.A. plots do not require open space area.

 Amenity space

1. Generally for plot above 1 acre require 15% amenity space.
2. Amenity space is a space to be left for government for planning various public amenities like school, hospital library, fire stations, police chowki etc.
3. This space is to be handed over to govt. and owner gets FSI as compensation for land. (In short there is only loss of space but no loss of FSI)
4. N.A. plots and smaller plots do not require amenity space.

 Paid FSI (Fungible FSI)

1. It is additional FSI on any plot after payment of premium amount to planning authority.
2. This premium amount depends upon ready reckoner rate of same land.

 TDR (Transferable development rights)

1. Due to planning authority reservations FSI of one land cannot be utilized entirely on same plot. Hence Government allow plot holder to sell or transfer FSI of his plot. This is called Transferable Development Rights. Buying TDR is like buying virtual land.
2. Buyer of TDR can do extra construction on his land.
3. One cannot load more TDR than permissible on that land. Maximum Permissible TDR on any plot depends upon Access Road, Land Zone etc…

Checkout The detail information about Transferable Development Rights (TDR) https://foot2feet.com/site/tdr_transferable_development_rights/

Road Widening

1. Area of plot falling under proposed or existing road is called as road widening area.
2. FSI of this area can be utilized on same plot or converted into TDR.

 Carpet area

1. Before RERA Carpet area was considered as tile able area in property. It includes room floor area, Balcony area, terrace area, tile area at door jams etc…
2. But After RERA (Real Estate Regulatory Act 2016) have modified carpet area concept a bit.
3. According to RERA, carpet area include following things
4. Room Area
5. Internal wall area (wall between 2 rooms of same apartment)
6. Dry balcony area (separately mentioned)
7. Enclosed Balcony area (separately shown if any)
8. Terrace area (separately mentioned) the only difference between RERA carpet & old carpet is that internal wall area is added in RERA carpet.

 Built up Area

1. Built up area term is most commonly used term in constriction industry. & at same time it has various meaning at various situations. Hence it is necessary to clarify area included or excluded while discussing with built up area. eg –
2. For government approvals it is the area covered by a building on all floors including cantilevered portion, mezzanine floors if any but excepting the areas excluded specifically from FSI.
3. For buyer / user – It is usable construction area which includes parking, floor area, but excluding footing & foundation area.
4. For contractor it is total construction area including parking, 50 % footing, water tank etc.., but excluding top terrace area.

Conveyance Deed

   Any construction consists of 2 most important factors first is b.up area & 2nd is land on which building is constructed. After completion of construction builder/developer was supposed to transfer land in name of society (or association of apartment).  This transfer process is called as conveyance deed. A survey shows that in almost 80% society this process was not completed.

You can check the more information about conveyance deed here https://foot2feet.com/construction-services/legal-services/conveyance-deed/

Building Control Line

It is the line up to which we can build construction according to planning authority / or any government authority.

Non Agriculture (NA)

1. Any land (except land in Gaothan area) is by default agriculture land in India. It is assumed as non-agriculture land only and only after taking NA permission (Non Agricultural use permission) from collector.
2. A copy of land conversion is called as NA order.
3. For NA land zone plays important role. (Agriculture, industrial , residential)
4. Depend upon zone NA can be done. Eg – Industrial NA, farmhouse NA, residential NA, commercial NA.
5. NA and R-zone are commonly misunderstood.
6. In simple words, NA is procedure to change tax on any land due to change in use of land.
7. NA land not necessary to be residential land all time, and similarly residential land not necessarily to be NA land.
8. A land which is in residential zone, but its use according to collector/revenue department is agriculture, then the land is not NA. (but this land can be converted into NA after completing NA procedure.)

You can Check more information about Non Agriculture here – https://foot2feet.com/site/na_order_land_conversion/

Side Margin

Side margin is distance to be kept from plot boundary to building line as per Regulations. Calculate how much side margin you need to keep for your building.

https://foot2feet.com/construction-calculator/pmc/side-margin-calculator/

Ready Reckoner Rate

Government rates of land, property is called as ready reckoner rate. These rates are published and regulated by the respective state government. Find Out Ready Reckoner Rates in Pune here – http://www.igrmaharashtra.gov.in/eASR/frmMap.aspx

R zone (residential)

It is a zone demarcated as residential area in development plan mostly it shown in yellow color any agriculture land cannot converted in residential zone it agriculture / vanikaran land must pass certain criteria for zone conversion. you can use our site feasibility service to know  whether your land can be converted or not.

You can check all Types of Land zone

https://foot2feet.com/blog/types-of-land-zone-its-benefits/

Residential zones – R1 / R2

1. Residential Zone R1 includes Residential plots abutting on roads below 9 m. in congested area and below 12 m. width in outside congested area
2. Residential Zone R2 includes Residential plots abutting on road having existing or proposed width 9 m. and above in congested area and 12 m. and above in outside congested area

UDCPR 2020 Chapter 14 is all about the Special Schemes as per mentioned in the UDCPR 

This is Applicable to all Planning Authorities and Regional Plan Areas except Municipal Corporation of Greater Mumbai, Other Planning Authorities/Special Planning Authorities/ Development Authorities within the limit of Municipal Corporation of Greater Mumbai, MIDC, NAINA, Jawaharlal Nehru Port Trust, Hill Station Municipal Councils, Eco-sensitive/Eco-fragile region notified by MoEF & CC and Lonavala Municipal Council, in Maharashtra.

Rule No. 14.4 Pradhan Mantri Awas Yojana

14.4.1 For Development Plan area

i) For developable zone

In any developable zone such as Residential/Commercial/Public semi-public/Urbanisable Zone/Urbanisable Zone U - 1, U - 2/Industrial etc., Affordable Housing for the Economically Weaker Sections (EWS) & Low Income Group (LIG), undertaken by Government / any Institutions authorized by the Government or Owner / any Private Developer (hereinafter referred to “the Project Proponent”), shall be permitted, subject to the following conditions -

Conditions :-

1. These Regulations shall only apply to development undertaken under the Pradhan Mantri Awas Yojana, wherein all the tenements shall be constructed for EWS / LIG with the use of the latest technology, subject to condition no.3 herein below.

2. Such Development shall be permitted in the Industrial Zone only after leaving amenity space as per Regulation No.4.8.1. However, no premium shall be charged for allowing residential use in the form of PMAY in the Industrial Zone.

3. The permissible FSI for such projects shall be the maximum building potential on the plot mentioned in Regulation No.6.1 or 6.3 subject to a maximum of 2.5 which shall be treated as allowable basic FSI for such project. No premium FSI or TDR shall be required to be loaded for availing this FSI upto 2.5. However, where building potential as per Regulation No.6.1 or 6.3 exceeds 2.5, in such cases permissibility of availing building potential above 2.5 shall be in the form of premium FSI or TDR or both which may be utilized for the permissible uses under this UDCPR.

4. Out of the FSI allowed in PMAY, 10% of the basic FSI mentioned in Regulation No.6.1 or 6.3, shall be allowed for commercial use.

5. The Municipal Commissioner/Metropolitan Commissioner/Chief Executive Officer/Chief Officer, before granting development permission, shall verify and satisfy himself in respect of the feasibility of providing basic infrastructure facilities like electricity, water supply, sewerage etc. required for the project.

6. The project proponent shall plan a proper internal Road network including major linkage up to outside roads, wherever necessary.

7. The project proponent shall provide all the basic facilities and utilities and on-site infrastructure, such as a Road, Water Line, Drainage Line, Street Light, Waste Water Recycling Plant, etc., at his own cost to the satisfaction of the Authority. In no case shall the burden of providing infrastructure lie with the Authority.

Provided that the project proponent shall lay the water, drainage/sewage lines up to the

nearest existing lines which are laid by the concerned Planning Authority.

8. The carpet area of the tenement shall not be more than the carpet area as may be decided by the Government of Maharashtra from time to time in respect of EWS / LIG

Housing.

9. Amalgamation of two or more tenements shall not be permissible under any circumstances.

10. All other guidelines and norms shall be followed as may be decided by the Government of India or State Government, from time to time in respect of “Pradhan Mantri Awas Yojana”.

ii) For No Development Zone / Agricultural Zone / Green Zone - 1

All above Regulation No.14.4.1(i) with the following modification shall be applicable forPradhan Mantri Awas Yojana to be permitted in No Development Zone / Agricultural Zone / Green Zone - 1.

a)  The minimum width of the approach road shall be 9.0 m.

b)  The permissible FSI for such projects shall be 1.0 on gross plot area.

14.4.2 For Regional Plan Area

The Regulations No.14.4.1 shall be applicable for Pradhan Mantri Awas Yojana to be permitted

in following areas of the Regional Plan, inrespective zones.

i) In the Mumbai Metropolitan Regional Plan area

a) PMAY shall be permissible in urbanisable zone U - 1, U - 2 / Urbanisable Zone of the entire Mumbai Metropolitan Regional Plan, with FSI and other provisions mentioned in Regulation No.14.4.1(i).

b) PMAY shall be permissible in zones, other than urbanisable zone U-1, U-2 / Urbanisable Zone, within distances mentioned in the following table, with FSI and other provisions mentioned in Regulation No.14.4.1(ii).

ii) In other Regional Plan Area

PMAY shall be permissible in respective zones, within distances mentioned in the following table with FSI and other provisions mentioned in Regulation No.14.4.1(i) & (ii).

Related Regulations

You can visit our other blogs related to Regulations 14 through the below-mentioned links:

Integrated Logistic Park (ILP) in UDCPR 2020

Industrial Township under Aerospace and Defense Manufacturing Policy in UDCPR 2020

Development of Tourism and Hospitality Services under Community Nature Conservancy around Wild Life Sanctuaries and National Park in UDCPR 2020

Slum Rehabilitation Scheme for Other Municipal Corporations in UDCPR 2020

Slum Rehabilitation for Pune, PCMC, PCNTDA, and Nagpur in UDCPR 2020

Urban Renewal Scheme in UDCPR 2020

Conservation of Heritage Buildings, Precints, Natural Features in UDCPR 2020

Integrated Information Technology Township (IITP) in UDCPR 2020

Affordable Housing Scheme in UDCPR 2020

Integrated Township Project (ITP) in UDCPR 2020

Zone certificate or zoning certificate is a document which tells zone of whole Survey number or gut number. Remember, zone certificate is not for a particular plot, it gives idea of whole Survey Number.

Example – If a Survey Number is affected by a 24 M road, one side of road is agriculture zone & other side is residential zone, then zone certificate will mention that the survey number includes Part residential zone, part agriculture zone & a 24.0 M wide road.

But it will not tell exact zone of your plot alone. To know exact zone of plot you have to take zoning demarcation in which authority will mark zone colour codes on your mojani certificate copy.

What is Zone Certificate ?

It’s a particular survey number of document by which any one can know about reservations mentioned in the DP. Zone certificate indicates the zones of land such as residential, Industrial Commercial, Agriculture and other details of the land like water bodies, and flood line.

Why Zone certificate is required?

This is required in order to facilitate the proper use of land for different purposes. Each zone is assigned for a specific purpose like residential, industrial, commercial, Agriculture etc. So to know the status of land to do further construction Zone Certificate is required.

Zone Certificate ensures that lands are properly marked for a specific purpose so that a particular zone intended for a specific purpose is not used for a different one.

How to get zone certificate online?

7/12 Extract is the essential document to get the zone certificate which indicates the ownership of land and all details of particular plot for which zoning certificate is required. For PMRDA we have to do online application. An application to Pune Corporation or respective authority is a way to get zone certificate.

Foot2Feet can help you in getting zone certificate in Pune, in PMRDA, in PCMC, in Maharashtra, in Thane, in Mumbai, in Pimpri Chinchwad or any municipal council, corporation & town planning or special planning authority like MMRDA.

How to download zone certificate?

Zone certificate cannot be downloaded. Basically, there is a process of Zone certificate in any city or for any location. Respective planning authority can give zone certificate.

In PMRDA there is an online process for Zone Certificate. We get the certificate within 7/8 working days from date of application. While in PMC, there is an offline process and we get the certificate within 4/5 working days from the date of application.

Zone Certificate Charges

To get zone certificate legal fees of 500 Rs has to be paid to government. Other charges like consultant’s fees & cost of getting 7/12 are separate.

Zone Conversion

Know More about Zone Conversion

Zone change is the process of changing the current zone to the different zone, for instance for agricultural use to non- agricultural use, residential use to commercial use etc. However, a plot owner can do request to change the zone of the property he owes, for its different uses.

Role of Scrutiny Committee in zone Change

A proposal scrutiny committee is being constituted as per the accompanying schedule to scrutinize the proposals for change of use department in the approved regional plan and make recommendations to the government. In the same vein, The approved regional plan, the committee should handle the proposal to change the use of non-development area to residential, commercial sector, public / semi-public sector to residential sector, residential sector to industrial sector, and forest department to include lands with less than 1: 5 slopes in agriculture department.

What is the process for zone Change?

Eventually, to do the application for zone change, the owner with the help of licensed engineer or licensed architect needs to be submit the application along with the all the necessary documents to the district collector office. Likewise, the Government will execute the necessary modification proposal as per the requirement received by the Government itself or in response to the request received from the public as required for the change of the zonef Use in the approved Regional Plan. After that the application get verified by the tahasildar. Further, it checked the revenue clearance and technical clearance.  Finally, It issues the conversion order of applied application.

Documents required for zone change

To change the zone of any plot, following documents are required to be submitted along with application of Zone change to the Regional Planning Authority

1. Land ownership records
2. Certified survey map showing the width of existing road available on site or other evidence of existing road available
3. A copy of the standard part map showing the use area as per the approved regional plan of the place
4. Color copy of up-to-date satellite imagery showing space boundaries and surroundings (Google Image)
5. In case of change of land use department under the proposal, water requirement in accordance with the proposed use department, water supply source and minimum water availability from it.
6. Certified copy of the relevant village plan
7. Affidavit / Bond letter made by the landholder in the form prescribed in Schedule C if the land under the proposal is to be included in the Residential Use Department at the request of the landholder.Index II
8. Other ownership documents as required
9. Other useful and supplementary documents / maps as required as required.

 Time required for zone change

Well, changing the zone of open plot is quiet lengthy and time consuming process. However, the members of the committee should provide their views on the proposal within 30 days from the date of appointment of the secretary of the committee. The member should clearly give a copy of such proposal in the letter sent to other committee members. So, zone change of a plot may be take upto 1 to 3 months from the date of its application.

Criteria’s for zone conversion in Maharashtra

So if u are thinking to change the zone of your agricultural land, then the Agriculture Land must be minimum 25 Acres and must have 9 M road is the main criteria to change the zone. Subsequently, to convert the industrial zone to residential zone the zone change process needs to be done. Another key thing to remember that no separate process is required to change the commercial zone into residential zone. Likewise, followings points also kept in mind while applying for the zone change as follows –

1.     Plot Requirement for zone change

2.     Road Width

3.     Water Supply Availability

4.     Pollution Control

5.     Ensuring amenities in the proposals regarding the residential use

6.     Consistency with industrial policy

7.     Regarding naturally sensitive soils

Fees required for the zone conversion

Another, significant factor in zone change, how much it will cost to change the zone. Well, Challan amount, processing fees and notification fees for zne change as given below –

1.     Processing fees and notice publication fees for zone change

To change the zone, the processing fees will be charge at 0.50% amount of land rate or Rs 20,000/- whichever highest which will be nonrefundable.

2.     Zone Change Premium

The Following chart will shows us the premium charges for zone change. Whereas, premium for zone change proposal on sr no. 1 to 4 in below table will charge the  Annual statements rates of developed land, and  Agricultural land rates will be charged as premium for zone change proposal on sr no 5.

UDCPR 2020 Chapter 11 is all about the Acquisition And Development Of Reserved Sites in Development Plans as per mentioned in the UDCPR 

This is Applicable to all Planning Authorities and Regional Plan Areas except Municipal Corporation of Greater Mumbai, Other Planning Authorities/Special Planning Authorities/ Development Authorities within the limit of Municipal Corporation of Greater Mumbai, MIDC, NAINA, Jawaharlal Nehru Port Trust, Hill Station Municipal Councils, Eco-sensitive/Eco-fragile region notified by MoEF & CC and Lonavala Municipal Council, in Maharashtra.

11.0 General

These regulations shall be applicable for the areas within the jurisdiction of planning authorities, unless otherwise specified.

11.1 Manner of Development of Reserved Site in Development Plan (Accommodation Reservation Principle)

The use of lands situated within the limits of the Planning Authority which have been reserved for certain purposes in the Development Plan, shall be regulated in regard to type and manner of development/redevelopment according to the provisions mentioned in following Table No.11-A.

When the owner is allowed to develop a reservation, he should have exclusive ownership/title of the land without any restriction under any other Act or Regulations in force.

General conditions/notes to allow development under the above regulations :-

i) The percentage of land and construction of amenities to be surrendered to the Authority as per above mentioned regulations for various authorities, shall be as below :-

ii) The owner shall be entitled to Amenity TDR against the construction of amenity, if any, as per TDR Regulation.

iii) The word 'Authority' means Municipal Commissioner of Municipal Corporation, Chief Officer of Municipal Council, Metropolitan Commissioner of Metropolitan Development Authority, or Chief Executive Officer of the concerned Authority.

iv) If the area of reservation is not adequate to construct an independent building as mentioned above OR When it is not possible to hand individual plots along with public amenities, then in such cases Authority may allow composite building on said land subject to the condition that the built-up area mentioned as above may be allowed to be handed over to the Planning Authority or Appropriate Authority, as the case may be, preferably on the ground floor and subject to payment of premium (1) for the land required to be handed over to Authority at the rate of 40% of land rate in ASR, without considering the guidelines therein. If the ground floor is utilized for parking, then such a built-up area shall be given on the stilt/first floor with separate entry & exit from Public Street. In such cases, the built-up area (along with a proportionate undivided share in land) shall be handed over to the Planning Authority or Appropriate Authority, as the case may be.

v)  In case of the development of reservation of a Bus Stand at Sr.No.5.1, the construction area for allied activities and uses permissible in the Residential Zone may be allowed to be constructed up to FSI of 2.00 of the surrendered plot with the consent of the owner. In such cases, the owner shall be entitled to amenity TDR to that extent. If the plot along with construction is handed over to MSRTC, the regulations applicable to the plot owned by MSRTC shall be applicable to the said plot.

vi) If the owner desires to construct an area of amenity more than what is mentioned above table up to maximum building potential as per Regulation No.6.1, Table 6-A or Regulation No.6.3, Table 6-G, as the case may be, with the consent of the authority, then he shall be entitled for amenity TDR to that extent.

vii) It shall be obligatory for the Authority to make a registered agreement with the developer/owner at the time of granting the development permission subject to terms and conditions as it deems fit. Occupancy Certificate shall be issued only after compliance of all terms & conditions and getting possession of the constructed amenity.

viii) The area/built-up area to be handed over to the Planning Authority under these Regulations shall be earmarked on the sanctioned building plan clearly mentioning the same. After completion of construction, the said amenity shall be handed over by executing the deed of transfer in this respect and expenses thereon shall be borne by the owner. The occupation certificate to the construction belonging to the owner shall be granted only after handing over said amenity to the Planning Authority. The constructed amenity shall be made available to the general public by the Authority within 3 months from possession.

ix) In cases, where permission for development under the accommodation reservation principle is already granted as per earlier regulations, the same shall continue to be valid till the completion of construction.

x) Provisions of Regulations of Inclusive Housing and amenity Space, if any, shall not be applicable for development under this Regulation. Moreover Regulation of required recreational open space shall not be applicable for the development of reservations other than for Residential purposes as mentioned in Sr.No.7.

xi) Notwithstanding anything contained in these regulations, there shall be no cap for utilization of available in-situ FSI/and Premium FSI and TDR potential of the entire plot on the remaining plot.

xii) Once the sanction is granted under this regulation, the owner/developer shall have to complete the development and hand over the developed reservation to the Authority within the period as specified by the Authority. Thereafter Authority may levy a penalty for any delay.

xiii)  The development permissions granted under the provisions of Accommodation Reservation provisions and full & final occupation certificate is issued, in such cases the portion/location designated for respective reservation is continued to be in the said reservation, and the rest of the land on which residential/commercial development permission is granted is deemed to be converted into residential/commercial zone to the extent of that area.

xiv)  Where appropriate authority for the development of reservation is other than the planning authority, then such appropriate authority may be consulted for the usefulness of the constructed amenity to be handed over, before granting the development permission.

xv)  In the case of Nagpur Municipal Corporation, for the development of commercial reservation at Sr.No.3 of Table No.11-A, FSI permissible for the development of reservation shall be as per Regulation No.10.3.1. In such case the construction area to be handed over to the authority shall be 1.5 times of the plot area to be handed over and the owner shall be entitled to utilize entire potential of a reserved plot as per Regulation No.10.3.1.

xvi)  This regulation shall not be applicable for the development of amenity space to be provided as per Regulation No.3.5 and Regulation No.4.8.1.

xvii) The norms mentioned above in note (i) for B and C class Municipal Councils, shall apply to non-Municipal Town Development Plans also.

Related Regulations to Rule No. 11- 

You can visit our other blog on Regulation 11 through the below-mentioned links:

Regulations for Grant of Transferable Development Rights in UDCPR 2020