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as on July 19, 2024

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What is a Feasibility Report?

 

Feasibility report in simple words means Redevelopment viability Report. Any building, when it is constructed was as per prevailing rules of that time. But allowable FSI, TDR & built-up area keeps increasing on any plot. A study of the feasibility of allowed maximum construction area, construction cost & other building bylaws that play a major role in the viability of a Redevelopment Project is called a feasibility Report.

 

There is no slandered format for the feasibility report. But more detail in the report is easier & accurate decision can take.

Depending upon the expertise available with Project management consultancy (PMC) or Architect, the report contains study of a few or all points do detailed study & gives 12-15 page report

 

When it is required?
 

  1. When society wants for redevelopment, 1st step is “FEASIBILITY REPORT”
  2. It should be the very first step, even before finding Builder or any other step

 

Who will give the Feasibility Report?

 

  1. An Architect can give this report
  2. Project management consultancy with architects in their team generally gives more detailed reports.

 

Features of Feasibility Report

 

  1. Though the report is based on technical calculations, its presentation language must be simple & easy for the common person.
  2. By knowing all ifs & buts, of the whole process, society can make appropriate decisions at every stage. Hence control of the entire process remains in society’s hands.
  3. Feasibility report works as mainly risk reduction tool

 

 

 

Development and Redevelopment of Housing Schemes of Maharashtra Housing Area Development Authority in UDCPR 2020

UDCPR 2020 Chapter 7 is all about Higher FSI for Certain Uses as per mentioned in the UDCPR 

 

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

 

Rule No.7.4 Development and Redevelopment of Housing Schemes of Maharashtra Housing Area Development Authority

 

7.4.1

 

Development/re-development of housing schemes of Maharashtra Housing and Area Development Authority shall be subject to the following provisions:-

 

i) The FSI for a new scheme of Low Cost Housing, implemented by MHADA departmentally on vacant lands for Economically Weaker Sections (EWS), Low Income Group (LIG) and Middle Income Group (MIG) categories shall be (1) 3.00 or maximum building potential as per road width (Regulation No.6.1 or 6.2) whichever is maximum, on the (1) Gross Plot Area and at least 60% built-up area in such scheme shall be in the form of tenements under the EWS, LIG and MIG categories, as defined by the Government in Housing Department from time to time.

 

ii) For redevelopment of existing housing schemes of MHADA, containing (i) EWS / LIG and/or (ii) MIG and/or (iii) HIG houses with carpet area less than the maximum carpet area prescribed for MIG, the total permissible FSI shall be (1) 3.00 on the gross plot area.

 

7.4.2

 

Where redevelopment of buildings in existing housing schemes of MHADA is undertaken by the housing co-operative societies or the occupiers of such buildings or by the lessees of MHADA, the Rehabilitation Area Entitlement, Incentive FSI and sharing of balance FSI shall be as follows:-

 

i) Rehabilitation Area Entitlement:- Under the redevelopment of the building in the existing Housing scheme of MHADA, the entitlement of rehabilitation area for an existing residential tenement shall be equal to a sum total of -

 

a) A basic entitlement equivalent to the carpet area of the existing tenement plus 35% thereof, subject to a minimum carpet area of 35 sq.m.

 

b) An additional entitlement governed by the size of the plot under redevelopment, in accordance with Table 7-B below:-

 

Table 7-B

The area of the Plot under RedevelopmentAdditional Entitlement (As % of the Carpet Area of the Existing Tenement)
Up to 4000 sq.mNil
Above 4000 sq.m to 2.0 hect15%
Above 2.0 hectares to 5.0 hect25%
Above five hect to 10 hect35
Above ten hect45%

 

Provided that the entitlement of the rehabilitation area as admissible under this regulation shall be exclusive of the area of the balcony.

 

ii) Incentive FSI - Incentive FSI admissible against the FSI required for rehabilitation, as calculated in (A) above, shall be based on the ratio (hereinafter referred to as Basic Ratio) of Land Rate (LR) in Rs. / sq.m. of the plot under redevelopment as per the Annual Statements of Rates (ASR) and Rate of Construction (RC)* in Rs. / sq.m. applicable to the area as per the ASR and shall be as given in the Table 7-C below:-

 

Table No. 7-C

Basic Ratio (LR/RC)Incentive (As % of Admissible Rehabilitation Area)
Above 6.0040%
Above 4.00 and up to 6.0050%
Above 2.00 and up to 4.0060%
Up to 2.0070%

 

Explanation:-

 

* RC is the rate of construction in respect of R.C.C. Construction, as published by the Chief Controlling Revenue Authority & Inspector General of Registration, Maharashtra State in the Annual Statements of Rates.

 

Provided that the above incentive shall be subject to the availability of the FSI on the Plot under redevelopment and its distribution by MHADA.

 

Further, if there is more than one land rate applicable to different parts of the plot under redevelopment, a weighted average of all applicable rates shall be taken to calculate the average land rate and the basic ratio.

 

Provided further, the Land Rate (LR) and the Rate of Construction (RC) for calculation of the Basic Ratio shall be taken for the year in which the redevelopment project is approved by the authority competent to approve it.

 

iii) Sharing of the Balance FSI:- The FSI remaining in the balance after providing for the rehabilitation and the incentive components, calculated as per (i) and (ii) above respectively, shall be shared between the Co-operative Housing Society and MHADA in the form of built-up area, as given in Table No.7-D below and the share of MHADA shall be handed over to MHADA free of cost.

 

Table No.7-D

Basic Ratio (LR/CR)Sharing of balance FSI
Share of Co-operative SocietyShare of MHADA
Above 6.0030%70%
Above 4.00 and up to 6.0035%65%
Above 2.00 and up to 4.0040%60%
Up to 2.0045%55%

 

Provided that in case of plots up to 4000 sq.m., MHADA without insisting MHADA’s Share in the form of BUA, may allow additional BUA over and above existing BUA up to (1) 3.00 FSI by charging premium at the percentage rate of ASR defined in Table No.7-E below:-

 

Table No. 7-E

LR/RC RatioEWS / LIGMIGHIG
0 to 220%45%60%
2 to 423%49%64%
4 to 625%53%68%
Above 628%56%71%

 

7.4.3

 

Where redevelopment of buildings in the existing Housing Schemes of MHADA is undertaken by MHADA or jointly by the MHADA along with the housing societies or along with the occupiers of such building or along with the lessees of MHADA, the Rehabilitation Area Entitlement shall be as follows:-

 

i) Rehabilitation Area Entitlement:- The Rehabilitation Area Entitlement shall be increased by 15% of the existing carpet area, over and above the Rehabilitation Area Entitlement calculated as per Regulation No.7.4.2(i) above.

 

7.4.4 

 

For the purpose of calculating the FSI, the entire area of the layout including Development Plan roads / Regional Plan Roads and internal roads but excluding the land under the reservation of public amenities shall be considered. Sub-division of plots shall be permissible on the basis of the compulsory open spaces as in these Regulations. For low cost housing schemes of MHADA for EWS/LIG categories, the Regulations of the UDCPR shall apply.

 

The reservations in the MHADA layout may be developed as per the provisions of these Regulations.

 

Provided that there shall be no restriction on the utilization of the FSI permissible under this Regulation except for the restrictions under any law, rule, or regulation.

 

7.4.5 

 

For the purpose of this Regulation, the carpet areas for EWS, LIG or MIG tenements shall be as determined by the Government from time to time.

 

7.4.6

 

 i) For providing the requisite infrastructure for the increased population, an infrastructure charge at the rate of 7% of the Land Rate as per the ASR of the year of approval of the redevelopment project shall be chargeable for the extra FSI granted over and above the basic FSI admissible for the redevelopment schemes. 50% of the Infrastructure Charge levied and collected by MHADA shall be transferred to the Authority for developing necessary off-site infrastructure.

 

ii) No premium shall be charged for the FSI admissible as per the prevailing regulations.

 

a) Construction of EWS/LIG and MIG tenements by MHADA on a vacant plot, or

b) In a redevelopment project for the construction of EWS/LIG and MIG tenements towards the share of MHADA.

 

7.4.7 

 

Notwithstanding anything contained in these Regulations, the relaxation incorporated for the slum rehabilitation scheme shall apply to the Housing Schemes under this Regulation for tenements under EWS / LIG and MIG categories. However, the front open space shall not be less than 3.6 m.

 

7.4.8

 

 i) In any Redevelopment Scheme where the Co-operative Housing Society/Developer appointed by the Co-operative Housing Society has obtained No Objection Certificate from the MHADA, thereby sanctioning additional balance FSI with the consent of 51% of its members and where such NOC holder has made provision for alternative permanent accommodation in the proposed building (including transit accommodation), then it shall be obligatory for all the occupiers/members to participate in the Redevelopment Scheme and vacate the existing tenements for the purpose of redevelopment. In case of failure to vacate the existing tenements, the provisions of relevant sections of the MHADA Act mutatis mutandis shall apply for the purpose of getting the tenements vacated from the non-cooperative members.

 

ii) For the redevelopment of buildings in any existing Housing Scheme of MHADA under clause 7.4.8(i) hereinabove, by MHADA, the consent of the Co-operative Housing Society in the form of a valid Resolution as per the Co-operative Societies Act, 1960 will be sufficient. In respect of members not cooperating

 as per approval of the redevelopment project, action under relevant sections of the Maharashtra Housing and Area Development Act, 1976 may be taken by MHADA.

 

7.4.9 

 

A corpus fund, as may be decided by MHADA, shall be created by the Developer which shall remain with the Co-operative Housing Societies for the maintenance of the new buildings under the Rehabilitation Component.

 

7.4.10 

 

i) In case of the layout of MHADA where development is proposed under this Regulation and where such land is observed to be partially occupied by a slum, under section 4 of the Slum Act existing prior to 1.1.2000 or such other reference date notified by the Govt., then for integrated development of the entire layout area and in order to promote flexibility, MHADA may propose development, including area occupied by the slum, under this regulation.

 

ii) a) Each eligible residential or residential cum commercial slum dweller shall be entitled to a tenement of carpet area of 27.88 sq.m. (300 sq.ft.) and

    

     b) Existing or 20.90 sq.m. whichever is less in case of non-residential.

 

iii) If such land occupied by slum is observed to be affected by reservation then the development of reservation on land occupied by slum shall be regulated by the Slum Regulation.

 

iv) Corpus fund: An amount as may be decided by SRA as per Regulation shall be deposited with MHADA Authority for each eligible slum dweller.

 

 

Related Regulations to Rule No. 7

 

Rule No. 7.0 in UDCPR 2020

 

Entitlement of FSI for Road Widening or Construction of New Roads or Surrender of Reserved Land in UDCPR 2020

 

Development and Redevelopment Of Staff Quarters Of the State Government or Its Statuary Bodies or Planning Authority in UDCPR 2020

 

Redevelopment of Existing Buildings in UDCPR 2020

 

Development of Housing for EWS and LIG in UDCPR 2020

 

Regulations for Development of Information Technology Establishment, Data Centers in UDCPR 2020

 

Regulation for Development of Biotechnology Parks in UDCPR 2020

 

Incentive for Green Buildings in UDCPR 2020

 

Buildings of Smart Fin Tech Centre in UDCPR 2020

 

Commercial Buildings in CBD, Commercial, Residential Zone in Planning Authorities Areas in UDCPR 2020

 

Nashik Municipal Corporation in UDCPR 2020

UDCPR 2020 Chapter 9 is all about the City Specific Regulations 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. 10.5 Nashik Municipal Corporation 

 

10.5.1 Applicability of Regulations for some areas

 

i) The special Regulations framed by the Arbitrator for some final plots in T.P. Scheme No.1 (First Varied) shall remain in force.

 

10.5.2  Development of Cycle Track Along River and Nallah

 

A cycle track shall be developed in green belt areas earmarked in the Development Plan along the rivers. Also, the cycle track proposal is shown on canal land in the Development Plan.

 

A distance of 6.0 m. from the edge of the minor water course (nallah) is to be left as the marginal distance for the construction of any building. A 3.0 m. a strip of land from the edge of such water course out of this 6.0 m. distance to be left shall be available for use as a cycle track for the general public. The compound wall shall be constructed excluding this distance of 3.0 m. strip for a cycle track. The owner shall be entitled to FSI of this strip of land for the cycle track, in situ. This 3.0 m. wide strip shall be handed over to the Municipal Corporation for which, the owner shall be entitled to TDR or in-situ FSI equivalent to 35% of the area of 3.0 m. wide strip. This regulation shall be applicable for the development of land along Nallahs specified in Plan - A annexed with this UDCPR. Where development has already taken place and it is not possible to make provision for such 3.0 m. wide cycle track, then the Municipal Commissioner shall be empowered to decide not to apply this regulation for a particular stretch of nallah. In such cases, normal marginal distances under these regulations shall apply.

 

10.5.3  Set back and marginal distances for 36 m. wide D.P. road passing through village Gangapur and Ambad

 

Notwithstanding anything contained in Regulation No.6.2.1, the following setback and marginal distance shall be applicable for the road mentioned below.

 

Description of the roadMin. Plot Size in sq.m.Min. width of plot in m.Min. set back from the roadside in metersMin. side margins in m.

Min.

rear margins in m.

Remarks
36 m. wide D.P. road from Gangapur S.No.12 to Ambad S.No.199300123.00 (for commercial use also)2.002.00Margins for buildings G + 2 or stilt + 3 structure. Higher height is permissible subject to marginal distances in Regulation No.6.2.3.

 

Related Regulations to Rule No. 10

 

Special Rules for Pune City in UDCPR 2020

 

Thane Municipal Corporation Area in UDCPR 2020

 

Special Rules for Nagpur City and Nagpur Metropolitan Region Development Authority in UDCPR 2020

 

Vasai Virar City Municipal Corporation in UDCPR 2020

 

Kolhapur Municipal Corporation in UDCPR 2020

 

Navi Mumbai Municipal Corporation in UDCPR 2020

 

Bhiwandi Surrounding Notified Area in UDCPR 2020

 

CIDCO Area Excluding Naina Area in UDCPR 2020

 

Importance of FSI

Have you ever been in a situation where you are dealing with the land related issues and you hear certain real estate jargons that you have never heard of? We are sure you are getting a lot of recalls from the past. Well, today we are going to discuss one such term, FSI. FSI stands for the floor space index.  

FSI is also renowned as Floor Area Ratio (FAR). The term FSI refers to the ratio of the complete floor area of a building or a house (termed as the built-up area) to the complete plot area (land). These numbers and its values dictate the complete land area that you can construct, upon a plot.

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Pune FSI Calculator

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There are set and fixed formulas that are used to calculate the floor space index. Even if we have the formulas, it is not easy for someone out of the field to achieve the accuracy in calculating it. FSI is regulated by the department called the Development control regulation of a certain location and works as per the National Building Code of India.

The value of FSI is not same everywhere it is regulated according to the city zone, type of building and a lot of other amenities. It is possible to build up the construction only as imposed by the government.

The formula for the FSI calculation goes this way,

                                                  Floor Space covered in all floors

               FSI =                             ——————————————

                                                         Area of the plot

Let us see about the Premium F.S.I  

Well, these are some of the deviations allowed irrespective of locations and the building types.

If you ever wish or desire to stretch your Floor Space Index (F.S.I), you will have to pay some premium amount to the government. In order to avail this F.S.I, the joining road has to be 30 feet.

If the land you are planning to build on happens to be 30-40 abutting the roadway, the premium FSI will allow you to build on 20% more than actually allowed area. This increases with the increase in the width. Like, for the 40-60 road width you get 30% premium FSI, and for 60 feet road width it is 40% premium FSI.

F.S.I is not just the best option for us but it is also a great factor that helps to reduce the stress on the city. It is considered as the best concept since it limits and aligns the sources. With all the positive attributes it has, a lot of us tend to misunderstand its holistic approach. FSI helps the government to decide what % of the city area must be dedicated to the park, what percent for the road and how to divide the remaining into the different zones. This helps in a great way to keep the resources of the city on good terms with more greenery, lesser traffic, and a lot more other amenities.

Advantages  

Even though the FSI is considered as the restricted concept it carries its own benefits at the places where construction is taking place rapidly. Let’s see some of the basic advantages of F.S.I,

 It serves as a medium to maintain the ratio of open space and the built-up space.

 It is one of the many factors that maintain the city skyline.

 An average F.S.I illustration is the key for a better development

 F.S.I maintains the equality between sustainability, growth, and development.

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Pune FSI Calculator

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Now that you have understood what Floor Space Index is and how important it is. You might also have gotten the idea about how much of efforts are required to get it done. Yes, there goes a lot of legal procedures that we need to follow and they can really get tiring. But to make it easy for you Foot2Feet offers all kind of services and calculators concerning Floor Space Index. To explore more you can feel free to call us and we will be more than glad to assist you with your queries.

Why professional’s love foot2feet automated FSI calculator  

Following are silent features of foot2feet calculator, which have made it very popular amongst builders, architects, contractors and other construction industry people.

• No special knowledge required, a common man can use it

• Select your location and find planning authority in your region

• Only land area & access road width required to find basic results.

• If you give more details, you will get more accurate calculations

• It finds FSI, TDR, paid FSI, fungible FSI etc….

• Required Open space, amenity space MHADA, FSI factor are accurately calculated.

• Free assistance by foot2feet team

• It takes few seconds only.

Setback, Marginal, Distance, Height in Non Congested Area in Maharashtra in UDCPR 2020

For the construction of any building, there is a restriction of floor space to be used. It is called the FSI (Floor space Index). Also, we have to provide distance from the plot boundary which is called as marginal distance or setbacks.

 

UDCPR 2020 Chapter 6 is all about Regulations for FSI & Marginal distance.

 

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. 6.2 Regulations For Outside Congested Area (Non-Congested Area)
 

6.2.1 Marginal Distances and Setbacks for Residential Buildings and Mixed Use with Height up to 15.0 m. or as mentioned in the Table No.6-D.

 

The provisions for minimum marginal distances, as given in Table No.6-D below, shall apply to the Residential buildings, Residential with mixed uses permissible in the Residential Zone, and Residential buildings permissible in other zones.

 

Table No. 6-D

Sr. NoDescription of the roadMin. Plot Size in sq.m.Min. width of the plot in metersMin. setback from the roadside in metersMin. side margins in metersMin. rear marg- ins in metersRemarks
12345678
1Roads of width 30.0 m. and above in local authority area.450156.0 in the case of A, B, and C class Municipal Corporations and 4.50 in the case of other areas.3.03.0Side and Rear Margins for building up to 15.0 m. height (excluding parking floor up to 6 m. height)
2In the case of the Regional Plan area. NH / SH450154.5 or as specified by Highway rules, whichever is more.3.03.0Side and Rear Margins for building up to 15.0 m. height (excluding parking floor up to 6.0 m. height)
3Roads of width 18.0 m. and above but below 30.0 m.250104.52.02.0Side and Rear Margins for building up to 10.0 m. height (excluding parking floor up to 6.0 m. height)
4Roads of width 15.0 m. and above but below 18.0 m200103.01.51.5Margins for buildings
G + 2 or stilt + 3 structure
5Roads of width less than 15.0 m.8063.0

1.5
(in the case of

semi-detached building, only one side marginal distance shall be permissible

1.5Margins for buildings
G + 2 or stilt + 3 structure
6

Row Housing

on roads of

12.0 m. and below

303.52.250.0
(In case of corner plot, 1.50 or building line of adjoining road, whichever is more)
1.5-- do --
7Row Housing for EWS / LIG / by public authority / private individual / Slum Upgradation, etc. by public authority203.00.9 from the pathway or 2.25 from the road boundary0.0
(In case of corner plot, 1.5 or building line of adjoining road, whichever is more)
0.9G + 1 or stilt + 2 structure only

 

Notes :-

 

(1)  The width of the road in the above table shall govern the requirements in columns 3 to 8.

 

(2)  In the case of Sr.No.1 to 6, structures having higher height may be permitted subject to marginal distance mentioned in Regulation No.6.2.3.

 

(3)  The minimum area of plots fronting on service roads along highways shall be with reference to the actual width of the service road.

 

(4)  For semi-detached buildings, the side margin shall be on one side only. Plots for semi-detached buildings shall be in pairs.

 

(5)  Row-housing plots at the junction of two roads shall be larger to maintain the setback from both roads. Not more than 12 and not less than 3 plots shall be allowed in each block of row housing. Each block shall be separated from the other by a 4.5 m. wide road/pathway or 4.5 m. side marginal distance within the plot or space, including side marginal distance of the plot.

 

(6)  No garage shall be permitted in a building having a stilt or basement provided for parking.

 

(7)  Construction of ottas, railings, barricades, or supporting columns for canopy or porch shall not be allowed in minimum front marginal distances. However, steps may be permitted within 1.2 m. from the building line. Also, supporting columns for the canopy or porch may be allowed within the building line.

 

(8)  In the case of Regional Plan areas, ribbon development rules shall not be relaxed without the consent of the Highway Authority.

 

(9)  In the case of special buildings, marginal distances shall be as per regulations for such buildings.

 

(10)  The plot width-to-depth ratio shall be 1 : 1.5 to 1 : 2.5, as far as possible in the plotted layout.

 

(11)  In Public Housing Schemes for E.W.S. undertaken by government or semi-government organizations, marginal distances shall be as per the respective schemes and rules.

 

(12)  The front setback set out in already approved and partially developed layouts/schemes, may be retained as per original approval, to maintain the building line.

 

(13)  The pattern of development, like semi-detached, row housing, etc., in the already approved layout shall be as per said approved layout.

 

(14)  Where commencement certificate is granted prior to publication of draft development plan or sanction of Development Plan and the plot gets affected by new road/road widening, proposed in the development plan, the front margin shall stand relaxed to that extent.

 

(15)  In case of redevelopment proposal affected by line of street up to 9.0 m. width under the Municipal Council or Municipal Corporation Act or development plan road of up to 9.0 m. width, the front margin shall stand relaxed to the extent of land affected by such proposal (1) subject to a minimum setback of 1.0 m. for roads having a width of 12.0 m. or less and 2.0 m. for roads having a width of more than 12.0 m., from the final line of the street.

 

(16)  Subsidiary structures such as garages (limited to one), outhouses, and independent sanitary blocks may be permitted only in plots having an area of 250 sq.m. or more.

 

(17)  Rear or side marginal distances for development along nallah or watercourses shall be subject to Regulation regarding “Sites Not Eligible for Construction of Building” and “Construction Within Flood Line”. (Chapter 3)

 

(18)  The plots which are substandard in area shall be developed as per marginal distances mentioned in the above table with reference to road width.

 

(19)  In case of plots having approach by dead-end road, (point access) front margin shall be limited to the width of point access.

 

(20) Building Line along classified roads, as mentioned in Regulation No.3.1.6, shall be applicable for residential buildings defined in Regulation No.1.3.93(i), and Control Line along classified roads shall be applicable for other uses or for commercial uses as mentioned in Regulation No.3.1.6 or for mixed-use buildings where non-residential uses are proposed at least 50% or more of total proposed built-up area.

 

Rule No. 6.2.2 Other Buildings

 

The Provision in respect of minimum road width, minimum marginal distances, etc., as given in Table No.6-E below, shall apply for different categories of other buildings.

 

Table No. 6. E

Sr. No

No

Type of building

Minimum road width requiredMinimum marginal distancesOther stipulations
12345
1.Medical buildings
 a) Hospital, Maternity Homes, Health Club, Clinics, etc., buildings not being special buildings9.0 m. in case of A, B, C class Municipal Corporation, Metropolitan Authority Area and 7.5 m. in case of other areas.Margins as per Table No.6-D subject to side marginal distance of the minimum 3.0 m.NIL
 b) Hospital, Maternity Homes, Health Clubs, etc. buildings under the category of special building.Road width as required for Special Buildings. (Regulation No.3.3.9)6.0 m. on all sidesHeight of the building is subject to provisions of the the Maharashtra Fire Prevention and Life Safety Measures Act 2006.
2.Educational buildings
 a) Pre-primary SchoolOn any road.Margins as per Table No.6-D

Other requirements shall be as mentioned in the Table No.7-A of Regulation No.7.1.

Height of the building is subject to provisions of the Maharashtra Fire Prevention and Life Safety Measures Act 2006.

 b) Primary School not being a special building.6.0 m.-- do --
 c) Other educational buildings are not special buildings.9.0 m.3.0 m. on all sides
 d) Any building of category a, b, c above being a special building.Road width as required for Special Buildings6.0 m. on all sides
3.Public-Semi Public Building
 a) The Public-Semi Public Building is not The heightThe height,a special building.9.0 m.Margins as per Table No.6-D subject to side marginal distance of a minimum of 3.0 m. 
 b) Public-Semi Public Building being a special buildingRoad width as required for Special Buildings6.0 m. on all sides 
4.Cinema Theatre
 Cinema Theatre / Drama Theatre / Assembly Hall / Multiplex / Shopping Malls12.0 m.Front - 12.0 m. (only on one major road). 6.0 m. on all remaining sides

i) In case of cities having a population more than 2.5 lakhs as per the latest census, redevelopment of existing cinema theatre on plots shall be allowed subject to the condition that at least 1/3rd of the existing seats shall be retained, which shall not be below 150 seats and may be developed in combination with user permissible in R-2 zone.

ii) For the redevelopment of the existing theatre, marginal distances, including the front margin as per these regulations shall not be insisted upon. Redevelopment shall be allowed as per existing setback distances. Parking areas required as per these regulations shall not be insisted on; however, existing parking areas shall be maintained.

iii) In cases where redevelopment of the existing Cinema Theatre is carried out on the same place with a capacity more than the existing capacity in the form of single or multiscreen cinemas, then the owner/developer shall be allowed FSI potential mentioned in columns 6 or 9, as the case may be, of Table No.6-G at the rate of 20% land rate mentioned in Annual Rates of Statement without considering guidelines therein, for the additional capacity.

iv) The existing Cinema Theatre shall be allowed to be relocated and constructed at some other place within a distance of 5 km. In such case, the original site shall be allowed to be developed as per uses permissible in the adjoining zone.

Construction of Cinema Theatre / Multiplex shall conform to the provisions of Maharashtra Cinema (Regulations) Rules, 1966, and as amended from time to time, except the provisions mentioned above.

v) For the redevelopment of a Cinema plot having an area less than 1000 Sq.m., and if redevelopment of existing cinema theatre on such plot is not possible considering the other requirements in these regulations, the condition of providing at least 1/3rdof the existing seats or minimum 150 seats for cinema theatre shall not be insisted. In such cases, users permissible in adjoining predominant zones shall be permissible with special permission of the sanctioning authority.

5. Mangal Karyalaya
 a) Mangal Karyalaya and like buildings not under the category of special buildings.Road width as required for R-2 zone.3.0 m. on all sides. 
 b) Mangal karyalaya and like buildings under the category of special buildings.

12.0 m.

 

6.0 m. on all sides. 
6. Fuel Stations
 Fuel Filling Stations / including Petrol / Ethanol / LPG / CNG etc., Public Charging Stations for Electric Vehicles with or without service bay9.0 m.4.5 m. on all sides

i) In case the plot is located on any Classified road in the Regional Plan area, the distance from the junction of roads as may be specified by the Indian Road Congress/ Ministry of Road, Transport and Highway, shall be followed. (IRC guideline 2009 and MORTH Letter No.RW/NH-33023/19/99-DOIII, Dated 25.09.2003 as amended from time to time)

ii) NOC from the Chief Controller of Explosives shall be necessary.

iii) In a plot of Fuel Filling Station, other buildings or composite buildings for sales offices, snack bars, restaurants, public conveniences, the or like activities may be permitted.

The FSI shall not exceed 0.25 and underground structures along with kiosks shall not be counted towards FSI.

7. Mercantile Buildings.
 a) Mercantile / Business / Hotel / Commercial building under the category of special buildings.Road width as required for Special Building.Front 6.0 m. Side & rear 6.0 m.

i) Shops may also face on side and rear of a plot.

ii) Minimum width and area of the Shop shall be as per the convenience of the owner/developer.

iii) In case of construction of shops/offices only on the ground floor (not being a special building) side and rear marginal distance shall be as per Table No.6-D.

 b) Mercantile / Business / Hotel / Commercial building not under the the category of special buildingsRoad width as required for R-2 zone.Margins as per Table No.6- D subject to side marginal distance of a minimum 3.0 m.
 c) Shopping is convenient in the R-1 zone.On any road.Margins as per Table No.6- D.-
8. Stadium   
 Stadium with Pavilion12.0 m.6.0 m. on all sidesThe covered portion of the spectator’s gallery shall not exceed 25% of the plot area, which shall not be counted towards FSI. Shops below the spectator’s gallery may be permitted which shall not be counted towards FSI. In addition to this, ancillary offices, sports person accommodations, and public convenience-like structures may also be permitted which shall not consume more than 0.10 FSI on the gross plot area.

 

Note :

 

i)  In case of plots fronting on National Highways, State Highways, and Major District Roads in the Regional Plan area, the building line shall be as per Ribbon Development Rules or as given in the accommodations above, whichever is more.

 

ii)  Side and rear marginal distances mentioned in the above Table shall be subject to Regulation No.6.2.3, whichever is more.

 

iii)  In the case of special buildings, marginal distances shall be as per regulations for special buildings.

 

iv)  A stadium should desirably accommodate 400 m. running track.

 

v)  For the above buildings, permissible FSI shall be as per Regulation No. 6.3, unless otherwise

specified above.

 

vi) Point access (approach by dead-end road) to a plot shall be considered for the minimum road

width requirement mentioned in the above table. In such a case, the front margin shall be applicable for

the width of the point access road.


vi) The provisions about Cinema Theatre in column 5 of Table No.6-E shall be applicable to

Cinema Theatres in congested areas also.

 

Rule No. 6.2.3 Marginal distances for buildings of heights more than mentioned in Table No.6-D of Regulation No.6.2.1

 

(a) Front Margin - The front margin shall be as given in Table No.6-D and shall be applicable to a building irrespective of its height.

 

Provided that, in the case of group housing schemes where the building abuts an internal road, the minimum is 3.0 m. set back from the internal road or distance between two buildings, whichever is more, shall be provided. For Development/Regional Plan roads or classified roads or through roads, passing through Group Housing Schemes, the setback as prescribed in these regulations shall be provided.

 

(b) Side or rear marginal distance - Side or rear marginal distance in relation to the height of the building for light and ventilation shall be as below :-

 

The marginal distance on all sides shall be as per Table No.6-D / Table No.6-E for building height or floors mentioned therein. For height, more than stipulated in Table No.6-D / Table No.6-E, the marginal distance on all sides, except the front side of a building, shall be a minimum H / 5 (Where H = Height of the building above ground level).

 

Provided that, such marginal distance shall be subject to a maximum of 12.0 m. from the plot boundary, and the distance between two buildings shall be (1) as per Regulation No.6.2.4.

 

Provided further that, in case of redevelopment of the building which has ceased to exist in consequence of accidental fire / natural collapse/demolition for the reason of the same having been declared dangerous or dilapidated or unsafe by or under a lawful order of the authority or building having an age of more than 30 years, such marginal distance may be allowed upto 6.0 m. for a height of building upto 45 m. For the redevelopment of smaller plots having an area less than 1000 sq.m., one of the side margins/rear margins of 6.0 m may be relaxed subject to Fire NOC in case of bonafide hardship.

 

Provided further that, such marginal distance from recreational open space shall be 3.0 m. in case of non-special buildings and 6.0 m. in case of special buildings, irrespective of its height.

 

Provided further that, the building height for the purposes of this regulation and for calculating the marginal distances shall be exclusive of the height of parking floors up to 6.0 m.

 

Provided further that, where rooms do not derive light and ventilation from the exterior open space, i.e., dead walls, such marginal distance may be reduced (1) to 6.0 m. in the case of a special buildings and 3.0 m. in the case of other buildings.

 

Provided further that the plot/land of the owner falls within the jurisdiction of more than one authority, then continuous building (without leaving a margin on the boundary of the authorities) may be allowed with the consent of the other Authorities.

 

(c) Provision for Step Margin :- Step margins may be allowed to be provided on upper floors to achieve required side or rear marginal distances as mentioned in these regulations subject to a minimum marginal distance of 6.0 m. on ground level in case of special building.

This provision shall also be applicable to congested areas.

 

Rule No. 6.2.4  In the cases of layouts of two or more buildings in a plot for any uses :-

 

Distance between two buildings :- The distance between two buildings shall be the side / rear marginal distance required for the taller building between the two adjoining buildings.

Provided that, the pathway / internal road may be allowed to be proposed in such marginal distance.

 

Rule No. 6.2.5

In the case of a group housing scheme where the building abuts on an internal road, the minimum is 3.0 m. set back from the internal road or distance between two buildings, whichever is more shall be provided. For Development plan road/Regional plan road or classified road or through road, passing through Group Housing Scheme, normal setback as prescribed in the regulations shall be provided.

 

Rule No. 6.2.6  Buildings Abutting Two or More Streets

When a Building abuts two or more streets, the setbacks from the streets shall be such as if the building is fronting on each of such streets.

 

 

Related Regulations to Rule No.6 - 

 

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

 

Regulations for Height of Building in UDCPR 2020?

 

What is the Calculation of FSI Pline and its exemption in UDCPR 2020?

 

What are the Projections allowed in Front and Side Margin as per UDCPR 2020?

 

Industrial Building Regulations of FSI, Marginal Distances and Plot Area in UDCPR 2020

 

Regulations for Permissible FSI in Non Congested Area In Maharashtra in UDCPR 2020

 

What are the Setback, Marginal, Distance, Height, and Permissible FSI in Gaothan or Congested Area in Maharashtra in UDCPR 2020

 

Gunthewari Yojana

 

As you may already know, in Maharashtra state, gunthewari is a traditional method used to measure land. Eventually, the Gunthewari Regulation Act was enacted by the Maharashtra state government in August 2001. In the same vein, they were given the benefit of Gunthewari Yojana before 01 January 2001. Whereas,  on 7th January 2020, the Maharashtra cabinet gives approval for regularization lakhs of gunthewari constructions. To sum up, this decision of state government taken to regularize the gunthewari schemes in the state till 31st December 2021. 

 

Gunthewari for various types

 

You can do the gunthewari for various types. For instance, gunthewari can be done for the open land, building and flats.

 

Can I do Gunthewari now?

 

As of dated, 7th January 2021,  Gunthewari yet not started. Consequently,  Maharashtra cabinet gives approval for the same. And will start it sooner.

 

Charges for Gunthewari

 

The regularization of gunthewari development is subject to the prior  payment of compounding fee and development charges may be determined by the state government from time to time.. That is to say, the charges for gunthewari is yet not declared. 

 

List of Documents for  Required for Gunthewari

 

The following documents are required for Gunthewari  to submit along with the application as follows

 

  1. 7/12 Extract
  2. Mojani.
  3. Existing layout plan.
  4. Rectification plan
  5. An undertaking by the applicant to rectify compoundable infringements
  6. Building Plan as per site condition
  7. Other Land Ownership Documents
  8. Demand draft, drawn on any 

 

Process involved in Gunthewari

 

With help of license Engineer of liaisoning architect the concerned plot holder shall apply for regularization of gunthewari development . however, the file with all the necessary documents is to be submitted to the local planning authority. After that, the planning authority shall scrutinize the case for fulfillment of the stipulated requirements  and thereafter issue a certificate of regularization.

 

Benefits of Gunthewari development

 

Well, gunthewari developments are unlawful and there is an obvious need to curb such development, at the same time. Whereas, its not desirable to demolish on a mass scale of the old and long existing constructions  made on gunthewari plots. The followings are the benefits of regularizing the gunthewari yojana as follows-

  1. The prime and very important benefit of regularizing the gunthewari schemes is, whatever illegal you have bult I becomes legal
  2. It  increases the valuation of property.
  3. If you are regularizing the open plot then it also increases the FSI of the plot.

 

Sample Gunthewari certificate

 

Below is the Sample  format of Gunthewari  certificate-