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Know more about Landscape Design Architect
Landscape design architect creates beautiful outdoor spaces. The term landscape design covers two apparently contradictory elements. Landscape is traditionally thought to refer to undisturbed natural landscapes, and design is evidently artificial. But we must recognize that untouched landscapes are almost absent from large parts of the world, or exist only as a temporarily abandoned terrain subject solely to sporadic attacks. Built and unbuilt land are today strongly related in a dialectic relationship. This has also generated a spatial way of thinking in landscape design, comparable with architectural or town planning design processes.Landscape design architect plan design public outdoor spaces, such as gardens, campuses, parks, commercial centers, waterfront development, resorts, Institutional and industrial
1. Design Rules
A very basic rule landscape architect need to be in follow is that the building should be linked with the site. There are regulations about the distance of walls and fences from boundaries are laid down in the Law on the Rights of Neighbours and the individual state building regulations. The normal situation is that every house owner has to fence the right-hand side of their boundary as seen from the road. The joint back is to be fenced communally, i.e. the costs of minimal fencing (wire mesh fence, height = 1.25 m are to be shared. If a house owner has a sole duty of enclosure, then they must bear the cost of fencing alone and the fencing must stand on their own property. If the enclosure duty is shared, then the barrier must be centred on the boundary. There is a general duty of enclosure when it is usual in the location.Walls and retaining walls including enclosures do not require.
2. Cost required for Landscape Design
The cost involve in the Landscape design are extraordinary high. Landscape design architect may charge the cost for Landscape design on lump sum basis or at the 5% of total cost for comprehensive architectural services.
Design Parameters involved in Landscape
Aesthetic landscape compositions are congenial solutions for a space, which form an inseparable unit with buildings or town planning. So it is evident that landscape design architects are integrated into the project team right from the start, like structural or services engineers. The Foundation aspect in landscape design architect as follows –
i. Horizontal aspects –
The general structuring of outdoor areas in context with the surroundings is regarded as a horizontal aspect. This is a fundamental organization following considerations like idea, function, design and form. It can produce horizontal results like paving, lawns etc. and also vertical like buildings, trees, pergolas etc.
According to concept, items can be related to each other, repeated or contrasted; or a number of items can be superimposed. Open areas can, for example, continue themes or materials from
Buildings or provide a contrast. The ideal is to produce a central theme without functional limitations and then develop a design to make it readable.
ii.Vertical aspects–
It is the concepts for outdoor areas derive from the fundamental horizontal aspects and substantiate them. Not only is the selection of materials important but also the spatial contexts of the immediate surroundings. If there is a dip or a rise in the field of view, this lends the space to different interpretations. On the peak of a rise or in an open area, a roof, object or shelter can offer an impression of spatial definition. In street environments, trees can reduce the proportions of high buildings to a human scale and create small spaces within large. Vertical aspects, whether built or planted, should be to a sensible scale and integrate seamlessly into the overall concept of landscape architecture.
iii. Form of illustration
The decision how to illustrate with plans or drawings depends greatly on the stage of the project work. In the preliminary design and actual design phases, hand sketches and drawings can even today still contribute to a project’s presentation. At these stages,forms of illustration have a great significance.
iv. Design of earthworks –
Modelled areas of ground are generally perceived as pleasant and interesting which can have a strong effect on the perception of as pace. The human eye looks for viewpoints and fixed objects in an open area. An example of this is the common hilly landscape with meadows, farmland and isolated trees in open man-made countryside. This impression can be achieved with intentionally designed terrain modelling as an addition to vertical structures or plants. Homogeneously occupied areas (lawns, ground-cover planting of uniform height, paving), with sunken centres in particular,make spaces seem larger. Wavy or hilly ground modelling can also enlarge the impression of space. According to the situation,this can enable economic synergies to be gained through the management of earth quantities. While designing landscape, there are many factors compacted like Preservation of topsoil, Slope Protection, Soil formation, Soil Loosening, soil improvement, etc.
v. Design aspects of walls and fences –
During the planning stage of landscape design it should generally be noted that walls and fences form vertical optical barriers. This should be used intentionally to create spaces or particular views. Individual spaces can be created out of large areas either geometrically or also organically. The selection of materials should consider the overall design concept. For Instance, paving can be of materials natural stone, brick etc. that ‘grow out of’their original location, and can be continued into walls to create a tranquil and homogeneous effect. Walls and fencing offer a multitude of design forms and types. Like, Wooden Fences, Metal Fences, Metal mesh or grilles etc.
vi. Freestanding walls and Retaining Walls –
Freestanding walls are only subject to damp from the soil through the foundations and there less problematic in the choice of materials. Whereas Retaining walls can be self-supporting of concrete with facing brick or of dry stone.
vii. Copings–
The tops of walls must be protected against rain and snow by covering them with large slabs or stones. The coping element should have a cross-fall of at least 0.5%. Longitudinal joints in the coping are not allowed and butt joints must be at right angles to the wall centre-line.
viii. Pergolas and trellises –
In addition to the selection of a material for the planned pergola, its position within the outdoor area needs to be considered carefully.
Large pergolas form spaces almost like buildings, and should be justified by their function or particular aesthetic value. Pergolas can lead to special places or viewpoints and can be used to divide spaces and/or as a sitting area Pergolas with climbing plants should be detailed in accordance with the particular characteristics of the intended plant (spacing of supports for climbing or winding plants.
ix. PATHS, PAVING, STEPS –
For the design of paths and paved areas, questions of proportion are important and the selection of materials is decisive. Firstly,the correct dimensions for path width, free paved areas and enclosed spaces need to be determined according to the use and surroundings. Where as Steps overcome height differences: they are therefore always Significant as a vertical design aspect and require detailed matching to the overall theme. Flat and wide steps with low risers appear softer, more spacious and stronger in design. The steeper and narrower the steps, the more functional the impression.
x. Rainwater Management and drainage–
Rainwater management is urgently suggested for ecological and economic reasons in order to preserve the natural rainwater cycle as far as possible. The basic principle of rainwater management is to avoid, reduce or at least greatly delay surface water running off into the drains where it arrives or in the immediate vicinity. Certainly, Drainage is generally differentiated into linear or point drainage.Depending on the surfacing, surface falls should be provided to drain surface water appropriately at all times of year.
FAQ about home, Terrace or any Landscape Design
i. What are the 6main types of landscapes?
There are different types of landscapes. https://en.wikipedia.org/wiki/Landscape, like, desert, taiga, wetland, mountain range, cliff, littoral zone, coast, tundra, shrub land, forest, rain forest, woodland, moors etc.
ii. What is the difference between architect and landscape architect?
Architect Design structures, such as residential buildings or commercial buildings, whereas Landscape architects Provides plan for the outdoor areas around structures, as design work is the fundamental difference between architect and Landscape Architect.
iii. How do I find landscape architect in pune?
Speak with number of landscape architect and discuss with them about your budget and project. You can take reference from your contact also. The best way to post enquiry on https://foot2feet.com/construction-services/architect-in-pune/ about architectural services, here you will get quotation from several architect.
iv. What is difference between natural and man made landscape?
Natural Landscape is an environment which exist even in man’s absence, certainly its not affected by human activities. In the same vein Manmade landscape is the art of designing the drives, lawns, walks, gardens and shrubs with the help of natural elements like stones, bricks, water, landforms and many more.
v. What is cheapest rock for landscaping?
Crushed gravel and pea gravel are the cheapest landscapes rocks.
vi. How do you landscape the front of your house?
Enormous foundation planting along the front of your house will make good landscape look.
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
- Land ownership records
- Certified survey map showing the width of existing road available on site or other evidence of existing road available
- A copy of the standard part map showing the use area as per the approved regional plan of the place
- Color copy of up-to-date satellite imagery showing space boundaries and surroundings (Google Image)
- 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.
- Certified copy of the relevant village plan
- 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
- Other ownership documents as required
- 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.
| Sr No | Zone Change Description | Premium Rate |
|---|---|---|
| 1 | Agricultural and no development zone to residential Zone | 50% |
| 2 | Agricultural and no development zone to commercial Zone | 75% |
| 3 | Public Semipublic zone to Residential zone | 20% |
| 4 | Residential zone to Industrial Zone | 20% |
| 5 | Afforestation zone to agricultural Zone | 40% |
Have you ever been in a situation where you are dealing with the land related issues and you hear certain real estate jargons that you have never heard of? We are sure you are getting a lot of recalls from the past. Well, today we are going to discuss one such term, FSI. FSI stands for the floor space index.
FSI is also renowned as Floor Area Ratio (FAR). The term FSI refers to the ratio of the complete floor area of a building or a house (termed as the built-up area) to the complete plot area (land). These numbers and its values dictate the complete land area that you can construct, upon a plot.
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There are set and fixed formulas that are used to calculate the floor space index. Even if we have the formulas, it is not easy for someone out of the field to achieve the accuracy in calculating it. FSI is regulated by the department called the Development control regulation of a certain location and works as per the National Building Code of India.
The value of FSI is not same everywhere it is regulated according to the city zone, type of building and a lot of other amenities. It is possible to build up the construction only as imposed by the government.
The formula for the FSI calculation goes this way,
Floor Space covered in all floors
FSI = ——————————————
Area of the plot
Let us see about the Premium F.S.I
Well, these are some of the deviations allowed irrespective of locations and the building types.
If you ever wish or desire to stretch your Floor Space Index (F.S.I), you will have to pay some premium amount to the government. In order to avail this F.S.I, the joining road has to be 30 feet.
If the land you are planning to build on happens to be 30-40 abutting the roadway, the premium FSI will allow you to build on 20% more than actually allowed area. This increases with the increase in the width. Like, for the 40-60 road width you get 30% premium FSI, and for 60 feet road width it is 40% premium FSI.
F.S.I is not just the best option for us but it is also a great factor that helps to reduce the stress on the city. It is considered as the best concept since it limits and aligns the sources. With all the positive attributes it has, a lot of us tend to misunderstand its holistic approach. FSI helps the government to decide what % of the city area must be dedicated to the park, what percent for the road and how to divide the remaining into the different zones. This helps in a great way to keep the resources of the city on good terms with more greenery, lesser traffic, and a lot more other amenities.
Advantages
Even though the FSI is considered as the restricted concept it carries its own benefits at the places where construction is taking place rapidly. Let’s see some of the basic advantages of F.S.I,
It serves as a medium to maintain the ratio of open space and the built-up space.
It is one of the many factors that maintain the city skyline.
An average F.S.I illustration is the key for a better development
F.S.I maintains the equality between sustainability, growth, and development.
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Now that you have understood what Floor Space Index is and how important it is. You might also have gotten the idea about how much of efforts are required to get it done. Yes, there goes a lot of legal procedures that we need to follow and they can really get tiring. But to make it easy for you Foot2Feet offers all kind of services and calculators concerning Floor Space Index. To explore more you can feel free to call us and we will be more than glad to assist you with your queries.
Why professional’s love foot2feet automated FSI calculator
Following are silent features of foot2feet calculator, which have made it very popular amongst builders, architects, contractors and other construction industry people.
• No special knowledge required, a common man can use it
• Select your location and find planning authority in your region
• Only land area & access road width required to find basic results.
• If you give more details, you will get more accurate calculations
• It finds FSI, TDR, paid FSI, fungible FSI etc….
• Required Open space, amenity space MHADA, FSI factor are accurately calculated.
• Free assistance by foot2feet team
• It takes few seconds only.
There are general regulations about any construction permissible on land, and no piece of land shall be used as a site for the construction of a building if the site is not eligible for it.
Suppose the Authority considers that the site is insanitary, incapable of being well-drained, or dangerous to construct a building on. In that case, it is not permissible to use this land as a site for construction.
For Example, if the site is in Defense land, Railway region Hilly region, or not appropriately drained in this case there, one cannot construct anything on the land without considering the regulations. This information about reservations and their use is essential when someone starts actual planning, whether they are land owners, builders, or construction owners. It is a must-know information before purchasing land or starting construction on the land.
This information about reservations and their use is very important when someone starts actual planning, whether they are land owners, builders, or construction owners. It is a must-know information before purchasing land or starting construction on the land.
UDCPR 2020 Chapter 3 is all about General Land Development Requirements.
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. 3.2 Means Of Access
3.2.1
Every plot/land shall have means of access, like a street/road, irrespective of its width.
3.2.2
In case of the plot not abutting on a public means of access like street/roads, etc., the plot shall have access from spaces directly connected from the street by a hard surface approach as given below :-
(a) The width of such access ways in non-congested areas shall be as follows :-
| Min width of access way | Max. Length of such access ways |
|---|---|
| 6.0 m. | 75.0 m. |
| 9.0 m. | 150.0 m. |
(b) In congested areas, the width of such accessways shall not be less than 4.5 m.
3.2.3
Every person who intends to erect a building shall not at any time erect or cause or permit to erect or re-erect any building which in any way encroaches upon or diminishes the area set apart as a means of access.
Rule No. 3.3 Regulations For Land Sub-Division And Layout
Rule No. 3.3.1 Obligation to Prepare Layout
Building Layout or Sub-division proposal shall be submitted for the following :-
i) When more than one building, except for accessory buildings in the case of residential buildings, is proposed on any land, the owner of the land shall submit a proposal for the proper layout of the building or sub-division of his entire contiguous holding.
ii) When development and/or redevelopment of any tract of land, which includes division and sub-division or amalgamation of plots for various land uses, is proposed.
iii) When a group housing scheme or campus/cluster planning of any use is proposed.
iv) A two-stage approval process, as specified in Regulation No.2.6.1, will be followed for such proposals, wherever necessary.
Rule No. 3.3.2 Roads/streets in Land Sub-division or Layout
A) For Residential Development - The minimum width of the internal road in any layout or
subdivision of land shall be as given in Table No.3A.
Table No.3A - Internal Roads for Residential Development | ||
|---|---|---|
| Sr. No. | Length of Internal Road in Layout/Subdivision (m.) | Width of Internal Road in Layout/Sub Division (m.)length |
| i | Upto 150 | 9.00 |
| ii | Above 150 and up to 300 | 12.00 |
| iii | Above 300 | 15.00 |
Note - For layout or part of the layout where plots of 100 Sq.m. or less are proposed for Economical weaker Sections (EWS), 4.5 m. wide road of length up to 60.0 m. and 6.0 m. wide road of length up to 100 m. may be permitted so that EWS plots can be found on both sides of such roads.
B) For Other than Residential Development : The minimum width of the internal road in any layout or subdivision of land shall be as given in Table No.3B
| Table No.3B - Internal Roads for non-residential Development | ||
|---|---|---|
| Sr. No. | Length of Internal Road in Layout/Subdivision (m.) | Width of Internal Road in Layout/Sub Division (m.)Subdivision |
| i | Upto 150 | 12.0 |
| ii | Above 150 and up to 300 | 15.0 |
| iii | Above 300 | 18.0 or more |
C) Group Housing Scheme : In the case of group housing schemes, the minimum width of internal roads shall be as given in Table No.3C
Table No.3C - Internal Roads for Group Housing Scheme | ||
|---|---|---|
| Sr. No. | Length of Internal Road (m.) | Width of Internal Road (m.) |
| i | Upto 150 | 7.50 |
| ii | Above 150 and up to 300 | 9.00 |
| iii | Above 300 and up to 600 | 12.00 |
| iv | Above 600 | 15.00 |
Note: It shall be necessary to provide through roads in the group housing scheme of an area of more than 2.0 Hectares so as to coordinate the adjoining major road links (15.0 m. and above) or give way to new road links for adjoining areas. The width required for such road link shall be as per Table No.3A. This shall not bar coordination of smaller width roads approaching from adjoining areas, if owners so desire. Further, the Authority may insist on the coordination of smaller-width roads from adjoining areas, if required, from the planning point of view.
D) Pathways
In the case of the Group Housing Scheme/Campus Planning/Layout of Buildings, a pedestrian approach to the buildings from road/street/internal means of access, wherever necessary, shall be through a paved pathway of a width not less than 2.0 m., 3.0 m. & 4.5 m. provided its length measured from the exit way of the building is not more than 40 m., 60 m., and 100 m. respectively from the main/internal means of access. If the length is more than 100 m., then the width of the road, as provided in Table No.3C, shall be necessary. The marginal distances shall not be required from such pathways. However, the distance between two buildings shall be maintained, which will include the width of such a pathway.
Rule No. 3.3.3 Length of Internal Roads, How to be Measured
The length of the Internal road shall be measured from the farthest plot (or building) to the public street. The length of the subsidiary accessway shall be measured from the point of its origin to the next wider road on which it meets.
Provided that in the interest of the general development of an area, the Authority may insist the means of access to be of larger width than that required under Regulation No.3.3.2.
Rule No. 3.4 Co-ordination of Roads in adjoining lands
While granting the development permission for land sub-division or group housing/campus planning, it shall be necessary to coordinate the roads in the adjoining lands subject to provisions mentioned in Regulation No.3.3.2.C - Note. Also, a proper hierarchy of roads shall be maintained while deciding the width of the road.
Rule No. 3.3.5 Narrow Roads in Congested Areas (Core area in case of Nashik Municipal Corporation)
In congested areas, plots facing street/means of access less than 4.5 m. in width, the plot boundary shall be shifted to be away by 2.25 m. from the central line of the street/means of access way to give rise to a new street/means of access way of width of 4.5 m. clear from the structural projections. However, this will not be applicable for lanes of any length serving a single plot/property. In these cases, no separate setback from the revised plot boundary shall be required.
Rule No. 3.3.6 Development of Street
Means of access/internal road shall be leveled, metalled, flagged, paved, sewered, drained, channeled, lighted, laid with the water supply line, and provided with trees for shade (wherever necessary), free of encroachment and shall be maintained in proper condition.
Rule No. 3.3.7 Development of Private Street, if neglected
If any private street or any other means of access to a building is not constructed & maintained as specified above, the authority may, by written notice, require the owner or owners of the several premises fronting or adjoining the said street or other means of access or abutting thereon or to which access is obtained through such street or other means of access or which shall benefit by works executed to carry out any or more of the aforesaid requirements in such manner and within such time as the authority shall direct. If the owner or owners fail to comply with this direction, the authority may arrange for its execution and recover the expenses incurred by the owner/owners.
Rule No. 3.3.8 Access from the Highways/Classified Roads
(a) Generally, plots/buildings along Highways and classified roads shall derive access from service roads. However, highway amenities like a petrol pump, fuel station, hotel, etc., may have a direct access from Highways, which shall be subject to the provisions of the National Highway Act, 1956, and State Highways Act, 1955.
(b) The width of roads to be considered while granting development permissions, unless indicated otherwise in the Development Plan/Regional Plan/Planning Proposal/T.P. Scheme, shall be as mentioned in the table below :-
| Sr. No. | Category of Road | Width of Right of Way of Road (m.) | Remarks |
|---|---|---|---|
| 1 | National Highway | 60.0 | Width inclusive of 12.0 m. service roads on both sides |
| 2 | State Highway | 45.0 | Width inclusive of 9.0 m. service roads on both sides |
| 3 | Major Dist. Road | 24.0 | No Service road is required. |
| 4 | Other Dist. Road | 18.0 | No Service road is is required. |
| 5 | Village Road | 15.0 | No Service road is required. |
Notes:
1) If the width of any existing road is more than what is specified in the above table, then the greater width shall prevail.
2) If the service roads are provided beyond the right of way with permission granted earlier, then such service roads may be continued further in adjoining land.
3) The above widths of roads may vary according to guidelines or circulars issued by the respective department.
This provision shall be applicable to Area Development Authorities/Metropolitan Region Development Authorities/Special Planning Authorities/New Town Development Authorities and Regional Plan Areas.
Rule No. 3.3.9 Access Provisions for Special Buildings in Regulation No.1.3(93)(xiv)
For notable buildings, as mentioned in 93(xiv) under Regulation No.1.3, the following additional provisions of means of access shall be ensured;
(a) The width of the main street on which the plot abuts shall not be less than 12.0 m. in a congested area and shall not be less than 9.0 m. in a congested area, and one end of this street shall join another street of width not less than at least 9.0 m. (1) in congested areas and 12.0 m. in non-congested areas.
(b) The marginal distances on all its sides shall be a minimum of 6.0 m., and the layout for the same shall be approved taking into consideration the requirements of fire services, and the margins shall be of a hard surface capable of taking the weight of fire engine, weighing up to 45 tonnes. The said marginal distances shall be kept free of obstructions and shall be motorable.
(c) Main entrances to the plot shall be of adequate width to allow easy access to the fire engine, and in no case shall it measure less than 6.0 m. The entrance gate shall fold back against the compound wall of the premises, thus leaving the exterior accessway within the plot free for movement of fire engine/fire service vehicles. If the main entrance at the boundary wall is built over, the minimum clearance (headroom) shall be 4.5 m.
Rule No. 3.3. 10 Cul-de-sacs
In addition to the provisions of Regulation No.3.3.2, Cul-de-sacs give access to plots and extend up to 150 m. normally and 275 m. maximum with an additional turning space at 150 m. may be allowed only in residential areas, provided that Cul-de-sacs would be permissible only on straight roads and provided further that cul-de-sac ends shall be higher in level than the level of starting point. The turning space, in any case, shall not be less than 81 sq.m. in an area with no dimension of less than 9.0 m.
Rule No. 3.3.11 Handing Over of Layout Roads
Whenever called upon by the Authority to do so, areas under internal layout roads shall be handed over to the Planning Authority by way of deed after development of the same, within such period as may be specified in commencement letter/development permission, for which no compensation shall be paid by the Planning Authority.
Rule No. 3.3.12 Intersection of Roads
At junctions of roads meeting at right angles, the rounding off at the intersection shall be done with the tangent length from the point of intersection to the curve being half the road width across the direction of tangent, as shown in Fig.3A. The building shall also set back at required marginal distance from this rounding off.
Fig.3A - Rounding off at junctions of right-angled intersections
Fig.3B - Rounding off at junctions at acute/obtuse intersections.
Rule No. 3.3.13 Acute Angled Junctions
For junctions of roads meeting at less than 60 degrees, the rounding off or cut-off or similar treatment shall have a tangent length of U and V from the intersection point, as shown in Fig.3B. The tangent length at obtuse angle junction shall be equal to half the width of the road from which the vehicle enters as shown in Fig.3B. Provided, however, that the radius for the junction rounding shall not be less than 6 m. for both types.
Rule No. 3.3.14 Land-locked Plot
In case of a plot surrounded on all sides by other plots or reservations, if any, i.e., a land-locked plot that has no access to any street or road, the Authority may require access through an adjoining plot or plots and shall, as far as possible be nearest to the street or road, to the landlocked plot, at the cost of the owner of the land-locked plot & such other conditions as the Authority may specify. If the Plot is landlocked by any reservation, then access may be made available by adjusting the reservation within owners’ land without reduction in area. Such land-locked plots, up to 100 m. shall be considered as fronting on the main road from which the access of a minimum of 9.0 m. width is made available.
Rule No. 3.3.15 Approach by underpass or Over Bridge for adjoining properties.
In case adjoining properties of an owner or different owner are separated by road, river, nallah etc., then the Authority may allow the owner to construct an underpass or over bridge or foot over a bridge of the required size at his cost so as to ease the movement of people/vehicle across the properties.
Rule No. 3.6 Provision for Electric Sub-Station
In case of development/re-development of any land, building, or premises mentioned below, provision for an electric sub-station shall be made as under, if the requirement for the same is considered necessary by the concerned power supply authority.
| Sr. No. | Plot Area | Maximum requirements |
|---|---|---|
| 1 | Plot above 2000 Sq.m. | Of 5.0 m. x 5.0 m. and height of not more than 5.0 m. |
| 2 | Layout or sub-division of a plot measuring 2.0 ha. or more. | A suitable site for an electric sub-station as required by the Power Supply Company |
Provided that the sub-station is constructed in such a manner that it is away from the main building at a distance of at least 3.0 m. and in general does not affect the required side marginal distances or prescribed width of internal access or recreational open space.
Rule No. 3.9 Net Plot Area and Computation Of FSI
For the purpose of computing FSI/Built-up area, the net area of the plot shall be as follows:-
i) In case of a plotted layout/sub-division/group housing scheme/any development, the net area shall be the balance plot area after deducting the area covered by amenity space under Regulation No.3.5 and Development/Regional Plan proposals, including new roads and road widening, if any, from the total area of the plot.
ii) For the purpose of computation of FSI / built-up area, the net area of the plot shall only be considered.
iii) In case of plotted layout, the basic FSI of such net area shall be distributed on all plots on a pro-rata basis or on specific plots as the land owner desires, subject to maximum receiving potential prescribed in these regulations. However, such entitlement of FSI on certain plots shall be clearly mentioned on the layout plan.
iv) In the case of plots from already approved layouts, the plot area shall be treated as a net plot area.
v) The above regulations in respect of net plot area and computation of FSI shall apply to proposals in all land use zones.
Rule No. 3.12 Amalgamation Of Plots
i) Amalgamation of plots/lands shall be permissible if they form a sizable plot from a planning point of view and are contiguous. The amenities and layout plot shall also be entitled to amalgamation, provided the amenities are developed in a proportionate area.
ii) The amalgamation of plots from the approved layout, which is not desirable from a planning point of view (e.g., as shown in below), shall not be permitted.
iii) Land separated by a minor watercourse or nallah or road may be entitled to amalgamation provided connecting over a bridge or underpass of sufficient width, and strength is constructed by the owner with the approval of the Authority.
Rule No. 3.13 Development of Cycle Track Along River and Nallah
3.13.1
A regulation with respect of the development of cycle track along the river and nallah for the Nashik Municipal Corporation area is given in Regulation No.10.5.2.
3.13.2
For other Municipal Corporations, the following regulations shall be applicable.
A cycle track shall be developed along the rivers in green belt areas earmarked in the Development Plan. Also, cycle tracks are developed along the major nallah.
A distance of 6.0 m. from the edge of the minor water course (nallah) is to be left as the marginal distance for the construction of any building. A 3.0 m. a strip of land from the edge of such water course out of this 6.0 m. distance to be left shall be available for use as a cycle track for the general public. The compound wall shall be constructed excluding this distance of 3 m. strip for a cycle track. The owner shall be entitled to FSI of this strip of land for the cycle track, in situ. This 3.0 m. wide strip shall be handed over to the Municipal Corporation, for which, the owner shall be entitled to TDR or in-situ FSI equivalent to 35% of the area of 3.0 m. wide strip. This regulation shall be applicable for the development of land along Nallahs and Green Belt areas as and when it is notified by the Municipal Commissioner after identifying such Green Belt and Nallahs. Where development has already taken place and it is impossible to make provision for such 3.0 m. wide cycle track, then the Municipal Commissioner shall not identify such green belts/Nallahs.
Related Regulations to Rule No. 3 -
You can visit our other blogs related to Regulations 3 through the below-mentioned links:
Recreational Open Spaces in UDCPR 2020
Provision for Amenity Space in UDCPR 2020
Minimum Plot Area for Various Uses in UDCPR 2020
Provision for Inclusive Housing in UDCPR 2020
Relocation of D.P Reservations (Except Road) UDCPR 2020
Rules for Railway Line, River, Electric Line, Airport, Nallah in UDCPR 2020
UDCPR 2020 Chapter 7 is all about Higher FSI for Certain Uses 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. 7.2 Entitlement of FSI for Road Widening or Construction of New Roads/Surrender of Reserved Land
The Authority may permit on the same plot, additional FSI of the area required for road widening or for construction of a new road proposed under the Development Plan/Regional Plan/Planning Proposal, and also service road proposed to NH/SH/MDR/ODR whether shown on plan or not, if the owner (including the lessee) of such land surrenders such land without claiming any monetary compensation in lieu thereof and hands over the same free from encumbrances to the satisfaction of the Authority. FSI generated against the surrender of land, shall be in proportion to the provisions mentioned in Regulation of TDR and may be utilized on the remaining land within the building potential mentioned in Table 6-A, 6-G, and 6-H of Regulation No.6.1, 6.3 and 6.4 respectively, whichever is applicable. If desired by the owner, TDR, wherever applicable, may be granted against such surrendered land instead of utilizing FSI on the remaining land. Such TDR shall be allowed to be utilized as a Development Right in accordance with the provisions regulating the Transfer of Development Rights (TDR). Thereafter, the road shall be transferred in the city survey records/revenue records in the name of the Authority and shall vest in it becoming part of a public street.
Provided further that, this concession shall not be granted in respect of:-
a) Roads in the areas of the Town Planning Scheme are the proposals for the scheme.
b) Cases mentioned in the provision of TDR as mentioned in Regulation No.11.2.3.
Related Regulations to Rule No. 7
Redevelopment of Existing Buildings in UDCPR 2020
Development of Housing for EWS and LIG in UDCPR 2020
Regulations for Development of Information Technology Establishment, Data Centers in UDCPR 2020
Regulation for Development of Biotechnology Parks in UDCPR 2020
Incentive for Green Buildings in UDCPR 2020
Buildings of Smart Fin Tech Centre in UDCPR 2020
UDCPR 2020 Chapter 13 is all about the Special Provisions for Certain Buildings 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. 13.4 Grey Water Recycling And Reuse
Grey Water - This refers to wastewater from bathrooms, sinks, showers, wash areas, etc.
Applicability - These Regulations shall be applicable to all Developments/Redevelopments/part Developments for the uses as mentioned under Regulation No.13.4.1 to 13.4.6 and shall have the provision for treatment, recycling, and reuse of Grey Water. The applicant shall along with his application for obtaining necessary layout approval / building permission shall submit a plan showing the location of Grey Water Treatment Plant, furnishing details of calculations, implementation, etc. This Plan shall accompany with the applicant’s commitment to monitor the system periodically from the date of occupation of the respective building.
13.4.1 For Layout Approval/Building Permission
i) In case of Residential layouts, area admeasuring 10000 sq.m. or more, in addition to 10% open space, prescribed in the bye- laws, a separate space for Grey Water Treatment and Recycling Plant should be proposed in the layout. This may be proposed in amenity space as per Regulation No.3.5.
ii) On the layout Plan, all Drainage lines, Chambers, Plumbing lines should be marked in different colour and submit the layout for approval to the Authority.
iii) The recycled water shall be used for gardening, car washing, toilet flushing, irrigation, etc. and in no case for drinking, bathing, washing utensils, clothes etc.
iv) A clause must be included by the owner/developer in the purchase agreement that the purchaser, owner of the premises/organization or society of the purchasers shall ensure that :
a) The recycled water is tested every six months either in a municipal laboratory or in the laboratory approved by the Authority or by State Government and the result of which shall be made accessible to the competent authority / EHO of the respective ward office.
b) Any recommendation from the testing laboratory for any form of corrective measures that are needed to be adopted shall be compiled. Copy of any such recommendation and necessary action taken shall also be sent by the testing laboratories to the Competent Authority / EHO of respective Wards.
c) Maintenance of the Recycling Plant should be done by the Developer or Housing Society or Owner.
13.4.2 Group Housing/Apartment Building
In the case of a Group Housing scheme or a multi-storeyed building having 100 or more tenements, Grey Water Recycling Plant as mentioned in Regulation No.13.4.1 above, should be constructed. In the case of EWS/LIG tenements, this shall be provided for tenements of 150 or more.
13.4.3 Educational, Industrial, Commercial, Government, Semi-Government Organizations, Hotels, Lodgings, etc.
For all above buildings having built-up area of 1500 sq.m. or more or if water consumption is 20,000 litre per day whichever is minimum, then provision for Grey Water Treatment Plant as mentioned in Regulation No.13.4.1 is applicable.
13.4.4 Hospitals
Those Hospitals having 40 or more beds, Grey Water Recycling Plant as mentioned in Regulation No.13.4.1 is applicable.
13.4.5 Vehicle Servicing Garages
All Vehicle servicing garages shall ensure that the Grey water generated through the washing of vehicles is treated and recycled back for the same use as mentioned in Regulation No.13.4.1.
13.4.6 Other Hazardous uses
All other Establishments/Buildings where chances of Waste Water generated containing harmful chemicals, and toxins are likely and where such water cannot be directly led into municipal sewers, the concerned Competent Authority may direct the Owners, and users of such Establishments and buildings to treat their Waste Water as per the directions laid in Regulation No.13.4.1.
13.4.7 Incentive
The Owner/Developer/Society setting up and agreeing to periodically maintain such Grey Water Treatment and Recycling Plant entirely through their own expenditure shall be eligible for an incentive in the form of fiscal benefits in Property Tax to the extent of 5% to Tenement holder/Society.
13.4.8 Penalty Clause
Any person/Owner/Developer/Organization/Society violating the provisions of these bye-laws, he shall be fined Rs.2,500/- on the day of detection and if the violation continues, then he shall be fined Rs.100/- for every day as concrete action after written Notice from Authority.
If any person/Owner/Developer/Organization/Society fails to operate as determined by the Authorised Officer of the Authority and from the observations of test results and/or physical verification) the Recycling plant, then he will be charged a penalty of Rs.300/- per day and disconnection of the Water connection also.
Related Regulations
You can visit our other blogs related to Regulations 13 through the below-mentioned links:
Rain Water Harvesting in UDCPR 2020
Provisions for Barrier-Free Access in UDCPR 2020
Solid Waste Management in UDCPR 2020