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Contractors Renovation Contractor

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How to find best renovation contractor near me?

The Contractor who make improvements on an existing building or home is the Renovation Contractor. He replaces the old structure with the new model. At the same time, he creates a new appearance to home by renovating it. Renovation is also called as remodeling.There are many Types in renovation, where its Exterior Home improvements, Full home renovation or Kitchen renovation, bathroom renovation, Interior renovation, etc. However, Foot2feet provides number of renovation contractors near your home to choose from. Also find civil contractor on https://foot2feet.com/construction-services/civil-contractor-in-pune/

Types of Renovation contractors                     

Renovation contractor falls in many types. As it depends on the type of project you need to renovate.  Few of them are listed below –

  1. Interior Renovation 
  2. Exterior Renovation 
  3. House Renovation                
  4. Bathroom Renovation               
  5. Kitchen Renovation 
  6. Architect for Renovation You can get electrical contractor on https://foot2feet.com/site/electrical-contractor-in-pune/

Cost of Home Renovation in Pune

Cost of renovation  varies as per various services offered by contractors. For instance, how old the structure is, its stability and aesthetic work, material quality, desired finishing and skilled labor for work. Also find more about home improvement at https://en.wikipedia.org/wiki/Home_improvement

FAQ about Renovation Contractor

1. Do Renovation contractor work in home improvement services?

Renovation contractors work in various home improvements, like Bathroom renovation, Kitchen renovation, Painting of rooms, Tile replacement, etc

2. Can your contractor remodel my Kitchen in 75000 Rs?

Kitchen renovation can be done in your stipulated cost. It includes counter kitchen top replacement, install kitchen trolley and cabinet, dado replacement, etc

3. How much time is required for bathroom renovation ?

Renovation of bathroom takes  around 1 Month. A Good contractor adds an innovative and sustainable construction solutions at an outstanding value. Also gives timely delivery of new stylish and fascinating bathroom

4. How do I choose renovation contractor? 

Contractor selection process goes through following stages –

  1. Find your exact requirement.
  2. Plan your budget from online cost calculator.
  3. Invite contractors with their estimate.
  4. Check contractors previous work.
  5. Finalize contractor accordingly.   

Title and Search Report

 

Know More About Title and Search Report

 

 A title and search report of property is a certificate or search report of the property that states whether the land have any debt or any financial liability or any sort of burden. A title search report (Also known as a Land search report) is very important in many cases such as to check the legal ownership and incase of disputed land.

 

What is Title and Search Report?

 

The title and search report of the property is a certificate stating the ownership of the land. This can be obtained from the advocate of the owner of the property and one can have his advocate inspect the report to find and make sure the title of the property.

 

Who conducts a Title Search and Issues a Report?         

       

It is obtained from the advocate. First, the essential documents such as Ferfar (Transfer of deed), and 7/12 certificate are collected. Then he checks the history from the document like the Loan history of the land, dispute of the land, etc. If the title and search report are required for 30 years then the 30-year-old records of Ferfarare generated. Generally, Search Reports and Title certificates for 13 years and 30 years are considered. Then the advocate gives the Title deed based on the available data.

 

When Title search report of the property is required?

 

In the process of buying and selling property; one who is buying the property asks for the title search report of the property and only after that decides to buy the property. The Title clear land is very important. It is also important in changing the ownership of the property for ex. handing the ownership from husband to wife, Father to son, etc.  These records are kept in ‘ferfar’ means transfer of deed. A title clear report is important in the land registry, Building permission sanctions, when you need the bank loan, and also during RERA registration of projects.

 

What are the document requirements for this service?

 

Mainly there are two documents required to obtain the Search and Title report – the 7/12 certificate (7/12 Extract) and Ferfar (Transfer of deed certificate)

  • Ferfar (Mutation entries) is for checking the ownership transfer history.
  • 7/12 Certificate shows the information about lands such as survey number, area, and many more.

With this minimum list of certificates, you can obtain a search and title report from a registered advocate.

 

Step by step Process for procuring search report –

  1. Obtain the Ferfar certificate from the government revenue department.
  2. Obtain the 7/12 for the number of years you want (the certificate for 7/12 can be generated online and also obtained from the Talathi office after application).
  3. Then advocate studies the documents and drafts a detailed document about the land. For example change of ownership of the land, adjoining land on east, west north, and south (road, plot, etc). It is also records loan history of the bank, if it is clear of all debts or not. If the loan is not clear then it is also recorded.
  4. After that, the advocate takes the sign and stamp of the concerned authority and registers the Title and Search Report. Then advocates issue the final land search report.

Title search reports various requirement              

In the case of buying and selling of the property, the buyer may ask for the deed title and then the seller has to provide the certificate title search to the buyer. It is equally important in other aspects such as bank loans, Rera registration, etc. When someone applies for a bank loan the bank asks for a title search report for 30 years. It is also important to obtain the building permission. For the building permission, the property title report is required for 30 and 50 years. It changes from corporation to corporation. The clean title search helps the buyer to make the further decision.  The search report of the property is equally important in the transfer of ownership land registry.

 

Time Required for the Process of Getting Title Search Report 

 

The time required for getting 7/12 and the transfer of deed means the certificate is 2 to 4 days. And to create a report it takes 2 to 5 days for the advocate. So in total to obtain a Deed of Title is the process of one week.

 

Consultant fees to get title search report

 

It varies from the area of the plot to and location of the plot. It starts from Rs 4000 and can go up to 40,000. As the work is private so cost varies according to the quality of the work. Also, the title search report cost in Pune varies for different service providers.

 

What all services do advocates can offer in land and construction?

 

Advocate deed, gift deed, deed of transfer of ownership, etc Advocates in Pune can help you with services like building stay orders, complaints against stay orders, compliance of any legal document related to land ownership, and having a big role in land deals & construction-related services. Sale deed, transfer deed, conveyance.

 

Title and Search Report Consultant 

 

Foot2Feet is networked with some of the experienced practitioners as well as new talent.

  • We provide assured service.
  • Fast Quotation and Instant Service
  • Hustle free work

If you live in Pune and around Pune then Foot2Feet is best for the Title search report. At Foot2Feet you can get all the information about Title Search Online.

 

Urban Renewal Scheme in UDCPR 2020

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

 

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

 

Rule No. 14.8 Urban Renewal Scheme

 

Urban Renewal Scheme (URS) shall be applicable for all Corporations as given below.

 

14.8.1 Urban Renewal Scheme (URS) for Municipal Corporation Area –

 

i) “Urban Renewal Scheme” (URS) means any scheme for redevelopment of a cluster or clusters of buildings and structures in a Municipal Corporation Area, over a minimum area of 10,000 sq.m., in a non-congested area and 4000 sq.m. in congested area, bounded by existing distinguishing physical boundaries such as roads, Nallahs, railway lines etc. accessible by an existing or proposed D.P. road which is at least 18.0 m. wide and identified for urban renewal-

 

However, in specific cases, in which URS is not bounded by roads, Nallahs and railway lines etc., and/or, areas of any vacant or encroached land situated in the periphery of 400 mt. belonging to Municipal Corporation/any Public Authority/Planning Authority / Special Planning Authority, which is not contiguous, is proposed to be included in the URS, then the boundaries of such cluster having non-contiguous area can be decided/finalized the by Municipal Commissioner, in consultation with High Power Committee (H.P.C.). 

 

However, in specific cases, in which URS is not bounded by roads, Nallahs, and railway lines, then the boundary of the cluster can be decided/finalized by Municipal Commissioner, in consultation with High Power Committee (H.P.C.)

 

In case of demonstrable hardship such as natural sub-division by roads, Nallahs, river, or railway lines, the area of the cluster can be allowed up to an area of 8000 Sq.m. in the non-congested area which shall be allowed by the Municipal Commissioner in consultation with H.P.C.

 

However, no forest land shall be included in such URS.


Provided that, encroached forest land may be included in such URS for clearance of

encroachment on such forest land with NOC of Forest Department. However, after clearance of encroachment, such forest land shall be used as mentioned in regulation 14.8.7(i)(g) with the NOC of the Forest Department.

 

ii) Such URs may be :-

 

a) Under the Development Plan (D.P.), where the D.P. contains such well-defined Clusters; or

 

b) Under the Urban Renewal Plan (URP) for the concerned area, prepared and notified by the Commissioner, who may revise the same, as and when required; or

 

c) By the Promoter of the Urban Renewal Scheme over a cluster or clusters of buildings, where such clusters are not shown on the D.P. and the URP is yet to be prepared. If such plans are submitted and approved, these shall mean to be URP within the meaning of this Regulation.

 

iii) Building Age Criteria for URC shall be as under:-

The Urban Renewal Cluster (URC) may consist of a mix of structures of different characteristics such as -

 

a) Unauthorized buildings which are at least 30 years of age

 

b) Authorized dilapidated buildings, as determined by the Designated Officer appointed by the Municipal Commissioner or as per the regulations of Redevelopment of Dilapidated Buildings

 

c) Authorized buildings which are at least 30 years of age

 

d) Buildings belonging to the Central Government, the State Government, Semi- Government Organizations, and Municipal Corporations, as well as Institutional Buildings, Office Buildings, tenanted Municipal Buildings, and Staff Quarter Buildings of Municipal Corporations, that are at least 30 years of age with prior consent of the respective Authority.

 

e) Any land belonging to the State Government, or any Semi-Government Organization,

Municipal Corporation and MHADA (either vacant or built upon) which falls within the area of the proposed Urban Renewal Scheme including that which has been given on lease or granted on the tenure of Occupant Class II, provided that if built upon, these buildings shall be at least 30 years of age.

 

f) Any other buildings which may be less than 30 years of age but which by reasons of dis- repair or because of structural/sanitary defects, are unfit for human habitation or by reasons of their bad or sub-optimal configuration or the narrowness of streets are dangerous or injurious to the health or safety of the inhabitants of the area, as certified by the by the Designated Officer appointed by Municipal Commissioner or as per the regulations of Redevelopment of Dilapidated Buildings.

 

g) Slum areas declared as slums under section 4 of the Maharashtra Slum Areas (Improvement, Clearance and Redevelopment) Act, 1971, or slums on Public lands prior to 1st January, 1995 or such other reference date notified by the Government. However such slum area shall be a maximum of 25% of the cluster area.

 

In the case of Ulhasnagar Municipal Corporation, the minimum area shall be 4000 Sq.m. for non-congested and congested areas.

 

Notwithstanding Anything Contained in these regulations, it shall not be permissible to develop a declared slum under Regulation No.14.7 which is included in URP/URS prepared & notified as per Regulation No.14.8.1(ii). 

 

h) The lands belonging to MIDC can be included in the URS after obtaining the necessary clearance from the Industries Department.

 

Explanation - 1. - The age of a building shall be as of the 1st of January of the year in which URC involving such building, complete in all respects is submitted to the Commissioner or prepared and notified by the Commissioner and shall be calculated from the date of occupation certificate or, where such occupation certificate is not available, from the date of assessment as per the property tax record in respect of such building, available with the Municipal Corporation.

 

Explanation - 2. - Whenever any authorized building, more than 30 years of age, is included in a URC, the same shall not be done without evaluation of its state of disrepair by the Municipal Corporation, and if such building is found in a state of disrepair, only after giving the owner/occupier (s) thereof, a notice of three months to cause any repairs needed. At the end of three months, if such a building is found to be habitable and safe, such building shall be treated at par with authorized buildings that are less than 30 years of age. If at the end of three months, such a building is found and certified by the Designated Officer appointed by the Municipal Commissioner or as per the regulations of Redevelopment of Dilapidated Buildings as dilapidated and unsafe for habitation, such building shall be included in the URC without the requirement of consents.

 

Explanation - 3. - If some authorized buildings that are less than 30 years of age or buildings that are developed or in the process of development, under the different provisions of the DCR, are required to be included in the URC for the purpose of wholesome planning, they may be so included, provided the area under such buildings does not exceed 40% of the total area of URC. If any such building is included in the URC without the requisite consent of 70% of all title holders of such building, the Commissioner shall retain such building while designing/sanctioning URS, and the area of such building shall be excluded from the calculation of FSI under this Regulation.

 

However, the area under the slum mentioned in Regulation No.14.8.1(iii)(G) and the area under the authorized structure mentioned above shall not be more than 50% in aggregate.

Explanation - 4. - When any private land owner/developer

 

Explanation - 4. - When any private land owner/developer submits such a scheme will be given priority during implementation.

 

14.8.2 Eligibility for Urban Renewal Cluster (URC) –

 

i) For Buildings outside Slums - Every occupant of every building falling under a URC on the date of sanction of this Regulation (hereinafter referred to as the cut-off date), shall be eligible for rehabilitation and relocation under the Scheme, by the provisions of Regulation No.14.8.4 and 14.8.5, subject to the ineligibility criteria mentioned herein below.

 

a) No new Tenancy, occupancy, or any other right created after the cut-off date shall be taken into account in any illegal or unauthorized construction. No unauthorized construction made after the cut-off date in any existing building or in the form of a new building shall be considered while doing the computation of existing FSI or liability of rehabilitation on the URC.

 

b) Any occupant, who has been allotted any subsidized housing in the respective Metropolitan Region, or in the Corporation area as the case may be, by any public or semi-public authority in the past shall not be eligible for subsidized rehabilitation under a URC as mentioned in Regulation No.14.8.5. For this, a self-declaration in the form of Registered Affidavit shall be considered sufficient which, if ever found to be false, shall render the concerned allottee liable for eviction and prosecution as per law.

 

c) Subject to the foregoing provisions, only the actual owners of a residential unit of the authorized building and the occupants of unauthorized buildings fulfilling the eligibility criteria mentioned under this Regulation shall be held eligible for rehabilitation and any person, other than the actual occupant, claiming rights as owner/ promoter/developer/ lessee over any land/building/structure included in the URC, shall have no right whatsoever to rehabilitation under the URC in the reconstructed tenements against such land/building/structure. In the case of an unoccupied building or a building occupied illegally, no one shall have the right whatsoever to rehabilitation under the URC, against such building/structure.

 

ii) Slum Areas - Whenever a Slum area or part thereof is included in a URC, eligibility of the hutment dwellers of such slum area rehabilitation under the URC, shall be governed by corresponding provisions of the Slum Rehabilitation Scheme. Eligibility of any hutment dweller of a Slum area included in the URC shall be certified by the Competent Authorities as notified under the Maharashtra Slum Areas (Improvement, Clearance and Redevelopment Act, 1971). For slum dwellers not covered under the Slum Rehabilitation Scheme, the eligibility for rehab area shall be the same as under the Slum Rehabilitation Scheme.

 

14.8.3  Determination of eligibility and requirement of Rehabilitation and Relocation areas under URS –

 

i) The Municipal Commissioner shall initiate the process for determination of eligibility and requirement of the alternative area of Rehabilitation and relocation of each occupant under any URS, along with the determination of rights over lands falling under the Urban Renewal Cluster(s) and the consideration thereof.

 

ii) The Municipal Commissioner shall designate officer(s), not below the rank of Assistant Municipal Commissioner, who shall be called Authorized Officer(s) and shall cause to be done the survey required for the purpose mentioned in Clause (i) above and declare and publish the list of buildings/structures and their owners/lessees, occupants/tenants etc., for inviting suggestions and objections along with relevant records, within one month of such publication for determination of entitled area and the consideration to be offered to the owners/lessees and other right-holders as well as eligibility and admissible area for the occupants, in accordance with the provisions in this Regulation. Authorized Officer(s) shall, after due inquiry and hearing, finalize the said list(s) and cause the same to be published. Appeal against any decision leading to finalization of the said list shall lie with an officer not below the rank of Deputy Municipal Commissioner who is authorized in this regard by the Municipal Commissioner, in writing.

 

14.8.4 Entitlement of Rehabilitation –

 

i) All the eligible occupants of the building(s)/slums undergoing redevelopment under a URC shall be rehabilitated in the redeveloped building(s) :

 

Provided that the Municipal Commissioner may also rehabilitate, in the rehabilitation buildings of the URC, one or more persons declared eligible for allotment of tenement under any other Scheme or Project of the Government or Corporation, Project Affected Persons, outside the area of URC.

 

ii) Each eligible residential occupant, other than occupants of Slums included in URC, shall be rehabilitated on a carpet area equivalent to the area occupied by such occupant in the old building. However in the case of residential occupants, such carpet area shall not be less than 30 sq.m. and in the case of commercial, such carpet area shall be as per the actual area in possession.

 

Further, the residential occupants belonging to authorized buildings shall be entitled additional 25% of the eligible area.

 

iii) Any occupant of a slum structure included in URC, either residential or commercial, whether eligible under the Slum Rehabilitation Scheme or not but eligible under this Regulation, shall be entitled to a carpet area as prescribed in the Slum Rehabilitation Scheme.

 

iv) All the eligible occupants shall be rehabilitated in the redeveloped buildings of URC as far as possible. However, at the request of or with the consent of an occupant, he may be allotted alternative rehabilitation in a location outside URC, up to the extent of his eligibility, at the discretion of the Municipal Commissioner. Request or consent under this provision shall however be irrevocable.

 

Explanation - Though the Commissioner shall endeavor to make provision for rehabilitation areas as per the entitlement of each and every eligible occupant, whenever such area, whether for residential user or non-residential user, within a range of 10% of the individual entitlement of any occupant, is not available in the URC, he shall be entitled for rehabilitation in an available tenement of immediately next higher area, subject to the allottee paying for the differential area.

 

If the beneficiary refuses to pay the specified amount towards such differential area, he will be entitled for an available rehabilitation tenement of immediately lower area, without any consideration towards such reduction in area.

 

14.8.5 Terms of Allotment of Rehabilitation Tenements –

 

i) Allotment of rehabilitation tenements for owners belonging to authorized buildings shall be free of cost and without any consideration for the original area and an additional 25% area over and above the eligible area Shall be allowed for the occupants of the authorized buildings, free of Cost.

 

If any non-residential unit holder demands a residential unit against his non-residential previous holding, such request may be considered by the Commissioner in consultation with HPC. However, to consider such a request shall not be obligatory on the part of the Commissioner.

 

Allotment of rehabilitation tenements to occupants belonging to unauthorized/illegal buildings and slums shall be at a consideration in accordance with the following Table No.14-X :-

 

Table No.14-X

Minimum Carpet Area of Rehab TenementType of Rehab TenementConsideration (i.e. Amount payable by the Allottee to Municipal Corporation)
(1)(2)(3)
For Slum Area
27.88 sq. m.ResidentialZero Payment if eligible under Slum Rehabilitation Scheme Or else Construction Cost as per ASR rates or as per any policy decided by the Government of Maharashtra under the Slum Act, 1971.
For Non-Slum Area
30 Sq.m.ResidentialFree of Cost 
> 30 Sq.m. but less than or equal to 50 Sq.m.ResidentialUpto 30 Sq.m. as above. Beyond 30 Sq.m. at Construction Cost as per ASR rates.
> 50 Sq.m.ResidentialUpto 50 Sq.m. as above. Beyond 50 Sq.m. at Full Market Rate as per ASR
Non-Residential/Commercial Area
16.75 Sq.m.Non-Residential / Commercial AreaFree if eligible under the Slum Rehabilitation Scheme. Or else, Construction Costs as per ASR rates.
> 16.75 Sq.m. but less than or equal to 40 Sq.m.—do—Upto 16.75 Sq.m. as above and beyond 16.75 Sq.m. at 100% of Construction Cost as per ASR rates
> 40 Sq.m.—do—Upto 40 Sq.m. as above and Beyond 40 Sq.m. at 100% of market rate as per ASR.

 

Note for Thane Corporation Area - The erstwhile structures within the Gaothans which subsequently merged with the Municipal Corporation in 1982 will be considered as protected and legal structures.

 

ii) If an eligible occupant finds it financially unaffordable to pay the amounts as mentioned herein, the Commissioner may allot him a tenement of the immediately lower area. If any eligible beneficiary finds it financially unaffordable to pay even the amount required for the minimum area, or fails to make payment as per the Schedule of payment given by the Commissioner, the Commissioner may allot him a tenement of the minimum area on hire-cum- a purchase basis, till such allottee pays the requisite amount in one or more installments or through EMI payments. Rent in such cases would be decided by the Municipal Commissioner and EMI shall be calculated for such number of years at such rate of interest as may be fixed by the Municipal Commissioner.

 

iii) Any existing amenity in the URC on the date of coming into force of this regulation which is under the control of a private person/organization and Charitable Trust/religious organization shall be entitled to an area equal to the existing area of such amenity, subject to the following :-

 

a) For an amenity being used for non-residential activities and under the control of a private person(s)/organization(s), allotment of the equivalent area under URS shall be at 50% of ASR Rate for a commercial area up to 40 Sq. Meters and at 100% of ASR Rate for the commercial area above 40 Sq.m.;

 

b) For an amenity being used for non-residential and in control of any Charitable Trust or religious organization to raise funds for public welfare activities, such allotment shall be free for an area up to 40 Sq. meters and at 50% of the ASR Rate for construction above 40 Sq. Meters.

 

c) for an amenity having users like (e.g. Educational/Health-care facility etc.) and under the control of the private person(s)/ organization(s) such allotment shall be at 25 % of ASR Rate for a constructed area up to 40 Sq. Meters and at 50% of ASR Rate for constructed areas above 40 Sq. Meters.

 

iv) Process of Allotment to Beneficiaries and Conditions thereof :-

 

a) Process of allotment of tenements to beneficiaries, lease conditions including those pertaining to transfer, formation of co-operative housing societies and policy of maintenance of common amenities of buildings and layout as well as policy regarding any other relevant matter shall be as determined by Corporation from time to time.

 

b) Allotment of land shall be on lease for the period of 30 years, which shall be renewable for a further period of 30 years at a time. However, the Allotment of rehabilitation tenements for owners and beneficiaries shall be on an ownership basis. This provision of the lease shall not apply to the authorized building constructed on private land.

 

c) Rehabilitation tenements allotted to beneficiaries shall not be transferable for the first fifteen years, except with prior permission of the Commissioner, who may grant such permission in case of hardship, on payment of premium as below :

 

i) For the transfer of Rehabilitation tenements allotted to Occupants belonging to the authorized buildings, no premium shall be charged;

 

ii) For carpet area less than 30.00 Sq.m. premium shall be 10% of the differential amount calculated as per clause (iv) below;

 

iii) For the transfer of Residential and non-residential Rehabilitation tenements other than those covered under (a) and (b) above, the premium shall be 25% of the differential amount calculated as per the explanation below.

 

iv) Differential amount for the purpose of clauses (ii) and (iii) shall be equal to the difference in the Annual Statement of Rates (ASR) valuation in the year of transfer and the original consideration paid for the allotment of a Tenement brought forward to the year of transfer through capital inflation index.

 

Provided that, In case of unauthorized transfer of any Rehabilitation tenement, the Commissioner may regularize the transfer by charging double the premium as mentioned above, with 12% interest from the date of transfer.

 

Provided further that, If the transferee refuses to pay the premium demanded within 3 months of demand, the Commissioner shall initiate the process of vacating the premises, though in cases of willingness but hardship, the Commissioner may grant installments with 12% interest rate.

 

v) After consideration for land falling under URC to the person(s) having legal rights in land as per regulation No.14.8.8(iv)(c) is offered and provision for rehabilitation all the eligible beneficiaries of the building(s) under URC is proposed in redeveloped building(s) in URC area as per Regulation No.14.8.4.

 

In respect of those eligible beneficiaries of unauthorized/illegal buildings and slums entitled to rehabilitation tenement in URC, who do not join the scheme willingly, the following steps shall be taken :-

 

i) Provision for all of them shall be made in the rehabilitation component of the

scheme.

 

ii) The details of the tenement that would be given to them by way of allotment on the

the same basis as for those who have joined the scheme will be communicated to them

in writing by the Implementation Agency.

 

iii)The transit tenement that would be allotted to them would also be indicated along

with those who have joined the scheme.


iv) If they do not join the scheme within 15 days after the approval for Implementation

Agency has been given to the scheme, then action under the relevant provision of the M.R. &T.P. Act, as amended from time to time, shall be taken and their structures will be removed and it shall be ensured that no obstruction is caused to the scheme of the majority of persons, who have joined the scheme willingly.

 

v) After this action under the foregoing clause is initiated, they will not be eligible for transit tenement along with the others and they will not be eligible for the reconstructed tenement, but they will still be entitled only to what is available after others have chosen, which may be on the same or some other site.

 

vi) If they do not join till the building permission to the scheme is given, they will completely lose the right to any built-up tenement and their tenement shall be taken over by the Commissioner and to be disposed of as per the MMC Act or as per guidelines issued by the Government from time to time and used for the purpose of accommodating Project Affected Persons and other beneficiaries etc. who cannot be accommodated in-situ. 

 

14.8.6 The permissible FSI for URC –

 

i) The FSI permissible in the URS shall be the FSI required for rehabilitation of existing occupiers/tenants + incentive FSI under this Regulation, or 4.00 whichever is higher. Provided that the Incentive FSI component on rehabilitation area shall be governed by the ratio of Land Rate (LR) (in Rs. Per Sq.m.) of the URC under redevelopment to the Rate of Construction (RC) (in Rs. Per Sq.m.), as per the Annual Statement of Rates (ASR) applicable to the area and size of the URC as given in the table below.

 

Basic Ratio (LR / RC *)Incentive as per scheme
More than 0.40 ha up to 1.0 ha.More than 1.0 ha. up to 5.0 ha.For more 5.0
Above 2.001.752.002.25
Above 1.50 and up to 2.002.002.252.50
Above 1.00 and up to 1.502.252.502.75
Upto 1.002.502.753.00

 

Explanation :-


(a) In case of different land rates area applicable to different parts of the URC, weighted

average of all the applicable rates shall be taken for calculating the Average land rate and

basic ratio.


(b) The land rate and the rate of construction for calculation of the basic ratio shall be taken

for the year in which the URS is approved by the competent authority and shall remain unchanged during the entire project cycle of the URS.


FSI shall be calculated over the gross area of the URC, deducting area falling in CRZ and Forest areas if any. However, if the area in CRZ-II is up to 25% of the URC then the FSI shall be allowed to be used in non-CRZ areas. However, no FSI shall be allowed for the area from CRZ-1. Out of the construction area allowed as per Global FSI, FSI that cannot be actually utilized in URC, due to constraints imposed by different provisions of UDCPR, or otherwise, shall be converted into Urban Renewal TDR (URT) which shall be utilizable on a receiving plot. 

 

ii) The URT may be released by the Commissioner in stages to be decided by him but URT released at any point of time shall never exceed construction done in URC with respect to buildings where Occupation Certificates have been granted and 50% of construction done in URC with respect to buildings where Occupation Certificates are not granted.

 

iii) The FSI for an Urban Renewal Scheme in the CRZ area shall be governed by the MoEF Notifications issued from time to time, and the same shall be taken into account while computing permissible FSI as per Clause (i) above.


Plot area, considered after deducting the area of URC falling in CRZ / Forest area and area under unbuildable reservations, etc. shall be primarily used for rehabilitation of existing occupants and development of buildable reservations and public amenities with required FSI. After the said development, if there are any eligible occupants left who could not be rehabilitated due to the inability to construct the requisite area for rehabilitation and relocation, owing to constraints imposed by UDCPR, shall be rehabilitated in any nearby URS or in the PAP tenements available with the Corporation; as per the policy guidelines decided by the Corporation.

 

iv) If after construction of rehabilitation tenements and other areas of entitlement as per the provisions of this Regulation, there is still some building potential left as per the ceiling of 4.0 FSI, construction can be done for free sale, either in independent buildings, or on sub- plots or in composite buildings or in undivided plots along with rehabilitation component.

 

v) When the FSI is available in URC in case less than 4.0 then 50% of the difference in FSI shall be constructed in the form of EWS/LIG tenements and shall be handed over to the Commissioner. The commissioner may use these tenements preferably for transit accommodation, PAP tenements or staff quarters. However if tenements are not needed for the above purpose then the Municipal Commissioner shall after realization of proceeds from the disposal of these tenements, deposit such proceeds in the Shelter Fund set up under this Regulation.

 

14.8.7 Development of Reservations contemplated in Development Plan falling in the area of URC –

 

i) All the reservations in the Development plan falling in the area of URC shall be provided and may be rearranged/relocated, under URS as follows :-

 

a) Redevelopment/reconstruction in any zone shall be allowed to be undertaken without going through the process of change of zone. However, for the industrial user, the existing segregating distance shall be maintained from the existing industrial unit.

 

b)  Any land under non-buildable reservations, measuring only up to 500 sq. mt. maybe cleared by shifting the existing tenants from that site.

 

c) If the area under a non-buildable reservation is more than 500 sq. mt. minimum of 50% of the area under reservation shall be developed for the same purpose and handed over to the Municipal Corporation, subject to a minimum of 500 sq. mt. and the remaining land shall be allowed for development.

 

d) For the reservation of a parking lot on a land included in URC, a built-up area equivalent to zonal permissible FSI for the area under reservation in that plot shall be made available free of cost to the Corporation or to any other Appropriate Authority. Such a built-up area to be handed over shall be free of FSI.

 

e) For other buildable reservations on land, built-up area equal to 60% of the zonal permissible FSI under such reservations or existing built-up area of the amenity whichever is more, on that plot shall be made available free of FSI and free of cost to the Municipal Corporation or to the Appropriate Authority. The reservations of compatible nature can be preferably constructed in one or more separate blocks, depending on the area and nature of such reservations and Municipal Commissioner may permit composite development of reservations in case of such reservations.

 

However, if the HPC/Planning Authority requires a built-up area under any designation/reservation in excess of the zonal permissible FSI, then such excess area shall be considered as rehabilitation FSI and incentive FSI as admissible under this Regulation shall be permissible.

 

Provided that in case of development of reservations of PH / HDH & HD under the Urban Renewal Scheme, built-up area equal to 30% of the zonal permissible FSI shall be handed over to the Municipal Corporation free of FSI and free of cost, in addition to the rehabilitation of the existing tenements or users if any.

 

f) Where a proposed Development Plan Road or Regular line of street passes through the Urban Renewal Scheme area, the entire FSI admissible under this Regulation for the area of the road may be given in the same Scheme.

 

g) Built-up area required for the development of public amenities/reservations shall not be counted while computing permissible FSI under URS. If URS includes areas falling under CRZ and Forest, subject to NOCs of the concerned Authority, these areas may be considered against the compulsory open space to be kept as per DCR.

 

h) The multiuser mix user in High rise or composite building for public purpose amenities shall be permitted.

 

ii) If the area under non-buildable reservation except Play Ground in the URS area is more than 2000 sq.m. a minimum of 50% of the area of such reservation or 2000 Sq.m. whichever is more shall be developed for the said purpose.

 

14.8.8 Preparation and Approval of URS –

 

i) Subject to the provisions of the Development Plan and the URP prepared and notified by the Commissioner, the Commissioner may prepare a detailed plan, for one or more URCs contained therein, showing proposals for the development/ reconstruction of a cluster of buildings and/or structures, which in the opinion of the Commissioner should be developed or redeveloped under a URS. Such a plan shall include -

 

(a) Plan for overall development/Redevelopment of specific areas for urban renewal.

 

(b) Strategies and plans for dealing satisfactorily with areas of bad layout, obsolete development, and slum areas, and relocation and rehabilitation of population.

 

(c) Open spaces, gardens, playgrounds, and recreation areas.

 

(d) Area or areas required for making the implementation of such plan for Urban Renewal viable.

 

ii) After preparation of detailed plans of URC(s), the Commissioner shall place the same for approval of a High Power Committee (HPC) constituted under this Regulation as follows-

 

Municipal Commissioner-Chairman
Collector-Member
Joint Director Town Planning of the Division-Member
DCP (Traffic)-Member
Chief Officer, MHADA-Member
Joint Director/Deputy Director/Assistant Director - Town Planning of the Corporation-Member Secretary

 

After approval of detailed plans of URC(s) as aforesaid, the Commissioner shall proceed to select an Implementation Agency for executing URS in the manner described herein. The proposal to finalise the Implementation Agency shall be put to HPC which will forward the same with the recommendations to the State Government for final approval.

 

iii) Entitlement for consideration under URS-

 

Anyone having any legal rights over any parcel of land falling under URS shall, after the establishment of his rights, be offered consideration for such land as per the following provisions which, if declined by any rights holder(s), shall give liberty to the Commissioner to initiate the process of acquisition of such rights under appropriate law. Implementation of URS shall be regarded as a public purpose.

 

iv) Consideration for Land falling under URS -


a) Person(s) having legal rights in any land required for URS under this Regulation shall be

offered consideration for the entitled area of land as provided hereinafter.


b) The basis for determination of the entitled area towards consideration under the URS Scheme shall be as follows :-

 

i) Person(s) in legal possession and ownership of unencumbered land :- Entitled area collectively against this parcel of land shall be equivalent to the area of the land.

 

ii) Person(s) in legal possession and ownership of encumbered land where authorized buildings have consumed FSI less than the permissible FSI :- If the liability of rehabilitation of the occupants of the building(s)/Structure(s) on the land in question is being taken on URS, entitled area collectively against such parcel of land shall be 25% of the area of encumbered land plus the difference of FSI available on such parcel land and the encumbrance; if the occupants of the building(s) are being independently rehabilitated/compensated by the person(s)/rights holders in legal possession and ownership of the land, and not being rehabilitated in URS, entitled area collectively against such parcel of land towards consideration shall be equal to FSI available on the vacated land area.

 

Provided that the area of rehab is less than the component of free sale, the component for free sale could be enhanced up to 30% by the Municipal Commissioner in consultation with HPC.

 

iii) Person(s) in possession and ownership of authorized encumbered land where buildings have consumed FSI more than permissible FSI :- If liability of rehabilitation of the occupants of the building(s)/Structure(s) in question is on the land being taken on URS, entitled area collectively against such parcel of land shall be 25% of land area, if the occupants of the building(s)/Structure(s) are being independently rehabilitated/compensated by the person(s)/rights-holder (s); in possession and ownership of the land, and not being rehabilitated in URS, entitled area collectively against such parcel of land towards consideration shall be equal to FSI  available on the vacated land area.

 

iv) Person(s) having right over unauthorisedly encumbered land :- Entitled area collectively against this parcel of land shall be calculated at 50% of entitled area calculated as per clause (ii) and (iii) above, except when occupant(s) of the building(s) are being rehabilitated/compensated by such Person(s) and are not being rehabilitated in URS, entitled area towards consideration shall be equal to FSI available on the vacated land area.

 

c) Consideration for Acquisition of land under URP -

 

i) Consideration for any land required to be procured for URP shall be either in terms of payment due for entitled area collectively against that parcel of land, as calculated in Regulation No.14.8.8(iv)(b) above as per ASR, along with 100% solatium, as applicable for the year of possession, along with 12% annual (2) simple interest from date of possession to date of payment, or in terms of TDR equivalent to the entitled area (2) as per TDR Regulation No.11.2 or in terms of equivalent area constructed in URS (3) or in terms of developed free sale vacant plot of area equal to 50% of entitled area calculated as per clause (i), (ii), (iii) and (iv) of Regulation No.14.8.8 (iv)(b) above, with base FSI of 1.1 in the same URC fronting on same road width as original plot, subject to availability of land. Concerned person(s) shall have option to choose from amongst these (3) four modes of consideration. The option once chosen shall be registered and shall be irrevocable.

 

ii) Once consideration as above, has been accepted by a person having any interest in the land on which any unauthorized construction exists or existed, the Commissioner may consider such person eligible for Compounding of any offense under relevant provisions of M.R. & T.P. Act with respect to the concerned land/plot.

 

iii) Wherever any person having demonstrable legal rights over any area falling under URP rejects the consideration being offered, the Commissioner shall forward the proposal for Land Acquisition under the “Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013” read with section 126(1)(c) of Maharashtra Regional and Town Planning Act, 1966. In such an eventuality, the Commissioner may move the competent authority for advance possession of the land(s) so as to ensure smooth implementation of URS and shall pay the requisite advance, rent, etc. under the “Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013”, as determined by the Competent Authority.

 

If, however, there is any dispute only about apportionment of consideration among person(s) having demonstrable legal rights over any land falling under URS, the Commissioner shall ask the disputing parties to approach a Competent Civil Court to get their disputes resolved and to settle apportionment of consideration as offered under this Regulation. Till the final decision in this regard is received, to ensure that URS does not get delayed and adversely affect other parties to the URS; the Commissioner shall cause an area, equivalent to the entitled area corresponding to such land, to be constructed as part of URS and in case the claimant(s) of ownership finally declared eligible by the Competent Court decide upon an option other than constructed area and exercise such other option, as mentioned in Regulation No.14.8.8(iv)(b), the Commissioner shall pay consideration as per such option exercised and such reserved constructed area in URS shall vest with the Corporation.

 

iv) In any proposed URC, any open plot is included and if the concerned owner is not willing to participate in URC, the compensation payable shall be as per Land Acquisition, Rehabilitation and Resettlement Act, (1) 2013 read with section 126(1)(c) of Maharashtra Regional and Town Planning Act, 1966.

 

v) In case of buildings or lands belonging to the Central Govt., the State Government, Semi-Government Organizations and Municipal Corporation or MHADA or any Local Government, or any Corporation or Company owned by the Central/State Government or any Local Government (hereinafter collectively referred to as Public Authority), prior consent of such Public Authority shall have to be obtained for their inclusion in the URS. For such lands or buildings, the Commissioner may either offer Market Price, to be decided by mutual consent, subject to ratification by the Municipal Corporation, or may offer constructed area, in-situ or ex-situ, in a composite or independent building or may, alternatively, offer equivalent TDR as per TDR regulations No.11.2 or may offer an exchange of suitable land as per mutual consent, subject to ratification by the Municipal Corporation and thereafter such land(s)/building(s) shall vest with the Municipal Corporation and shall form the part of URS.

 

14.8.9 Planning for Rehabilitation and Free Sale Plots in URS –

 

i) The net area of URC shall be calculated after deducting the area under CRZ and Forest, if any. Out of the total net area of the URC, a maximum of 50% area in terms of one or more plots, to be called Free Sale Plots, shall be carved out for raising resources to cover the cost of construction of rehabilitation components and development of all the reservations and amenities. While carving out Free Sale Plots, due weightage shall be given to the fact that the higher is the percentage of these plots in terms of area, the more dense is the Rehabilitation Area, and in exceptional cases, the Commissioner may reduce these Free Sale Plots to zero. The percentage of the free sale plot may be enhanced up to 50% subject to approval by the HPC by considering 100% in-situ Rehabilitation with consumption of minimum FSI of 2.5 and if the net plot area excluding the Recreation Ground area is more than 8000 Sq.mt. under URS. The constructed area available on this Free Sale Plot collectively shall be equal to that available over the whole URC minus that required for rehabilitation and relocation. If Free Sale Plots are more than one, the Commissioner may distribute the available free sale construction area under URS over such plots, as he may deem fit. Such free-sale plots shall be deemed to belong to the C-1/C-2 Zone for the purposes of permissible users thereon.

 

Provided that, in exceptional cases, the above percentage of free sale plot may further be enhanced beyond 50% in order to make the scheme viable and minimize generation of URT, subject to fulfillment of the following conditions, subject to the approval of HPC :-


a) 100% in-situ rehabilitation;

 

b) no dilution more than what is mentioned in Regulation No.14.8.7, in the area of development plan reservations. 

 

ii) After the development of reservations, any occupants who could not be settled due to non-buildability of the required construction area for rehabilitation and relocation, owing to constraints imposed by DCR, shall be rehabilitated in the nearby URS or PAP tenements available with the Corporation; as per policy guidelines decided by the Corporation.

 

iii) Two or more contiguous URCs within a notified URP having different densities may be permitted to get clubbed for implementation purposes sharing the densities in order to ensure balanced development increasing the viability of clusters.

 

14.8.10 Selection of Implementation Agency –

 

If an owner or group of owners or proposed co-op. Hsg. Society of occupants or federation of occupants, either directly or through a Power of Attorney Holder, collectively owning more than (1) 51% of the area of URC or a part thereof, come forward for implementation of URS as per the Detailed Plan prepared by the Commissioner for such URC, within 3 months of declaration of the detailed plans of URC, or within such extended period as may be granted by the Commissioner, they may be selected as Implementation Agency for implementation of URS on such URC. In such a case (2) the infrastructure should be developed by the Implementing Agency at their own cost, otherwise an Infrastructural charges at the rate of 10% of construction cost (2) of buildings of rehab & free sale component (excluding infrastructure) as per prevailing ASR to be received by the corporation. In case owners/stakeholders owning more than 51% of the whole or part area of URS as mentioned above fail to come together, the selection of an implementation agency for the URS shall be done through a transparent bid process.

 

14.8.11 URS by Private Promoters/MHADA/Co-operative Housing Societies –

 

i) Whenever there is no URP made by the Commissioner or wherever there is no URS floated by the Commissioner over one or more URCs falling under URP made by the Commissioner, any Private Promoter, MHADA, Co-operative Housing Society, federation of occupants, etc. may approach Commissioner with consent of owners/stakeholders of 51%of any area requiring Urban Renewal, for implementation of URS thereon and Commissioner may, after satisfying himself that conditions mentioned herein, which make an area fit for redevelopment under URS are met, decide to implement URS thereon and, subject to other conditions and processes mentioned in this Regulation, appoint such applicant as implementation agency at the Base Premium. The Authority shall decide the base premium with the approval of the High Power Committee (HPC).

 

ii) In case where there are some owners (pertaining to less than 30% area) who have not given their consent to the Private Promoter, MHADA, Co-operative Housing Societies, etc. for URS, who are appointed as per Clause (i) above by Commissioner as Implementing Agency, the Commissioner shall offer remaining owners and right holders consideration for their rights as mentioned in the provisions for URS being designed and implemented by Commissioner, and if these considerations are rejected by these dissenting owners or right holders the Commissioner shall forward proposals for Land Acquisition to competent authority. In such cases, if final compensation is in terms of money, the same shall be recovered from the Implementation Agency and if final compensation is in terms of TDR, the market value of such plots as per ASR rates shall be recovered from the Implementation Agency, in addition to the Base Premium.

 

iii) A Surcharge on Development undertaken by the promoter/Developer at the rate of 100% of the Development charge shall be leviable, which may be paid in stages in proportionate with the progress of work. This surcharge shall not be applicable to the construction within basic FSI, the built-up area to be handed over to the Municipal Corporation or any Public Authority in lieu of any reservation, and also to the amenity areas to be handed over to the Municipal Corporations per the requirement indicated by the Municipal Corporation or the High Power Committee.

 

Explanation - 1. - In case of inclusion of a Slum in URS, any person/agency having the consent of more than 51%eligible Slum dwellers shall be construed to be the appropriate person/ agency to deal with the issues regarding the whole area of the Slum for the purposes of this subsection only. i.e. for the purposes of decision about the Implementation Agency.

 

14.8.12  Transit Camps - For smooth implementation of the URS, construction of temporary transit camps may be permitted on the same land or a land situated elsewhere as given here under:

 

i)  Irrespective of its land-use classification under the Development Plan, construction of temporary transit tenements made of light detachable material such as tubular/prefabricated light structures shall be allowed up to an FSI of 4.0 on any nearby vacant site without any reservation in the Development Plan, with the consent of the land-owner.

 

ii)  The temporary transit camp shall be provided on or close to the site of URS itself. However in exceptional circumstances to be recorded in writing, construction of Temporary Transit Camps may be permitted on the area of open space required to be kept in accordance with Regulation No.3.4.

 

iii) Multi-storeyed temporary transit tenements may be allowed to be constructed with 4.00 FSI on the site of URS.

 

iv) The area of temporary transit tenements shall be excluded from the computation of FSI, but the structural safety of such tenements shall be ensured.

 

v) Building permission for Temporary Transit Tenements shall be given within 45 days from the date of application but only after approval to the URS, failing which such permission shall be deemed to have been granted.

 

vi) If a site, reserved in the Development Plan for any public purpose is vacant or partly encumbered, or it happens to be the unused portion of such public purpose for which such site is reserved, and there is no other option for locating temporary transit tenements, then such site or unused portion may be utilized for building temporary transit tenements, with the permission of Commissioner, on payment of such rent and subject to such conditions as the Commissioner may prescribe.

 

vii) Temporary transit camp erected, under this Regulation shall have to be demolished by the Developer within 30 days from the grant of the Occupation Certificate to the Rehabilitation buildings, and the land there under shall be brought back to the original state.

 

14.8.13 Non-conforming activities - 

 

All activities that are existing shall be allowed to be re-accommodated regardless of the non-conforming nature of such activities, except those that are hazardous and highly polluting and those where alternative accommodation has already been provided elsewhere by the Promoter/Developer/Municipal Corporation.

 

14.8.14 Relaxation in Building and Other Requirements –

 

i) The calculation of FSI for all purposes shall be on gross area i.e. without deducting any percentage for recreational open space. This shall not affect the requirement of physical open space in terms of keeping aside the said recreational open space on site as per the UDCPR.

 

ii) The provisions in UDCPR relating to the balcony shall apply to the URS with the modification that there shall be no restriction on the Zone and the balcony shall not reduce marginal open space to less than 3.0 m. However, at ground level, the clear margin of a minimum of 4.5 m. shall be maintained. Enclosed balconies shall be included while calculating the entitled area.

 

iii) Front and marginal open spaces : For a building in the Rehabilitation Component or composite building having a height up to 24.0 m., front and marginal open space shall be 4.5 m. and for buildings having a height more than 24.0 m., the same shall be 6.0 m.

 

iv) Notwithstanding the provisions in UDCPR, where the plot abuts a D.P. Road having a width of 18.0 m. and above, the front marginal open space shall not be insisted upon beyond 4.5 m., provided such road is not a Highway.

 

v) Where the plot abuts a trained nallah, the marginal open space along the nallah shall not be insisted upon beyond 4.5 m. from the edge of the trained nallah or as per the requirement of the SWD Department of, whichever is greater.

 

vi) The distance between any two rehabilitation buildings is not below 6.00mt.

 

vii) If the height of a building in URS is more than 25 m., 6.0 m. wide marginal open space or marginal open space as per the requirement of the CFO, whichever is greater, shall be considered.

 

viii) A Composite building shall contain at least 50 percent of the built-up area as a Rehabilitation Component.

 

ix) The means of access shall be normally governed by the provisions of UDCPR. However, in the URS, wherever the design of the buildings up to 24.0 m. height in the same land requires some relaxation, the same may be given by the Commissioner; buildings having height exceeding 24.0 m. Shall be permissible only on access having a width of 9.0 m. or more.

 

x) Even if the recreational open space is reduced to make the URS viable, a minimum of at least 10 percent of the area of URC shall be provided as recreational open space. In addition to this, 10 percent of the URC area shall be earmarked for amenity space which can be adjusted against the D.P. reservation (excluding roads), if any provided the area of such reservation exceeds 25% of the area of the URP.

 

xi) Amenities not available in the periphery of 400 m. from boundaries of URC shall be developed on an Amenity Plot, subject to the minimum area specified for such amenities under this Regulation, and handed over free of cost to the Corporation without any consideration.

 

xii) The area to be excluded from the computation of FSI shall be as per these Regulations (UDCPR).

 

xiii) To make the URS viable, the Municipal Commissioner shall be competent to sanction any relaxation in the parking requirements and marginal open spaces, except for front marginal open spaces, wherever required on account of bonafide demonstrable hardship and for reasons to be recorded in writing, which shall not affect general safety and fire safety requirements.

 

xiv) All relaxations outlined hereinabove shall be admissible only to buildings in the Rehabilitation Component of URS and also to the composite buildings therein. Premium at the concessional rate shall be charged by the Municipal Commissioner for all or any of the relaxations given hereinabove or for any other mentioned in UDCPR.

 

xv) The parking in the URS shall be provided as per the provisions of UDCPR.

 

xvi) Any aspect of development under URS, that is not specified under this Regulation, shall be governed by the relevant provisions of the UDCPR.

 

xvii) To facilitate redevelopment and to decongest the redeveloped area in the URC, the Commissioner may insist on additional road width, over and above that prescribed in the sanctioned D.P. or the width of the existing roads.

 

xviii) Provisions of Public amenities and roads under the URS shall be considered at par with reservations and the roads in the Development Plan.

 

xix) A portion of URC falling under No Development Zone, Buffer Zone, CRZ-I & III, and Private Forest shall form a part of the required Recreational Area in the URS.

 

14.8.15  

 

The approving/sanctioning authority for the building plans under the URS shall be the Municipal Commissioner as per the M.R. & T.P. Act, 1966, even if the URS partly consists of declared slums or slums on Municipal / Govt. lands, existing prior to 1 January, 1995 or such other reference date as may be notified by the Government.

 

14.8.16  

 

Religious structures existing on the site of URS prior to redevelopment, if allowed to be redeveloped in accordance with the guidelines issued by the Government from time to time; following such redevelopment, shall not have area exceeding their area prior to redevelopment.

 

14.8.17  

 

Heritage buildings of Grade - I and II may be included in the area of Urban Renewal Cluster, but have to be kept as they are, along with land appurtenant, but shall not be considered for FSI under this Regulation. As regards such Heritage Structures, the Promoter/Developer shall have to contribute Heritage Cess at 5% of ASR Rates on the basis of the built-up area of the Heritage structure. Existing provisions under these Development Control Regulations shall apply to Heritage Buildings of Grade - III. However, before granting the approval for such buildings, the HPC shall consult the Heritage Committee appointed for that purpose.

 

14.8.18  

 

If HPC approves areas for amenities such as Fire Stations / Hospitals / Police Stations / Schools, etc. other than reservations/designations as per Development Plan, such amenities shall be handed over to the concerned Authority, free of cost and the built up area of such amenity shall be considered as rehabilitation F.S.I. and incentive FSI as admissible under this Regulation shall be permissible.

 

The decision of HPC shall be appealable, as if, it is an appeal under section 47 of the M.R. & T.P. Act, 1966.

 

14.8.19  

 

Formation of Co-operative Housing Societies, and their Federations for buildings in URS -

Commissioner shall cause the formation of a Co-operative Housing Society for each and every building, either separately or collectively as he may deem fit, and shall cause to be deposited 25% of the amount of consideration received from the allottees of such building, in a “Building Maintenance Fund” to be utilized by the Co-operative Housing Society of the allottees of such Building, as per the guidelines framed by the Corporation. In addition, the Commissioner shall cause to be deposited 25% of the amount of consideration received from the allottees of each and every rehabilitation and relocation in the URC building, in another Maintenance Fund called “URC Maintenance Fund” to be set up, by the Commissioner, for the dedicated use of maintenance of common facilities/amenities in the URC by the Corporation. The utilization of the URC Maintenance Fund shall be in accordance with the guidelines framed by the Corporation.

 

14.8.20 Formation of Shelter Fund -

 

The Commissioner shall cause to be deposited 50% of the amount of consideration received from the allottees and the amount received from the bidding process in a separate fund to be named as “Shelter Fund”, which may be used as per the policy to be formulated by the Corporation for payment of consideration for the acquisition of land falling under URC, providing financial assistance to beneficiaries under URC, procurement of land for the creation of affordable Housing, and promoting affordable housing in the city limits.

 

Note - If any correction/changes are needed in URS Regulation for the benefit of URC or for success of URC scheme, the decision can be taken at HPC level and subsequently should be communicated to the Government to incorporate such decision in this Regulation.

 

Related Regulations

 

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

 

Integrated Logistic Park (ILP) in UDCPR 2020

 

Industrial Township under Aerospace and Defense Manufacturing Policy in UDCPR 2020

 

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

 

Slum Rehabilitation Scheme for Other Municipal Corporations in UDCPR 2020

 

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

 

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

 

Pradhan Mantri Awas Yojana in UDCPR 2020

 

Integrated Information Technology Township (IITP) in UDCPR 2020

 

Affordable Housing Scheme in UDCPR 2020

 

Integrated Township Project (ITP) in UDCPR 2020

 

Transit Oriented Development (TOD) in UDCPR 2020

 

Uses Permissible in Development Plan Reservations in UDCPR 2020

Any city in India is divided into various land use zones: Residential, Commercial, Agricultural, Industrial, etc. So, there is a restriction on the use of land under any zone. For example, You cannot build a Commercial building in an Agricultural Zone, or You cannot build hazardous or high-end Industries in a Residential Zone.

 

So here are the uses permissible in the Development Plan Reservations as per UDCPR 2020 (UNIFIED DEVELOPMENT CONTROL AND PROMOTION REGULATIONS FOR MAHARASHTRA STATE).

 

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. 4.27 Uses Permissible In Development Plan Reservations

 

1)  The uses permissible in a reserved site shall conform to the use for which it is reserved unless specified otherwise. The required parking, public toilets, and separate places for garbage bins shall also be permissible in the reserved site itself.

 

2)  Where the Authority or the Appropriate Authority proposes to use land/building/premises reserved for one specific public purpose/purposes, partly for different public purpose/purposes, it may do so, provided that such partial use shall not exceed 40% of the reserved area and such combination shall not be of incompatible uses. However, public necessities like Police Stations / Chowkys, water supply establishments, Arogya Kothies (i.e.Waste Segregation Centre at Ward Level with allied uses), etc. and other public utility services can be established in the said area. This provision shall not be applicable for the purposes mentioned below in (1) 4.27(5) (a), (b) and (c).

 

3)  Any site reserved for a specific purpose in the development plan may be allowed to be developed for any other public purpose with the permission of the Government. In doing so, buildable reservations may be allowed to be developed for buildable or open/recreational uses, and open/recreational reservations may be permitted to be designed for open/recreational uses only.

 

4) The Planning Authority, with the prior approval from the Government, may acquire and develop any of the reservations proposed in the Development Plan, partly or fully, for multi-storeyed public parking, irrespective of its designation, if amenity of parking is direly needed in the area. However, the Authority should be satisfied that there is a pressing need for parking in that area and priority for parking is more important than the purpose for which the reservation is made, in case of purposes mentioned at Regulation No. (1) 4.27 (5)(a)(b)(c), parking may be allowed to be developed in the basement/s subject to the development of the main purpose on the ground level with a layer of soil of 1.0 m—depth and arrangement of soil water recharge.

 

5)  Combination of uses as mentioned below may be permissible with the permission of the Authority, even if the reservation is for a specific purpose.

 

a) Playground – In playground reservation, a minimum of 90% area shall be kept open for open play activities. In the remaining 10% of the area, a covered swimming pool & allied construction, a gymnasium, a covered badminton court, a pavilion, (with or without shops, offices beneath), watchman’s quarter, small restaurant or food stalls to the extent of 20 sq.m. (for every 4000 sq.m. reservation area) may be permitted. The maximum FSI permissible shall be 0.15.

 

b) Stadium/Sports Complex - In addition to the uses permissible in the playground mentioned above, shops/offices below the spectators’ tiered gallery may be permitted. Permissible FSI shall be as mentioned in Regulation No.6.2.2, Table 6-E, Sr.No.8.

 

c) Garden/Park - In addition to the main use of the garden, open swimming pool & allied construction, aquarium, water tank, booking counter, toilets, rainwater harvesting system, gardener/watchman’s quarter, small restaurant or food stalls to the extent of 20 sq.m. (for every 4000 sq.m. reservation area) may be permitted. The total FSI used for such constructions shall not exceed 0.10 of the garden area. If required, the sites of parks or gardens may be developed for playgrounds; however, such change shall not exceed more than 10% of the like reservations in the said sector of the Development plan.

 

d)  Civic Centre / Community and Cultural Centre - Community Hall, welfare centre, gymnasium, badminton hall, art gallery, museum, clubhouse, public conveniences, cafeteria, gardens, exhibition centre, and a combination of uses. (1) Convenience Shops may be permitted within 15% of basic FSI.

 

e)  Vegetable Market - Open or covered ottas for sale of vegetables and/or mutton and fish, along with petty convenience shops and fruit stalls, may be permitted.

 

f)  Shopping Centre/Market - Shopping, vegetable market, hawkers place, etc., and departmental stores, offices, banks, and community hall are on the upper floors.

 

g)  Auditorium/Drama Theatre - In addition to the Auditorium, Drama theatre / Natyagriha, Art Gallery, Exhibition Hall, Library, small restaurant to the extent of 20 sq.m. (for every 4000 sq.m. reservation area) and allied uses such as guest rooms for the artists may be permitted.

 

h)  Primary School/High School - Respective uses with their lower/ancillary uses along with canteen and ancillary uses, including staff quarters, and hostels. Fifteen per cent of the built-up area may be permitted for commercial use, on basic FSI related to the educational purpose, on the ground floor with a separate entry and exit.

 

i)  Hospital / Maternity Home, etc. - Respective uses with their lower/ancillary uses and any sort of medical facilities along with ancillary construction such as staff quarters, chemist shop, restaurant, ATM, PCO, cyber café of not more than 20 sq.m., etc. and sleeping accommodation for guests in case of bigger hospitals of built-up area not less than 2000 sq.m. may be permitted.

 

j)  Slum Improvement Zone - It shall be developed for slum rehabilitation as per regulations of the Slum Rehabilitation Authority.

 

k)  Truck Terminus - In addition to a minimum 60% area for parking of trucks, ancillary offices, restaurants, hotels, motels, lodging facilities for drivers, Vehicle fuel Filling stations including LPG/CNG/Ethanol/Charging Stations for Electric Vehicles, auto repair centre, auto service centre, shops for auto spare parts, shops for daily needs, ATM, PCO, Primary Health Centre/First Aid Centre and provision for loading-unloading may be permitted. Moreover, these reservations may also be developed for bus stands, and bus - MRT interchange with the mall.

 

l)  Bus Stand for Local and Regional Services/Metro station/Transport Hub - In addition to respective purposes, the bus metro reservation may have interchange along with other ancillary uses. Where there is/are any existing building/s accommodating owners/occupants in such reservation, they may be accommodated by the Planning Authority on the upper floors of any proposed building/s on the reservation, subject to their willingness.

 

m)  Fire Brigade Station - Fire brigade station along with allied activities.

 

n)  Sewage Treatment Plant (STP), Solid Waste Facility, Water Works - respective use with allied activities and interchangeability among one another.

 

o)  Parking/Parking Lot - Parking along with ancillary uses such as public convenience, driver room, motor garage, etc., on not more than 10% area.

 

Provided further that, the Planning Authority may accommodate, on the willingness of the owners/occupants residing in the existing building/s on reserved area, on the same land, on any floor of the proposed parking building.

 

p) Public Amenity - Any amenity, along with ancillary use.


q) Municipal Purpose - Any public purpose related to the functioning of the Municipal Authority as may be decided by the Authority.

 

r) Cremation Ground/Burial Ground - Respective use with allied activities and interchangeability among one another.

 

s) Weekly Market - Weekly vegetable market with open ottas, cattle market, and ancillary petty convenience shops.

 

t) Multipurpose Ground - Users permissible in sites reserved for Multi-purpose ground :

 

i)  Playground

 

ii)  Exhibition ground

 

iii)  Festival fairs, ceremonies, religious functions, etc.

 

iv)  Circus

 

v)  Social gathering, public speeches

 

vi)  Cultural activities like Kalagram etc.

 

vii)  Music Concerts etc.

 

viii)  Institutional programs

 

ix)  Touring Talkies

 

x)  Govt. or semi-government organization functions.

 

xi)  Parking.

 

u)  Exhibition Ground/Open Exhibition Ground/Exhibition Centre - All activities related to various exhibitions and ancillary structures like offices, restaurants, etc., of built-up area not exceeding 10% of the total area.

 

v)  Bio Diversity Park - Uses permissible

 

i)  Agricultural, including horticultural uses.

 

ii)  Forestry and Nursery.

 

iii)  Park.

 

iv)  Historical museum only on the lands owned by the Govt./Authority subject to maximum floor space area not exceeding 4% of the total plot with ground floor structure without stilts.

 

v)  Bio-Diversity information Centre and Research center subject to a maximum floor space area not exceeding 4% of the total plot with ground floor structure without

stilts.

 

vi)  Public Streets having a width not exceeding 9.0 m. alignment and the cross-section of the street shall be finalized by the Authority without cutting the hill area.

 

w)  Composite development of Bus Terminal / Bus Depot / Truck Terminal for cities having a population of 5 lacs and above – In the case of cities having a population of 5 lacs and above, the composite development of the reserved lands for a Bus Terminal / Bus Depot / Truck Terminal, may be allowed subject to the following :-

 

i) 40% of land shall be kept open for basic use with proper manoeuvring buses/vehicles, and the remaining up to 60% of land may be allowed to be developed for affordable housing.

 

ii) Such a plot shall be owned by a planning authority or development authority. iii) Such composite use shall be segregated by separate entry/exit.

 

x) Other reservations - Other reservations may be developed for the respective purposes along with compatible, ancillary uses.

 

Note :- The permissible FSI and the maximum permissible loading limit, including TDR and FSI with payment of premium for the above uses in the reservation, shall be as permissible for a residential zone, if not specified otherwise.

 


Related Regulations to Rule No. 4- 

 

You can visit our other blogs on regulations through the below-mentioned links:

 

Uses Permissible in Various Zones UDCPR 2020

 

Uses Permissible in Green Belt Zone and River Protection Belt in UDCPR 2020

 

Uses Permissible in Agricultural Zone in UDCPR 2020

 

Uses Permissible in Public and Semi Public Zone in UDCPR 2020

 

Uses Permissible in Industrial Zone in UDCPR 2020

 

Uses Permissible in Commercial Zone in UDCPR 2020

 

What are the Types of Zones in UDCPR 2020

 

Uses Permissible in Residential Zones R2 in UDCPR 2020

 

Uses Permissible in Residential Zones R1 in UDCPR 2020

 

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

 

Provision of Lift as Requirements of Part of Building in UDCPR 2020

UDCPR 2020 Chapter 9 is all about the Requirements of Part of the Building 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. 9.27 Provision of Lift 

 

9.27.1  Planning and Design


At least one lift shall be provided in every building that is more than 15 m in height. In the case of buildings more than 24 m. height, at least two lifts shall be provided. However, in the case of a proposal to add one additional floor to an existing building with a lift, it will not be necessary to raise the existing lift to the additional floor.


For buildings or floors of the building to be constructed for Retirement Homes or Senior Citizen Housing, a lift shall be provided irrespective of the height of the building.


The planning and design of lifts including their number, type, and capacity depending on the occupancy of the building, the population of each floor based on the occupant load and the building height shall be in accordance with Section-5 - Installation of Lift & Escalators of Part VIII - Building Services of National Building Code of India.

 

All the floors shall be accessible for 24 hours by the lifts. The lifts provided in the buildings shall not be considered as a means of escape in case of emergency. Grounding switch at ground floor level to enable the fire service to ground the lift cars in an emergency shall also be provided.

 

The lift machine rooms shall be separate and no other machinery shall be installed therein.

 

9.27.2  Fire Lift

 

Fire lift shall be provided as mentioned in Regulation No.9.29.8.

 

Rule No. 9.28 Exit Requirements

 

9.28.1  The following General requirements shall apply to exits

 

a) In every building or structure, exits shall comply with the minimum requirements of this part, except those not accessible for general public use.

 

b) Every exit, exit access or exit discharge shall be continuously maintained free of all obstructions or impediments to full use in the case of fire or other emergency.

 

c) Every building meant for human occupancy shall be provided with exits sufficient to permit safe escape of occupants, in case of fire or other emergency.

 

d) No building shall be so altered as to reduce the number, width, or protection of exits to less than that required.

 

e) Exits shall be clearly visible and the route to reach the exits shall be clearly marked and signs posted to guide the occupants of the floor concerned.

 

f) All exits shall provide continuous means of egress to the exterior of a building or to an exterior open space leading to a street and,

 

g) Exits shall be so arranged that they may be reached without passing through another occupied unit.

 

9.28.2  Type of Exits

 

An exit may be a doorway, a corridor, a passage, or a way to an internal staircase or external staircase, a ramp, or to a verandah and/or terraces that have eaves to the street or to the roof of a building. An exit may also include a horizontal exit leading to an adjoining building at the same level. Lifts and escalators shall not be considered as exits.

 

9.28.3  Number and Size of Exits

 

The requisite number and size of various exits shall be provided, based on the number of occupants in each room and floor based on the occupant load, capacity of exits; travel distance, and height of the building as per provisions of Regulation No.9.28.4 to Regulation No.9.28.8.

 

9.28.4  Arrangement of Exits

 

Exits shall be so located that the travel distance on the floor shall not exceed as given below :-

Table No.9-D

Type of BuildingTravel Distance
Residential, Educational, institutional, and Hazardous occupancies22.5 m.
Assembly, business, mercantile, Industrial, and Storage Occupancies30.0 m.

 

Whenever more than one exit is required for a floor of a building, exits shall be placed at remote from each other as possible. All the exits shall be accessible from the entire floor area at all floor levels.

 

Note – For the buildings where a sprinkler system has been provided in the entire building for fire fighting, the travel distance may be increased by 50% of the value specified in the above table.

 

9.28.5  Occupant Load

 

For determining the exits required, the number of persons within any floor area or the occupant load shall be based on the actual number of occupants, but in no case less than that specified in Table No.9-E below :-

 

Table No.9-E

Sr. NoGroup of OccupancyOccupant Load Floor Area in sq.m. per person
(1)(2)(3)
1Residential12.5
2Educational4.0
3Institutional15 (See Note i)
4Assembly 
a) With fixed or loose seats and dance floors0.6 (See Note ii)
b) Without seating facilities including dining rooms.5 (See Note ii)
5Mercantile 
a) Street floor & Sales basement3
b) Upper sale floors6
6Business and Industrial10
7Storage30
8Hazardous10

 

Note :

 

i) Occupant load in dormitory portions of homes for the aged, orphanages, insane, asylums etc. where sleeping accommodation is provided, shall be calculated at not less than 7.5 Sq.m. gross floor area per person.

 

ii) The gross floor area shall include, in addition to the main assembly rooms or space, any occupied connecting room or space in the same storey or in the storeys above or below where the entrance is common to such rooms and spaces and they are available for use by the occupants of the assembly place. No deductions shall be made in the area for corridors, closets or other subdivisions, that area shall include all space serving the particular assembly occupancy.

 

9.28.6 Capacity of Exits

 

1) The unit of exit width used to measure the capacity of any exit should be 50 cm. A clear width of 25 cm. should be counted as an additional half unit. Clear width less than 25 cm. should not be computed for exit width.

 

2) Occupants per unit exit width shall be in accordance with Table No. 9-F

 

Table No. 9-F

Sr.No.Group of OccupancyNumber of Occupants
StairwaysRampsDoors
(1)(2)(3)(4)(5)
1Residential255075
2Educational255075
3Institutional255075
4Assembly405060
5Business506075
6Mercantile506075
7Industrial506075
8Storage506075
9Hazardous253040

 

9.28.7 Provision for Staircase

 

All buildings having a height more than the ground floor shall have the provision of one staircase. The special buildings specified in Regulations No.1.3(93)(xiv) shall have two staircases out of which one shall be a fire escape staircase.

 

They shall be of enclosed type. At least one of them shall be on the external walls of buildings and shall open directly to the exterior, interior open space or to an open place of safety. Further, the provision or otherwise of alternative staircases shall be subject to the requirements of travel distance being complied with.

 

A staircase shall not be provided around the lift shaft unless provided with a fire stop door of 1-hour rating at every floor level and no other openings in the inside wall as illustrated below.

 

 

9.28.8 Width of staircase

 

The minimum width of staircases/corridors for various buildings shall be as below.

 

Table No.9-G - Minimum width of staircase

S. NoUse of BuildingMinimum width of staircase (in m.)
1Residential Buildings 
a) Individual Housing up to G + 2 storeys0.75
b) Multi-storied Residential Building upto 15 m. height1.00
c) Multi-storied Residential Building above 15 m. & upto 24 m. height1.20
d) Multi-storied Residential Building above 24 m.height1.50
2Residential Hotel Buildings1.50
3Assembly buildings like auditoriums, theatres, cinemas, multiplexes, Mangal Karyalaya, marriage halls, etc.2.00
4Institutional & Educational Buildings2.00
5All other buildings excluding Sr. No. (1) to (4) above like1.50

 

Note - Internal staircase for duplex tenements shall be of minimum width 0.75 m. and for mezzanine floor shall be of minimum width 0.90 m.

 

Rule No. 9.29 Other Requirements of Individual Exit at Each Floor

 

The detailed requirements in respect of exits shall be as provided in Regulations No.9.29.1

to 9.29.8 given below.

 

9.29.1  Doorways

 

i) Every exit doorway shall open into an enclosed stairway or a horizontal exit, or a corridor or passageway providing continuous and protected means of egress:

 

ii) No exit doorway shall be less than 90 cm. in width except in assembly buildings where door width shall be not less than 200 cm. The doorway shall be not less than 200 cm. in height. Doorways for the bathrooms, water closets or stores shall be not less than 75 cm. wide.

 

iii) Exit doorways shall open outwards, that is away from the room but shall not obstruct the travel along any exit. No door, when opened shall reduce the required width of stairways or landing to less than 90 cm. Overheads or sliding doors shall not be installed.

 

iv) Exit door shall not open immediately upon a flight of stairs. A landing equal to at least the width of the door shall be provided in the stairway at each doorway. The level of landing shall be the same as that of the floor which it serves.

 

v) Exit doorway shall be openable from the side which they serve without the use of a key.

 

vi) Mirrors shall not be placed in exitways or exit doors to avoid confusion regarding the direction of exit.

 

9.29.2  Revolving doors

 

Revolving doors shall not be used as required exits except in residential business and mercantile occupancies but they shall not constitute more than half the total required door width.

 

9.29.3 Stairways

 

i) The interior staircase shall be constructed of non-combustible materials throughout.

 

ii) The interior staircase shall be constructed as a self-contained unit with at least one side to the extent of the required opening adjacent to an external wall and shall be completely enclosed.

 

iii) Hollow combustible construction shall not be permitted.

 

iv) The minimum width of the tread without nosing shall be 25 cm. for an internal staircase for residential buildings. In the case of other buildings, the minimum tread shall be 30 cm. The treads shall be constructed and maintained in a manner to prevent slipping.

 

v) The maximum height of the riser shall be 19 cm. in the case of residential buildings and 15 cm. in the case of other buildings. They shall be limited to 15 per flight.

 

vi) Handrails shall be provided with a minimum height of 100 cm. from the centre of the tread to the top of the handrails. Balusters/railing shall be provided such that the width of the staircase does not reduce.

 

vii) Floor indicator - The number of each floor shall be conspicuously painted in figures at least 15 cm. large on the wall facing the flights of a stairway or at such suitable place as is distinctly visible from the flights.

 

viii) The minimum headroom in a passage under the landing of a staircase shall be 2.2 m.

 

ix) For special buildings, access to the main staircase shall be gained through at least half an hour fire fire-resisting automatic closing doors placed in the enclosing wall of the staircase. It shall be a swing-type door opening in the direction of the escape.

 

x) No living space, store or other space including fire risk shall open directly into the staircase.

 

xi) External exit door of the staircase enclosure at ground level shall open directly to the open spaces or should be reached without passing through any door other than a door provided to form a draught lobby.

 

xii) In the case of assembly, institutional or residential occupancies or hotels or industrial and hazardous occupancies, the exit sign with an arrow indicating the way to the escape route shall be provided at a height of 0.5 m. from the floor level on the wall and shall be illuminated by electric light connected to corridor circuits. All exit way marking signs should be flushed with the wall and so designed that no mechanical damage shall occur to them due to the moving of furniture or other heavy equipment. Further, all landings of the floor shall have floor-indicating boards prominently indicating the number of floors. The floor indication board shall be placed on the wall immediately facing the flight of stairs and nearest to the landing. It shall be of the size not less than 0.5 m. x 0.5 m.

 

xiii)  In case of a single staircase, it shall terminate at the ground floor level and the access to the basement shall be by a separate staircase. Whenever the building is served by more than one staircase one of the staircases may lead to the basement level provided the same is separated at ground level by either a ventilated lobby or a cut-off screen wall without opening, having a fire resistance of not less than 2 hours with discharge point at two different ends or through enclosures. It shall also be cut off from the basement areas at various basement levels by a protected and ventilated lobby or lobbies.

 

9.29.4  Fire escape or external stairs

 

A fire escape or external stair shall be provided as provided in Regulation No.9.28.7. External stairs, when provided, shall comply with the following :

 

i) External stairs shall always be kept in sound operable conditions.

 

ii) All external stairs shall be directly connected to the ground.

 

iii) Entrance to the external stairs shall be separate and remote from the internal staircase.

 

iv) Care shall be taken to ensure that no wall opening or window opens on to or close to external stairs.

 

v) The route to the external stairs shall be free of obstructions at all times.

 

vi) The external stairs shall be constructed of non-combustible materials, and any doorway leading to it shall have the required fire resistance.

 

vii) No external staircase, used as a fire escape, shall be inclined at an angle greater than 45 degrees from the horizontal.

 

viii) External stairs shall have straight flight not less than 1250 mm. wide with 250 mm. treads and risers not more than 190 mm. The number of risers shall be limited to 15 per flight.

 

ix) Handrails shall be of a height not less than 1000 mm. and not exceeding 1200 mm. There shall be provisions of balusters with a maximum gap of 150 mm.

 

x) The use of spiral staircases shall be limited to low occupant load and to a building not exceeding 9 m. in height. A spiral staircase shall be not less than 1500 mm. in diameter and shall be designed to give adequate headroom.

 

xi) An Unprotected steel frame staircase will not be accepted as a means of escape. However, a steel staircase in an enclosed fire-rated compartment of 2 h will be accepted as a means of escape.

 

xii) The fire escape staircase shall be connected to other staircases through the common passage on every floor.

 

9.29.5  Corridors and passageways

 

i) The minimum width of a corridor shall not be less than 75 cm. in the case of 2 storeys row housing residential buildings and 100 cm. in the case of other buildings and the actual width shall be calculated based on the provision of Regulations No.9.28.3 to 9.28.8 (both inclusive)

 

ii) Where there is more than one staircase serving a building, there shall be at least one smoke-stop door in the space between the staircases.

 

iii) Exit corridors & passageways shall be of a width not less than the aggregate required width of exit doorways leading from them in the direction of travel of the exterior/stairways.

 

iv) Where stairways discharge through corridors & passageways the height of the corridors & passageways shall not be less than 2.4 m.

 

v) All means of exit including staircases, lifts, lobbies & corridors shall be adequately ventilated.

 

9.29.6  Refuge Area

 

For buildings more than 24 m. in height, a refuge area of 15 sq.m. or an area equivalent to 0.3 sq.m. per person to accommodate the occupants of two consecutive floors, whichever is higher, shall be provided as under :

 

The refuge area shall be provided on the periphery of the floor or preferably on a cantilever projection and open to air at least on one side protected with suitable railings.

 

a) For floors above 24.0 m. and up to 39.0 m. height - One refuge area on the floor immediately above 24.0 m.

 

b) For floors above 39.0 m height - One refuge area on the floor immediately above 39.0 m. and so on after every 15.0 m.

 

9.29.7  Lifts and Escalators

 

i) Lifts :- Provision of lift shall be made as mentioned in Regulation No.9.27.

 

ii) Escalators :- Escalators may be permitted in addition to required lifts. Such escalators may also be permitted in the atrium area of the buildings.

 

9.29.8  Fire lift

 

Where applicable, fire lifts shall be provided with a minimum capacity for 8 passengers and fully automated with an emergency switch on ground level. In general, buildings 15.0 m. in height or above shall be provided with fire lifts. In case of fire, only the fireman shall operate the fire lift. In normal course, it may be used by other persons. Each fire lift shall be equipped with suitable inter-communication equipment for communicating with the control room on the ground floor of the building. The number and location of fire lifts in a building shall be decided after taking into consideration various factors like building population, floor area, compartmentation, etc.

 

9.29.9  Fire Escape Chutes/controlled Lowering Device for evacuation

 

i) a) High-rise buildings having a height of more than 70 m. shall necessarily be provided with fire escape chute shaft/s for every wing adjacent to the staircase.

 

b) Walls of the shaft shall have 4 hours of fire resistance.


c) One side of the shaft shall be at the external face of the building with proper ventilation.


d) The dimension of the shaft shall not be less than 2.5 m. x 1.5 m.


e) The access to the fire escape chute's shaft shall be made at every floor level from the lobby area or from the staircase mid-landing with a self-closing door having fire resistance of at least

one hour.


f) The fire chute shall be of staggered type with landing of each section at the vertical height

of not more than 21.0 m.

Alternatively,

 

ii) High-rise buildings having a height of more than 70.0 m., shall be provided with a fire tower at the landing/mid-landing level with a smoke check lobby with a fireman lift being an integral part of the fire escape staircase or fire evacuation lift (Hydro pneumatic/electrically operated) on the external face of the building having opening within the fire escape staircase at landing/mid-landing level with smoke check lobby as approved by Chief Fire Officer shall be provided.

 

Note - Both the smoke check lobby and with evacuation lift shall have a positive level difference of a minimum of 75 mm. with respect to the staircase landing or mid-landing level to avoid ingress of water in the fireman lift shaft.

 

9.29.10 Refuge chute/Garbage Chute -

 

In residential buildings, Refuge chute/garbage chute may be provided with opening on each floor or on mid-landing. Design and specifications of Refuge chute shall be in accordance with provisions of IS 6924.

 

Related Regulations to Rule No. 9

 

Habitable Rooms as Requirements of Part of Building in UDCPR 2020

 

Basements as Requirements of Part of Building in UDCPR 2020

 

Ramp as Requirements of Part of Building in UDCPR 2020

 

Balcony as Requirements of Part of Building in UDCPR 2020

 

Provision of Lift as Requirements of Part of Building in UDCPR 2020

 

Lighting and Ventilation of Room as Requirements of Part of Building in UDCPR 2020

 

Compound Wall and Other Requirements of Part of Building in UDCPR 2020