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as on July 17, 2024

durgesh varma

Pune, Maharashtra 411033

Experts In:Civil Contractor  

Working Hours: 08 AM to 9 PM

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Pune, Maharashtra 411033

Experts In:Civil Contractor  

Working Hours: 08 AM to 9 PM

1. Know more about Civil Contractor 

  A contractor which builds residential building, commercial buildings, farmhouses, Industrial sheds is called Civil Contractor. In addition to this he builds bridges, roads, dock, utilities, infrastructure and other similar constructions. In conclusion Civil contractors are responsible for execution of work activities that are required for the completion of project.

2. Factors to consider while selecting Civil Contractor

  Choosing a civil contractor from so many construction companies  is the most important factor. You need to go through many things while selecting the best civil contractor near you. For example, Background check, certification check, quality of construction, track record of previous work etc

3. What is the role of a general contractor ?

A general contractor is responsible to provide all the materials, labour, tools , equipments required on site from time to time. However a civil contractor in Pune often hires specialized sub contractors to carry out different activities in the construction work.

 For other construction related service visit 

Find all services related to construction at https://foot2feet.com/construction-services/

FAQ About Civil Contractor 

1. What are the 4 types of constructions?

Majorly, Construction of building falls in below types-

a. Residential Building.

b. Commercial and Institutional Building.

c. Industrial Building            

d. Infrastructure Building 

2. Is it it cheaper to build a home than buy it?

Yes!! It is cheaper to build a home than buy it in your expected budget. In other words you can build it on your own or hire a construction company to help you out.

3. How do you calculate construction Cost?

You can get free estimates from contractor to know the construction cost. Here is a simple formula to calculate construction cost
Cost of construction = Area of plot x Construction rate per sqft

4. What are the differences between Civil Engineer and General Contractor ? 

Civil engineer are people who design the project. Whereas general contractors are the people who takes on a project for implementing the designers specification in construction. However You can find Civil work contractor and general contractor on foot2feet.
 Check PMC registered contractors list at https://www.pmc.gov.in/en/pmc-registered-contractor-list

5. Do contractors give free estimates?

Depend wise! Generally Construction companies near you offer a free estimate or charge as per depending on the project.

Manner of Development of Reserved Site in Development Plan (Accommodation Reservation Principle) in UDCPR 2020

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.

 

Table No.11-A - Manner of Development

ReservationPerson / Authority who may acquire/ developPrinciple For Development through Accommodation Reservation subject to which development is permissible
123
1) Recreational -
1.1) Open reservations like Garden, Playground, Children PG, Open Space, Recreation Ground, Recreational Centre, Park, etc.Planning Authority/Appropriate Authority/Owner

Planning Authority may acquire the land and develop the same for the purpose. If the Land under reservation is owned by any Government agency/Authority, in such cases the Planning Authority may allow such Government agency/Authority to Develop full reservation for the said purpose subject to condition as may be decided by the Authority, and such Developed Amenity shall be open to the general Public.

 

OR

 

The Authority, after handing over of 70% of the land of the reservation to the planning authority by the owner free of cost and free from all encumbrances, may allow him to develop the remaining 30% of land as per adjoining use, subject to the following terms/conditions:-

 

i) The owner shall be entitled to develop the remaining 30% of land for the uses permissible in adjoining zones with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

ii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI as mentioned in Sr.No.(i) above), to be utilized as per TDR Regulations.

 

iii) The reservation shall be allowed to be developed in parts. However, it shall be ensured that the Garden and Playground area to be handed over to the Authority shall be a minimum of 1000 sq.m.

1.2) Stadium, Sports Complex, etc.Planning Authority/Appropriate AuthorityPlanning Authority/Appropriate Authority shall acquire the land and develop the same for the purpose.
1.3) Swimming Tank/Swimming PoolPlanning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring the land or after acquiring and developing the same, as the case may be, leases out as per the provisions of the Municipal Councils/Municipal Corporations/Authority Act, to the Registered Public Institution for developing and running or only for running the same.

 

OR

 

The Owner may be allowed to develop according to the designs; specifications and conditions prescribed by the Authority and run the same.

2) Public Utilities

a) Cremation Ground

 

b) Burial Ground


c) SlaughterHouse


d) Sewerage Treatment Plant

 

e) Water Treatment Plant

 

f) Water Tank

Planning Authority/Appropriate AuthorityThe Planning Authority/Appropriate Authority shall acquire the land and develop the reservation for the same purpose.
3) Commercial

3.1) Market and Mandies -

 

a) Weekly Market

b) Vegetable Market

c) Open Market.

d) Hawkers Market

 

3.2) Shopping centres-

 

a) ShoppingCentre,

b) Commercial Complex,

c) District Commercial Centre,

c) Municipal Market

d) Fish Market

e) District Commercial (C-2) etc.

Planning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority shall acquire the land and develop the reservation for the same purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of the total area, mentioned in Note - 1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in adjoining zones with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

4) Health Facility

a) Health Centre 

 

b) Hospital


c) Dispensary

 

d) Maternity Home

 

e) Veterinary

Hospital/Clinic

 

f) Urban Health Centre

 

g) Rural Hospital and like

Planning Authority/Appropriate

The Planning Authority / Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

The owner may be allowed to develop the entire reservation for the intended purpose only.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authorityan independent plot along with constructed amenity of total area, mentioned in Note -1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

5) Transportation

5.1) Depots and Stands

 

a)  Bus Stand

 

b)  Bus Depot etc.

 

c)  Metro Car Shed

 

d)  MRTS Station

Planning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

The owner may be allowed to develop the entire reservation for the intended purpose. 

 

OR


i) The Authority may allow the owner to

develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of total area, mentioned in Note-1 below this table& as per norms prescribed by the Authority. The Authority shall ensure that the constructed amenity to be handed over is of proper size and utilisable for the said use.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in adjoining zones with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.

 

iv) In the case of a Bus Stand/Bus Depot, at least 40% of the area shall be kept for parking/ movement of buses.

 

v) Reservation may be allowed to be developed in parts.

5.2) Roads ProposedPlanning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority shall acquire the land and develop the reservation for the same purpose.

 

OR

The Authority may allow the owner to develop the new Development Plan road, along with the construction of the road as per the specifications given by the Authority. After handing over the said constructed road along with the land under the proposed road to the Authority, the owner shall be entitled for TDR and Amenity TDR. The cost incurred for the construction of the road shall be calculated on the basis of the District Schedule of Rates of the Public Works Department.

5.3) ParkingPlanning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring the land or after acquiring and developing the same, as the case may be, is leased out as per the provisions of the Municipal Corporations Act, to the Registered Public Institution for developing and running or only for running the same.

 

OR

 

The owner may be allowed to develop the entire reservation for public parking and he shall maintain it for public parking forever. Agreement to that effect shall be executed with the Authority by the owner.

 

OR

 

The Owner may be allowed to develop an area of the reservation, subject to the following :-

 

i) The owner shall develop a parking space according to the designs, specifications and conditions prescribed by the Authority and hand over the constructed parking area equal to the reservation area, to the Authority.

 

ii) The operation and the maintenance of the facility will be decided by the Authority.

 

iii) Parking spaces may be in the basement or on stilts or on the first/second floor with separate entry & exit.

 

iv) After handing over the above-said parking area to the Planning Authority, the owner shall be entitled to construct with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot for other permissible users in that zone.

 

v) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as TDR Regulations.

 

 vi) Reservation may be allowed to be developed in parts, if the area under such part reservation is 50% or more, out of the total area of the reservation.

5.4) Truck Terminus or similarPlanning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

The owner may be allowed to develop the entire reservation for the intended purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of total area, mentioned in note-1 below this table &as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

6 ) Authority anEducational

(a) Primary School

(b) High School 

(c) College

Planning Authority/Appropriate Authority/Registered Educational Institution Trust/Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring land or after acquiring and constructing the building on it, as the case may be, leases out the same as per the provisions of the Municipal Councils/Municipal Corporations/Authority Act, to the Registered Public Educational Institution trust for developing and running or only for running the same.

 

OR

 

The owner may be allowed to develop the reservation for the same purpose. The Registered Public Educational Institution trust on behalf of the owner may also be allowed to develop subject to terms/conditions as prescribed by the Authority.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Authority an independent plot along with constructed amenity of total area, mentioned in Note- 1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI) to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts. However, it shall be ensured that a school or college of proper size is constructed. It shall be ensured that the Primary School and High School area to be handed over to the Authority shall be a minimum of 2000 sq.m.

(c) Educational ComplexPlanning Authority/Appropriate Authority/Land Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring land or after acquiring and constructing the building on it, as the case may be, leases out the same as per the provisions of the Municipal Corporations Act, to the Registered Public Educational Institution Trust for developing and running or only for running the same.

 

OR

 

The owner may be allowed to develop the reservation for the same purpose. The Registered Public Educational Institution trust on behalf of the owner may also be allowed to develop subject to terms/conditions as prescribed by the Authority.

 

OR

 

If the area of the Educational Complex reservation is more than 1.00 Ha. then,

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of the total area, mentioned in Note-1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

7) Residential

a) Public Housing /EWS/LIG Housing.


b) High Density

Housing.

 

c) Housing for Dis-housed.

 

d) Reservation similar as above.

Planning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire the reserved land and develop it for the same purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed tenements of not more than 30 sq.m. carpet area each to the Authority, mentioned in Note-1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) The Planning Authority/Appropriate Authority shall allot such tenement on priority to the persons dispossessed by the implementation of the Development Plan.

 

v) Reservation may be allowed to be developed in parts.

 

OR

 

The Authority may allow the owner to develop the reservation, subject to -


a) Handing over of 40% of land to the Authority in lieu of FSI/TDR, for laying out plots for EWS/LIG. The owner shall thereafter be entitled to develop the remaining plot as per the uses permissible in the residential zone with permissible FSI / TDR potential of the entire plot on the remaining plot without taking into account the area handed over to the Planning Authority.

 

b) The Planning Authority/Appropriate Authority shall prepare a layout for EWS/LIG plots and allot such plots on priority to the persons dispossessed by the implementation of the Development Plan. The Planning Authority may construct EWS/LIG tenements on such land.

8) Assembly and Institutional  

a) Town Hall


b) DramaTheatre


c) Auditorium


d) Samaj Mandir


e) Community Hall


f) Multipurpose Hall


g) Library


h) Town Centre


i) Town Sub-Centre etc

Planning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring the land or after acquiring and developing the same, as the case may be, leases out as per the provisions of the Authorities' Act to a Registered Public Institution to develop and run or only for running the same.

 

OR

 

The owner may be allowed to develop the entire reservation for the intended purpose only.


OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of the total area, mentioned in Note-1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

9) Public-Semi public

a) Govt. Offices


b) Fire Brigade Station

 

c) Reservations similar to above.

Planning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority independent plot along with constructed amenity of total area, mentioned in Note - 1 below Table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

10) Reservations of composite nature like Vegetable Market & Shopping Centre, Town Hall & Library, etc.Planning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

Explanation - For the reservation of composite nature, proposed in the Development Plan except for Town Hall & Library, the area of each user shall be considered equal i.e. 50 - 50%, and for Town Hall & Library, the area of the Library shall be 10% of the 

area of Town Hall and such area shall be allowed to be developed as per the norms applicable for such reservation as mentioned in these regulations.

11) Reservations that are not included in these regulations but are compatible with other similar types of reservation.Planning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire the reserved land and develop it for the same purpose.

 

OR

 

The development permissions for such type of user under this Regulation may be granted by the Authority in consultation with the Divisional Joint Director of Town Planning, subject to verification of compatibility of both the users and as per the norms applicable for such reservation as mentioned in these regulations.

12) For other buildable reservations shown in the Development Plan that are not covered abovePlanning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of the total area, mentioned in Note - 1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

13) Reservations for the Appropriate Authority other than the Planning AuthorityPlanning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire the reserved land and develop it for the same purpose.

 

OR

 

The Authority may allow the owner to Develop the reservation subject to the condition that;

 

i) Wherever the reservation is to be developed by the Appropriate Authority other than the Municipal Corporation, No Objection Certificate from the Appropriate Authority shall be obtained before granting development permission.

 

ii) The concerned Appropriate Authority (other than the State Government Department) shall deposit the cost of construction for the built-up area to be handed over to it, as per the Annual Statement of Rates with the Planning Authority. However, the Authority shall hand over such constructed area to the State Government / concerned State Government Department free of cost.

 

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 :-

 

Sr. No. of above TableReservationType of AuthorityPercentage of total land to be surrendered free of cost & free from encumbrancesPercentage of constructed amenities of the total land area to be surrendered free of cost & free from
12345
3CommercialA, B, C Class Municipal Corporations and Development Authorities4050
4Health Facility
5TransportationD Class Municipal Corporations & A Class Municipal Councils.4025
7Residential
8Assembly & InstitutionalB & C Class Municipal Councils and Nagar Panchayats.3020
9Public-Semi public
12Other Buildable Reservations
5.4Truck Terminus or SimilarA, B, C Class Municipal Corporations and Development Authorities.4010
  D Class Municipal Corporations & A Class Municipal Councils.307
  B & C Class Municipal Councils and Nagar Panchayats205
5.1Bus StandA, B, C Class Municipal Corporations and Development Authorities5020
  D Class Municipal Corporations & A Class Municipal Councils4015
  B & C Class Municipal Councils and Nagar Panchayats4010
6EducationA, B, C Class Municipal Corporations and Development Authorities4050
  D Class Municipal Corporations & A Class Municipal Councils4040
  B & C Class Municipal Councils and Nagar Panchayats4030

 

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

 

Types of Land zone and its benefits

LAND ZONE & USES

We cannot do any kind of building in any area. Use of land depends upon the land use zone decided by planning authority bylaws. Here are few sample uses in respective zone. Uses given here are to get rough idea of permissible use. These uses may change time to time as per authority policy. Also any use mentioned here have certain conditions for area, no of user, height, premises etc. 

PURELY RESIDENTIAL ZONE – R1 

R1 zone is residential zone with road below 12. (Below 9 m in congested area) R1 zone purely residential zone, but up to certain extent small committed / medical uses are permissible in R 1zone.

R1 & R2 zone are not separately shown in development plan, it is identified by access road width on site or in development plan. 

Following are uses permissible in residential zones 

  1. Any residential building or bungalow.
  2. Poly clinic laboratory, hospital up to 20 bed
  3. Hostel, old age homes
  4. House hold occupation(up to 1 hp electric load )
  5. Small professional offices (up to 50 sqm each)
  6. Small community halls, welfare centre, gymnasia(up to 100 sqm )
  7. Religious buildings
  8. Public libraries
  9. Club houses, parks and playgrounds (not being used for business purpose)
  10. Private coaching classes mess
  11. Electric industry (of assembly type up to up to 100 sqm)
  12. Convenience shops not more than 10 sqm
  13. Information technology establishment (ITE)
  14. Flour mill and wet / dry masala grinding, book binding (conditional)
  15. Burial grounds, cremation grounds and essential public utilities
  16. Raisin production
  17. Public conveniences.
  18. Agricultural, horticultural and allied uses (except agro-based industries).

 RESIDENTIAL ZONE R-2 

R2 zone is residential zone with road below with 12 m & above, access road (9 m in congested area) almost all uses are permissible in R2 zone eg. Residential, commercial, hospital, institute etc. 

Following are uses permissible in residential zones 

  1. All uses permitted in R1 zone
  2. Up to certain extent commercial use may be permitted
  3. Stores, shop or showroom  for the conduct of retail business
  4. Professional offices
  5. Frozen food lockers, fast food and vending stalls.
  6. Storage of furniture, household goods etc.
  7. Repairs to all household articles (excluding auto vehicle)
  8. Veterinary dispensaries and hospitals.
  9. Repair, cleaning shops
  10. Paper box manufacturing including paper cutting
  11. Commercial halls, exhibition halls
  12. Art galleries, aquariums;
  13. Restaurants, eating houses, cafeteria, ice – cream and milk bars.
  14. Showroom for distribution and sale of LPG
  15. Coal and firewood shops.
  16. Polyclinics on separate floors,
  17. Residential hotels, boarding and lodging
  18. Book depot, medicine and chemist shops.
  19. Business/ corporate office
  20. Colleges, secondary schools, trade or other similar schools.
  21. Parking of automobiles and other light vehicles on open plots even as a business.
  22. Vegetable, fruit, flour, fish or meat market place.
  23. General agriculture and horticulture
  24. Correctional and mental institutions,
  25. Service industries (as decided by planning authority)

COMMERCIAL ZONE 

Commercial zone is shown in blue color on development plan; on payment of certain premium to planning authority commercial zone can be converted in residential zone. 

  1. Any use permitted in residential zone without area and floor restrictions.
  2. Business offices and exchanges
  3. Public utility buildings
  4. Headquarters organizations.

INDUSTRIAL ZONE 

  1. Service industries
  2. Information technology establishments
  3. Storage buildings
  4. Drive-in -theaters, cinema or theaters
  5. The branches of scheduled banks.
  6. Any industry (subjected to fire officer permission)
  7. Banks, canteens, welfare center and such other common purposes considered necessary for the industrial workers, quarters of watchmen, caretakers or other essential staff required to be maintained on the premises (up to certain extent)
  8. On special permission by Commissioner, industrial zone can be converted in to residential zone.

AGRICULTURAL ZONE 

Following are uses permissible in agricultural zones

  1. Farm houses
  2. Store godowns, ware houses
  3. Agricultural uses
  4. Golf course and links, race tracks, and shooting ranges.
  5. Brick, tile or pottery manufacture
  6. Fish farming.
  7. Sand clay or gravel quarries.
  8. Storage and drying of fertilizer
  9. Public utility establishments such as electric sub-stations
  10. Swimming ‘pools
  11. Amusement park
  12. Mining and quarrying
  13. Research and development centers
  14. Ancillary service industries for agriculture produce marketing and management
  15. Bio-technology unit
  16. Solid waste management, land fill sites, bio-gas plants, power generation from waste.
  17. Highways amenities such as motels, way-side restaurants, service stations, service godowns, factory outlets, highway malls, hyper malls alongwith public conveniences like toilets

PUBLIC /SEMI PUBLIC ZONE 

  1. Pre-primary schools, primary schools, high schools, technical / trade schools, colleges, educational complex, hostels for students and essential staff quarters
  2. Hospital, sanatoria, dispensary, maternity homes, health centre, complex of such uses
  3. Training institutions
  4. Library, mangal karyalaya, gymnasium, gymkhana, water tanks, stadium, community hall, religious structures
  5. Commercial use (conditional)

Must Know Factor of Your Land

Are planning to buy / sell any land ? 

Are  you looking to develop a land ? 

Are you looking for joint venture of you land with any builder ? 

Wait…

Here is what you must know about your land before you buy it.

  1. For any Investment in land for Buy , Sell, Develop or Joint venture legal rights, clear 7/12 extract (7-12 उतारा), title clear certificate, with no litigations or with undisputed rights to seller are must.
  2. There is also a common misconception for that clear ownership rights is all enough for any kind of development (eg-  residential, bungalow, commercial, industrial, institutional etc…) Title & search report clarify ownership rights of land but it does not clarify development uses of the land. So a wise decision in land deal is to consider various parameters of land development. Few of them are explained below

Zone of plot –

  1. Land zone is most important factor for any kind of use of land. Planning authority plans various zones in development Plan. These zones are like Residential (R zone), Commercial Zone, Industrial Zone, Agriculture Zone…
  2. One cannot develop the land for any other purpose except those decided by planning authority or government. (eg- residential building, industry etc…)
  3. Zone conversion is not easy to go process. Unless it matches certain parameters of access road, distance from Gotham, land area etc. zone cannot be converted.
  4. Most of cases zone change is permitted after payment of certain charges to government.

Access Road –

  1. Many times plot are purchased with 10 feet or 20 feet access road. It do not serve all development purpose of user.
  2. eg – commercial building must have min 12 M road. (In non congested area)
  3. On any highway or major roads, one cannot develop area without leaving certain distance from road.
  4. If access road is not of required width then planning authority do not allow such development.

Reservations –

  1. Reservation are not necessarily to be marked on site. So verification in development / regional plan & on site is recommended.
  2. Most of the natural reservations cannot be developed & no FSI / TDR as compensation is given to owner. These natural reservation include River blue Line, Area Under Nala, Hill Top & Hill slope, BDP (Bio Diversity Park), etc…
  3. For some reservations owner gets FSI / TDR (sometimes 2 times of land area) after handing over such land to authority. Eg – D.P Road, Garden, Metro station, Fire station etc…
  4. Some reservations can be developed by owner/ developer under certain restrictions.

Factors affecting planning and construction area –

  1. Various factors affect plot & permissible development on such plot. In such case desired construction area may or may not be achieved.
  2. These factors are like plot shape, plot sizes, land slope, Height limitations etc…
  3. Few other factors are like Electric lines, building control line, buffer zone, distance from railway line, airport vicinity zone, etc.. Plot in these cases can be developed after leaving certain distance from such factors.

Water Supply, Drainage and Sanitary Requirements in UDCPR 2020

UDCPR 2020 Chapter 12 is all about the Structural Safety, Water supply, Drainage, and Sanitary Requirements, Outdoor Display, And Other Services 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.

 

Rule No. 12.5 Water Supply, Drainage and Sanitary Requirements

 

1) The planning, design, construction, and installation of water supply, drainage and sanitation, and gas supply systems shall be in accordance with the provisions of Part-9 - Plumbing Services, Section-1 - Water Supply, Drainage and Sanitation, Section-2 - Gas supply of National Building Code of India as amended from time to time.

 

2) Requirements of Water Supply in Building.

 

The total requirements of water supply shall be calculated based on the population as given below :-

 

OccupancyBasis
Residential Building5 persons per tenement
 
Other Buildings

No. of persons on occupant load and area of floors given in Table

No. 9-E

 

3) The requirements of water supply for various occupancies shall be as given in Table No.12-A and Table No.12-B or as specified by the Authority from time to time.

 

Table No.12-A

Per Capita Water Requirements for Various Occupancies/Uses

Sr. No.Type of OccupancyConsumption per head per day (in liters)
123
1Residential
 (a) In living units135
 (b) Hotels with lodging accommodation (per bed) 180180
2Educational 
 (a) Day Schools45
 (b) Boarding Schools135
3Institutional (Medical Hospitals) 
 (a) No. of beds not exceeding 100340
 (b) No. of beds exceeding 100450
 (c) Medical quarters and hostels135
4Assembly :- Cinema theatres, auditorium, etc. (per seat of accommodation)15
5Government and Semi-public business45
6Mercantile (Commercial) 
 (a) Restaurants (per seat)70
 (b) Other business buildings45
7Industrial 
 (a) Factories where bathrooms are to be provided 
 (b) Factories where no bath-rooms are required to be provided 
8Storage (including warehousing)30
9Hazardous30
10Intermediate/Stations (excluding mail and express stops)45 (25)
11Junction Stations70 (45)
12Terminal/Stations45
13International and domestic Airports70

 

The value in parenthesis is for stations where bathing facilities are not provided.

 

Note : The number of persons for Sr.No.(10) to (13) shall be determined by the average number of passengers, handled by the station daily; due consideration may be given to the staff and workers likely to use the facilities.

 

Table No.12-B

FLUSHING STORAGE CAPACITIES

Sr. No.Classification of buildingStorage capacity.
(1)(2)(3)
1For tenements having common convenience900 litres net per w.c. seat.
2For residential premises other than tenements having common convenience270 litres net for one w.c. seat and 180 liters for each additional seat in the same flat.
3For Factories and Workshops900 litres per w.c. seat and 180 liters per urinal seat.
liters
4For cinemas, public assembly halls, etc900 litres per w.c. seat and 350 litres per urinal seat.liters

 

Related Regulations

 

You can visit our other blogs related to Regulations 12 through the below-mentioned links

 

Signs and Outdoor Display Structures in UDCPR 2020

 

Drainage and Sanitation Requirements in UDCPR 2020

 

Alternatives Materials, Methods of Design & Construction, and Tests in UDCPR 2020

 

Building Services in UDCPR 2020

 

Quality of Materials and Workmanship in UDCPR 2020

 

Structural Safety, Water Supply, Drainage and Sanitary Requirements, Outdoor Display, and Other Services in UDCPR 2020

 

A 9 step Guide for Construction of any Building

Step by step from laying the first brick to taking possession of your dream building construction

  • Are you looking to build your home?
  • Are you a businessman planning to build your own office building?
  • Are you an industrialist thinking of expanding your factory unit?

Constructing a new home or any building is a tedious, can be a dream come true for most, but at the same time, it’s a tedious process that requires 360-degree involvement, hectic negotiations and close interaction with multiple vendors and service providers. But it better be good, otherwise months of effort and your heavy investment – sometimes a whole life’s savings – can go waste, or not give you the full outcome; complete satisfaction and peace of mind that you deserve. 

“Whatever we build today, ends up building our tomorrow”

Pradeep, a friend who was planning to have his home constructed once came to me for advice.  He asked me if I can help him understand the process. Since I’ve dabbled in the industry for over a decade, so that he does not end up wasting his precious time, money, resources and energy. The process that I outlined for my friend is the one I am going to share with you in this document – drawn-up entirely from the owner’s perspective. It’s a distillation of my 10 years of experience in the industry with 250 projects, ranging from 1500 sq.ft. to 8,50,000 sq.ft. in area. 

Armed with this nine-step roadmap, you can seize complete control of the contraction process –  – how to build a house; an office building; a hospital; an industrial shed; execute a big township project or get a school, college or a resort project executed, on-time and within budget, without a glitch. If you carefully follow all these nine steps, I can guarantee you will be able to have your construction project completed in a hassle-free manner, without any time or cost overruns.  

  1. Land Feasibility Check
  2. Appointment of Architect
  3. Budget Planning
  4. Plan Finalization
  5. Legal Clearances
  6. Appointment of a Contractor
  7. Site Supervision
  8. Selection of Quality Material
  9. Don’t Miss Little Things

1. Check Land Feasibility

“Feasibility study means a careful evaluation of the viability of a construction project to analyze various opportunities and restrictions beyond our set of assumptions.”

               In simple language, what it means is that before you start planning the construction of your house or office on a piece of land, always check the feasibility of the project. This includes following two steps: 

a. Zone analysis –  

A piece of land falls in a particular zone, and each zone has pre-specified uses. (E.g. you cannot build a commercial property in a residential zone.  Floor Space Index (FSI) or Floor Area Ratio (FAR) is another is another important consideration. FSI reveals how much construction you are allowed to do on your allotted land. You can use Foot2feet.com’s unique, free-to-use FSI calculator to find this out.  (Click here). Last but not the least; zone analysis would also cover a consideration of access road’s width, road widening areas, allowable building height etc.  

b. Site Analysis – 

This would include a study of the site topography; water course; trees; prevailing climate conditions; direction of the sun; existing structures; bore well/well locations; the presence or absence of any parks in the  vicinity etc. All these are crucial elements of a Vibrant Design that your architect will later use to develop a plan for your dream house/office/factory premises.

Foot2Feet can help you to connect with a professional, who excels at preparing this report for you. 

2. Appointment of an Architect(s)

“Architects are magicians who add life to a building.”

If your building is your dream, then the architect is the person who will bring this dream to reality oops, realty

He plays a crucial role in helping you decide major aspects, such as space utilization; material selection and optimization of its use; cost management; exterior look and feel; interior functionality; future expansion scope; electrical fittings and plumbing design etc.

An architect must be appointed right in the beginning of a project and his role ends with project completion. Hence be wise in the selection of an architect for your dream project. Use the following criteria in the selection of the right architect – 

  1. Experience – An experienced architect will be good at problem-solving and make your decision-making easier.
  2. Timely Service – Timely delivery of drawings will make a huge difference to the construction speed.
  3. Aesthetic Sense – A competent architect will ensure that the building looks good and is also technically-sound.
  4. Execution Teams – His contacts with contractors, masons and other consultants will ensure that you get help from the right person for the right tasks and at the right time.

On the flip side, if you are on a tight budget, you could also consider awarding your project to a talented, young architect as he will be more flexible in his approach and his services will cost you considerably less.   

Get free quotations from architects registered on Foot2feet. 

3. Budget Planning

How big is your building project likely to be?

Check out the cost of construction in your particular area. Contractor, architect and your experienced friends may help you estimate the trending cost in your area. For instance, in a smaller city like Latur or Nanded, it may cost only Rs 950 per square feet, while it may climb up to Rs 2500 per square feet in cities like Pune and Mumbai. Also factor into this estimate the cost of  

  1. Material used in the  construction
  2. Design details of your project
  3. Nature of soil, hard rock etc., which affects foundation cost
  4. The prevailing rates of material, such as steel, cement etc.
  5. Labor availability

After you arrive at an approximate cost of construction, multiply it by your proposed area of construction. Since building a home or undertaking any other construction project is a once-a-lifetime event in the life of an average Indian, determine how far you can go in terms of expanding your budget to match your dreams.

Remember the cost of basic structure (slab, brickwork, plaster) is quite  reasonable compared to the cost of finishing items, such as  doors, windows, hardware, sanitary items, electrical fittings, tiles, toilets, kitchen items, paint, furniture etc. 

One major mistake that I found most people make is that they start planning big thinking that big is better, even when it strains their budget. The truth of the matter however is that any construction is good if it fulfills your requirement in terms of space, stability, aesthetics, and comfort in days to come.  Sometimes the family size is small but they end up living in a palatial house, where they don’t get to see each other as often as they should.  Remember that a home project is capital-intensive; don’t make the mistake of locking up that capital in a construction that does not serve your real purpose. 

4. Planning Your Construction – Building Your Future

In the above section, we covered initial steps before starting your construction. Now it’s time to start planning the building.

  1. Draw up a detailed list of your requirement before meeting an architect. (Take help from your friends, family & architect on this)
  2. Be flexible with your list. It may change over time, as elements get added or subtracted from the list.

If required, make two lists of requirements. One for essentials such as kitchen, bed rooms, bathrooms etc., and the second for non-essential elements of your dream home. This will make it easier for your architect to find a perfect balance between your dream and your essential requirements.

When I sat down to pick up insights from my 20-completed project in 2019, I discovered that people who were clear with this kind of priority list received the best outcome from me and their homes closely matched their dream home concepts.

Secondly, when you seek layouts from your designer, insist on furniture layout. In their case, we could make optimum utilization of space, resources and the clients’ budgets. .

Third, after you freeze a plan, start with the exterior design (elevation design) of your building. A 3D view will give more clarity about what can be built. It also gives insights on what material to use. 

5. Legal Clearance 

One of my acquaintances built a two-storied building without getting any legal permission. Now that construction has become a major headache for him. After investing a huge amount of his saving in the project, he continues to fret and worry that the civic authority may come order to have it demolished, any day.  He can’t even mortgage his property, for loan purpose. 

I pray, this sould not be a case for any one again. Most people are misguided in their belief that they can start the construction process and have it regularized later by hook or crook. This is easier said than done. These days, under The Real Estate Regulatory Agency (RERA) norms & IGR Maharashtra rules (for property registration) enforcement is very prompt and effective and penalties severe. What may have appeared possible ten years ago is infeasible now.   

Here is easy guide for steps involved in obtaining legal clearance:

  1. Procure land ownership documents.
  2. Get approval from the building department in your area.
  3. Get Plinth checking done (when was the 1st slab or plinth constructed?)
  4. Obtain all No-Objection Certificates (NoCs) for drainage, water, fire etc.
  5. Obtain  Occupation Certificate (OC)

Remember, Occupation certificate (OC) is the only document which will prove that your construction is totally legal. No other certificate is as valid as the OC. I alway recommend to appoint liasoning architect to complete all thes tasks. 

 For more knowledge on building approvals, blue prints, refer foot2feet site. Here we have built many features for building rules, & getting building approvals.

6. Appointment of a Contractor (click Here)

A Contractor is key person in any construction. You can appoint one contractor or you can appoint multiple contractors and assign them various tasks.

Types of Contracts 

  1. Labour Contract: This would cover timely supply of labour for a reasonable cost. The contract will also bind the Owner/ site supervisor to provide all material required to the Labour Contractor for unobstructed construction work.
  2. Material Contract: Under this contractual obligation, the Contractor quotes a certain amount and himself deals with the labour and material cost. This can save huge time for the owner, provided he is willing to do regular quality checks.

Turnkey Contract: Under this arrangement, the Contractor deals with everything from labour, material to post-construction cleaning etc. The common adage is that after appointing a turnkey contractor, the owner has only one task left – turn in the key of the newly-constructed house! The common trend in cities like Pune, Mumbai, Nasik and Aurangabad is to have a material contract for basic construction structure (RCC, brickwork and plaster) and a separate labour contract; or  separate contracts for other items, such as  electrical, plumbing, window, doors, painting, water proofing, tile work etc.  This is to ensure that the owner saves time in basic structure and can procure  high quality input material in finishes.

7. Site Supervisor

A constant supervision of the construction work by an expert is a pre-requisite on the site. This person would be held responsible for various activities and on-site technical problem-solving.  You can appoint a supervisor for certain number of pre-mandated visits but if your project is big then appointing a full-time supervisor is always a better idea. 

Charges of site supervisor varies on the responsibilities, you assign to the incumbent. In Pune, it varies between Rs 10,000 to Rs 25,000 per month.  Responsibilities include routine checking of material quality; supervision of contractor’s  work; planning next-stage activities; making timely decisions based on  site situations; co-ordinating  drawings from various consultants; preparing bar charts; co-ordinating with vendors for material delivery etc. For bigger projects, project management consultants (PMC) are appointed. They often have bigger roles etched out for them.  Usually projects covering over 50,000 sq.ft. area are assigned to PMCs. Sometimes, smaller, quality and time-conscious project owners also seek the help of PMCs. 

8. Selection of Material 

In 2020, we renovated our home. It was built by my uncle in 1985. We altered windows, toilets, kitchen platform, tiles and introduced several, new trending elements to the basic structure. I was surprised to discover that even after 35 years of use, the basic material stood strong against the ravages of time. This is the kind of role material quality plays in construction work – it ensures the building’s longevity.

Society trends, user requirement, can all change with generations of use; but one thing that remains long time with building  is the material used in making of it.

While choosing construction materials bear in mind the following points: 

  • Material specification
  • Sustainability in terms of the local climate of your area
  • Aesthetic appeal
  • Durability
  • Can your contractor install it?
  • Warranty or guarantee & maintenance aspects

For footing, brickwork, RCC structure, electrical, plumbing and sanitary items, strength and durability must be double-checked. These are the aspects that cannot be changed, easily later, if the need arises. 

9. Don’t Miss Out on Little Things

All above steps is a outline of all important task a home owner , developer should do. Now here is a final one.  After completion, a few important aspects to be borne in mind: 

  • Spare material: Youmay need minor repair work in the long or short future. In such case materials, keep some spare material, such as bathroom tiles, other tiles, furniture laminates, exterior cladding etc., because you may not be able to get hold of the same batch later. At least stock two-to-five pieces in spare.
  • Tax clearance:  For use of land other than agriculture, a NA (Non Agriculture) tax is applicable, besides municipal tax. You need to pay both taxes to avoid legal action from authorities.
  • Completion letter: Obtain acompletion letter from your architect, contractor and from local municipal body, before moving in.
  • Record drawings: Get hold of a copy of ‘as built’ drawings of the architecture; structural drawings; electric layouts; plumbing layouts for future repair needs. These should be updated copies, reflecting all  on-site changes. This will help you in the execution of all -run expansion, maintenance or renovation plans.