Know more about NOC (No Objection Certificate) for Building Construction

Every person who intends to carry out new development and erect, re-erect or make any alterations in any place in a building or demolish any building essential to obtain building permission from local planning authority. Similarly, Building permission is the No Objection Certificate for Building Construction. You can make the application for Construction Noc through registered architect or licensed engineer/ structural engineer, to the authority planning authority.

Click here to get free quotations on Construction NOC

What are the documents required for Building Permission?

To obtain construction noc, it is mandatory to submit complete information in the form with all necessary documents. Subsequently, Payment receipt of scrutiny fee and any other fee /charges needs to be attached along with the application for Construction Noc.  Below is the Checklist of documents required for building permission-

a)  Application for Building permission

    b)  Mojani map showing plot boundaries

    c)   7/12 or property card

    d)      Property Fer-Faar (Mutation Entries)

    e)      PREDCR drawing & report

    f)       Zoning Demarcation

    g)      Building drawing as per DC rules 2017

    h)      Structural stability certificate

    i)        Site supervisor Letter

     j)        Owner Registration to PMC

     k)      Tax NOC

 l)        Title & Search Report

m)   Aviation NOC (or elevation certificate)

n)      Society Allotment letter & NOC

o)      Site Photos

p)      Layout Plan (If available)

Procedure for Building Approval

The process involves to obtain building permission is subject to stringent scrutiny. Following are the step by step process involves in online permission-

Step 1.  Procuring all required documents.

Step 2.  Online application with Pre-dcr drawing to get Pre Approval.

Step 3. Offline file submission.

Step 4. Site visit report and order by Building Inspector

Step 5. Payment of Challan.

Step 6. Final stamp on blueprint and get Commencement Certificate.

List of Other NOC required for construction

When you make a dream of new home and opt to execute it, you enter into the pre-approvals’ stage. Many of us know how to take decisions but very few know that there is list of documentation needed for it to come in existence. Every builder and owner of the land has to give applications and documents which are required for building constructions and its clearance. Following are the list of various NOC’s requires for the construction as depends on the project-

a)     Fire Noc

b)     Aviation Noc

c)     Garden Noc

d)     Forest Noc

e)     Heritage Noc

f)      Road Noc

g)     PWD Noc

h)     Irrigation Noc

i)       M.O.U / Development Agreement Noc.

 FAQ about Building Permission-

1.     What are the various factors occurs to get noc for building?

Specifically, Various factors are involved in building permission. However it starts from  the identification and authentication of land, to check that building conforms to all the standards of safety and regulations, distance from road, distance of surrounding buildings, height of proposed construction, and any other criteria set by the local planning authorities arises time to time.

2.     What are the Building Rules in PCMC?

Click here https://pmc.gov.in/sites/default/files/DC%20Rul%202017.PDF
for PMC Building Rules DCPR 2017.

Click here https://www.pcmcindia.gov.in/PDF_forms/Dc_rule.pdf for PCMC Building Rules.

           3.How much time it takes to get Construction NOC?

   Generally, from the date of final application along with necessary documents to local planning authority, it takes upto 25 days or more to obtain Construction Noc or Building PermissionOne should seek this process while constructing a new building. Also it is required at time of extension, Addition of floor, Lift addition  in existing building. Remember, for any interior changes approvals are not required

Click here to get free quotations on Construction NOC

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.

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

UDCPR 2020 Chapter 13 is all about the Special Provisions for Certain Buildings as per mentioned in the UDCPR 

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

Rule No. 13.0 General

Special provisions shall be made with respect to certain buildings, as given below. However, this provision shall stand superseded if new directions are issued by the Government.

Rule No. 13.1 Provisions for Barrier-Free Access

Provisions for barrier-free access in buildings for differently-abled persons shall be as given

below.

13.1.1 Definitions

i) Non-ambulatory Disabilities :- Impairments that, regardless of cause or manifestation, for all practical purposes, confine individuals to wheelchairs.

ii) Semi-ambulatory Disabilities :- Impairments that cause individuals to walk with difficulty or insecurity, individuals using braces or crutches, amputees, arthritics, spastics, and those with pulmonary and cardiac ills may be semi-ambulatory.

iii) Hearing Disabilities :- Deafness or hearing handicaps that might make an individual insecure in public areas because he is unable to communicate or hear warning signals.

iv) Sight Disabilities :- Total blindness or impairments, which affect sight to the extent that the individual, functioning in public areas, is insecure or exposed to danger.

v) Wheel Chair :- Chair used by disabled people for mobility. The standard size of the wheelchair shall be taken as 1050 mm. x 750 mm.

13.1.2  Scope

These regulations are applicable to all buildings and facilities used by the public such as educational, institutional, assembly, commercial, business, and mercantile buildings constructed on plots having an area of more than 2000 sq.m. It does not apply to private and public residences.

13.1.3  Site development

The level of the roads, access paths, and parking areas shall be described in the plan, along with the specifications for the materials.

1. Access Path/Walkway: The access path from plot entry and surface parking to the building entrance shall be a minimum of 1800 mm. wide having an even surface without any steps. Slope, if any, shall not have a gradient greater than 5%. Selection of floor material shall be made suitably to attract or to guide visually impaired persons (limited to coloured floor material whose colour and brightness is conspicuously different from that of the surrounding floor material or the material that emits different sounds to guide visually impaired persons; hereinafter referred to as “guiding floor material”. Finishes shall have a non-slip surface with a texture traversable by a wheel chair. Curbs wherever provided should blend to a common level.

2. Parking :- For parking of vehicles of handicapped people, the following provisions shall be made :-

a) Surface parking for two car spaces shall be provided near the entrance for physically handicapped persons with a maximum travel distance of 30.0 m. from the building entrance.

b) The width of parking bay shall be minimum 3.6 meter.

c) The information stating that the space is reserved for wheelchair users shall be conspicuously displayed.

d) Guiding floor materials shall be provided or a device, which guides visually impaired persons with audible signals, or other devices, which serves the same purpose, shall be provided.

13.1.4 Building Requirements

The specified facilities for the buildings for differently-abled persons shall be as follows :-

i)  Approach to plinth level

ii)  Corridor connecting the entrance/exit for the differently abled.

iii)  Stair-ways

iv)  Lift

v)  Toilet

vi)  Drinking Water.

i) Approach to plinth level : Every building should have at least one entrance accessible to the differently abled, which shall be indicated by proper signage. This entrance shall be approached through a ramp together with the stepped entry.

ii) Ramped Approach: The ramp shall be finished with non-slip material to enter the building. The minimum width of the ramp shall be 1800mm. with a maximum gradient of 1: 12. The length of the ramp shall not exceed 9.0 m. It shall have an 800 mm. high handrail on both sides extending 300 mm beyond the top and bottom of the ramp. The minimum gap from the adjacent wall to the hand rail shall be 50 mm.

iii) Stepped Approach :- For the stepped approach, the size of the tread shall not be less than 300 mm. and the maximum riser shall be 150 mm. Provision of 800 mm. high hand rail on both sides of the stepped approach similar to the ramped approach.

iv) Exit/Entrance Door :- Minimum & clear opening of the entrance door shall be 900 mm. and it shall not be provided with a step that obstructs the passage of a wheel chair user. Threshold shall not be raised more than 12 mm.

v) Entrance Landing :- Entrance landing shall be provided adjacent to the ramp with a minimum dimension of 1800 mm. x 2000 mm. The entrance landing that adjoins the top end of a slope shall be provided with floor materials to attract the attention of visually impaired persons (limited to coloured floor material whose colour and brightness are conspicuously different from that of the surrounding floor material or the material that emits different sound to guide visually impaired persons hereinafter referred to as “guiding floor material”). Finishes shall have a non-slip surface with a texture traversable by a wheelchair. Curbs, wherever provided, should blend to a common level.

vi) Corridor connecting the entrance/exit for the differently abled :- The corridor connecting the entrance/exit for the differently abled, leading directly outdoors to a place where information concerning the overall use of the specified building can be provided to visually impaired persons either by a person or by signs, shall be provided as follows :-

a)  Guiding floor materials or devices that emit sound to guide visually impaired persons shall be provided.

b)  The minimum width shall be 1500 mm.

c) In case there is a difference of level, slope ways shall be provided with a slope of 1 : 12.

d) Handrails shall be provided for ramps/slope ways.

vii) Stair-ways - One of the stair-ways - near the entrance/exit for the differently abled shall have the following provisions :-

a)  The minimum width shall be 1350 mm.

b) The height of the riser shall not be more than 150 mm. and the width of the tread 300 mm. The steps shall not have abrupt (square) nosing.

c)  Maximum number of risers on a flight shall be limited to 12.

d) Handrails shall be provided on both sides and shall extend 300 mm. on the top and bottom of each flight of steps.

viii) Lifts - Wherever a lift is required as per regulations, provision of at least one lift shall be made for the wheelchair user with the following cage dimensions of lift recommended for a passenger lift of 13 person capacity of Bureau of Indian Standards.

a)  A handrail not less than 600 mm. long at 1000 mm. above floor level shall be fixed adjacent to the control panel.

b)  The lift lobby shall be of an inside measurement of 1800 mm. x 1800 mm. or more.

c)  The time of an automatically closing door should be a minimum of 5 seconds and the closing speed should not exceed 0.25 m./sec.

d)  The interior of the cage shall be provided with a device that audibly indicates the floor, the cage has reached indicates that the door of the cage of entrance/exit is either open or closed.

ix) Toilets :- One special W.C. in a set of toilets shall be provided for the use of differently abled with the essential provision of washbasin near the entrance for the handicapped.

a) The minimum size shall be 1500 mm. x 1750 mm.

b) Minimum clear opening of the door shall be 900 mm. and the door shall swing out.

c) A suitable arrangement of vertical/horizontal handrails with 50 mm. clearance from the wall shall be made in the toilet.

d)  The W.C. seat shall be 500 mm. from the floor.

x) Drinking Water :- Suitable provision of drinking water shall be made for the differently abled near the special toilet provided for them.

xi) Designing for Children :- In the buildings meant for the pre-dominant use of the children, it will be necessary to suitably alter the height of the handrail and other fittings & fixtures, etc.

Explanatory notes :-

1) Guiding / Warning Floor Material :

The floor material to guide or to warn the visually impaired persons with a change of colour or material with conspicuously different texture and easily distinguishable from the rest of the surrounding floor materials is called guiding or warning floor material. The material with different textures gives audible signals with sensory warnings when a person moves on this surface with a walking stick. The guiding/warning floor material is meant to give a directional effect or warn a person at critical places. This flooring material shall be provided in the following areas :-

a) The access path to the building and to the parking area.

b) The landing lobby towards the information board, reception, lifts, staircases and toilets.

c)  Immediately at the beginning/end of the walkway where there is a vehicular traffic.

d) At the location abruptly changing in level or beginning/end of a ramp.

e) Immediately in front of an entrance/exit and the landing.

2) Proper signage :-

Appropriate identification of specific facilities within a building for the differently abled persons should be done with proper signals. Visually impaired persons make use of other senses such as hearing and touch to compensate for the lack of vision, whereas visual signals benefit those with hearing disabilities.

Signs should be designed and located so that they are easily legible by using suitable letter sizes (not less than 20 mm. high). For visually impaired persons, an information board in brail should be installed on the wall at a suitable height and it should be possible to approach them closely. To ensure safe walking, there should not be any protruding sign which creates obstruction in walking. Public Address System may also be provided in busy public areas.

The symbols/information should be in contrasting colours and properly illuminated because people with limited vision may be able to differentiate between primary colours. International Symbol Mark for wheel chair be installed in a lift, toilet, staircase, parking areas, etc., that have been provided for the differently abled.

Planning to start a constructional project? Good! But do you really know following things?

what you need to do to reach the construction phase? One may have various question in mind. like

What are the things to consider before building a house?

Different stages of building construction?

Is there any list of preconstruction services ?

What are pre construction planning stages ?

  A lot of us think that construction of a building only needs architects, a bunch of labors, electrician, plumbers, and money. Well, we don’t blame this way of thinking since we have always been portraying this picture when construction is concerned. But every construction project begins only after clearing all the essential legal pre-construction activities. This pre-construction process is little difficult but it make your home or building legally strong & sound. 

Tip – 1

Legal clearance of Land to get site control

The major benchmark before starting any construction process is to gain the complete site acquisition. Complete all the legal process that would define you as the site owner or something that legally gives you the site control. If you are thinking for the reason of its importance let us tell you that mostly the financing sources are unable to release the funds unless and until you have the site control.

These includes – 7/12, property card, Land demarcations, Title & search report, All mutation entries (ferfar), Society allotment letter, sale deed etc

Tip -2

Obtain the project financing

No project can stand strong if the finances are poor. So before starting any of the construction processes make sure you have strong financing in place. But what does actually in place mean? Not every penny can be ready and in hand, the least you could on your end is make sure your financing parties will deliver your need on time effortlessly. There are a lot of banks that offer constructional and another financing for a single project.

Not all Pre-constructional planning phases are in sequence so need to keep the department of financing alert as anything might come up anytime.

For financing you may need following documents –

Land ownership documents (given in tip -1 ), Pan card, Aadhar card, 3 years IT return statement, project estimate, Blue prints, documents of mortgage, salary slip (if any) etc.

Tip – 3

Architectural construction documents & Approvals

Before starting any pre-construction activity the third-party approvals are very important since you cannot start any construction without approval from local planning authority. A general contractor or your architect can get it done on your behalf. Generally, your project will be  reviewed by three main entities –

 – Approval plans & Building drawings

 – Construction team & their licences (contractor, architect, plumber, structural engineer)

 – Health & safety related assurance

 – Precautions to be followed during construction

 – Building rules of local area

Tip – 4 

Site Clearance and Installation of safety measures.

Building foot-print & 2m surrounding space should be cleared on site to start construction. Approach road to the construction area should be cleared so that construction equipments like RMC, JCB, Piling Machine, trucks carrying building material can reach the construction area easily.

Any accident happened on site can bring legal stay on project. Hence appropriate measures for labour safety must be taken.  

Tip – 5

Be Ready with Precise Project Management Plan

As you move forward by finalizing the different components of the project you need to invest your time tailoring the elite project management practices and plans to execute it. If you want to keep your project on track your team must know what the plan is and get ready to deliver it efficiently. 

Schedule your activities considering climatic conditions eg- complete under ground activities like foundation & footing before Rainy season. Plan your activities considering various speed up techniques, like 3rd floor slab & 1st floor brick work can be done simultaneously. 

Tip – 6

Appointment of Good Consultants – 

There is a great difference between knowing something and analyzing something. We recommend you to select consultant’s who not only listen you but analyze your needs properly. Here is list of various consultants for your construction –

Design Architect, Liasoning agency, Structural Consultant, Civil Contractor, Site Supervisor, Plumbing and Electrical consultant (MEP), Landscape Architect, Interior Designer.

Tip – 7

Estimate of Time

Estimate time required for completion of your project. This time must be calculated on real experiences of your surrounding projects. This will help you to plan your shifting (if you are currently using land for some purpose). All your day to day activities like office, job etc will be disturbed during this time. Time estimate will help you to manage it well.

Even during construction you will have to keep follow up to your schedule so that everything is done on time.

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. 14.1 Integrated Township Project (ITP)

14.1.1 For Regional Plan Area

14.1.1.1.1  Applicability :-

These regulations shall be applicable to the areas under the Regional Plan sanctioned under the provisions of the Maharashtra Regional and Town Planning Act, 1966 (hereinafter referred to as “the said Act”).

Provided that, if the Development Control Regulations regarding the development of an Integrated Township Project for an area over which a Planning Authority/Special Planning Authority/Area Development Authority has been appointed or constituted or deemed to have been appointed are yet to be sanctioned, then in considering the application for permission, these regulations, shall be applicable, mutatis mutandis, till such Authority adopts the Regulations in this regard.

If the ITP falls within the jurisdiction of more than one authority then in such cases Government can issue directives at the time of Locational Clearance or at any time regarding as to which authority shall give permission and supervise the project subject to terms and conditions as may be specified.

14.1.1.2 Requirements of Site :-

The area proposed for Integrated Township shall fulfil the following requirements :-

i) Any suitable area with an area of 40 hectares. (100 Acres) or more in one place.

ii) The area shall be one, contiguous, unbroken, and uninterrupted. Provided that, such area if divided by one or more water courses (such as nallah, canals, etc.), existing or proposed roads of any width or by railways, pipeline, etc., shall be treated as one, contiguous, unbroken, and uninterrupted, subject to the condition that the Project Proponent/s shall construct necessary connecting roads or bridges as per site requirements at his own cost with due permission from concerned authorities. Integrated Township area may also include;

a) Lands in afforestation zone provided that such land is not a forest land and subject to no construction being allowed on land having slope more than 1:5.

b) Lands within the buffer zone of the National Park are subject to restrictions on development permissible in such buffer zones and are subject to the NOC of the Forest Department.

c) Tribal land is subject to permission granted under the M.L.R. code, and government lands are allotted to project proponents subject to Regulation No.14.1.1.13(ii).

d) Private forest land that has been restored back after completion of section 22(a) Enquiry of Maharashtra Private Forest Act, 1975 shall be allowed to be part of the ITP with the condition that development permission shall be granted on such land only after necessary permission under the provision of Forest Conservation Act,1980.

e) The buffer zone of the eco-sensitive zone was notified, subject to all restrictions on development, and FSI was permissible in such buffer zone.

f) Areas under flood line/flood zone subject to clearance from the Water Resource Department.

g) Areas under Hill Top/Hill Slope Zone, and (b), (e), (f) mentioned above as shown on the Regional Plan/Development Plan subject to the condition as mentioned in Regulation No.14.1.1.7(i)(c). However, the total of these areas shall be restricted to a maximum of 40% of the total area under ITP.

iii)  If the Integrated Township area is more than 200 ha., it can be segregated as long as each parcel is more than 40 ha. and is located within a radius of 5 km. Provided that the land use mix is maintained in each parcel.

iv) The area shall have an access by means of an existing, or proposed road having a minimum width of 18.0 m. In the case of the proposed road, such area shall have access by an existing road having a width of 12.0 m. for the purpose of declaration locational clearance and LoI of such project but it is necessary for the project proponent to have an existing access of 18.0 m. before sanctioning the Commencement Certificate to the FSI beyond 25% of the project. Provided that Government land or land belonging to tribal can be considered for the purpose of road if there is a registered Agreement. However development permission shall be granted only after due permission of appropriate authority is given.

v) The ITP Area shall not include the area under:-

a) Notified forest, (excluding the private forest land subject to NOCs of the Forest Department)

b) Water bodies like rivers, creeks, canals, reservoirs, etc. Mangroves, Tidal Zone, Mud Flats

c) The area under Notified National Parks

d)  Defence Estates

e) Cantonment Boards

f) Any restricted area

g) Quarry Zone, Notified SEZ, designated port/harbor areas, wildlife corridor and biosphere reserves, Gaothan/Congested Area.

h) The historical and archaeological places notified under the relevant act.

i)  Any other area that may be declared by the Govt. of Maharashtra from time to time.

14.1.1.3 Ownership of Lands :-

The project proponent/s shall have the ownership of all the land parcels under the project.

(Explanation - for this clause, ownership includes rights accrued vide one or more registered Development Agreement/s or Power of Attorney (PoA) for such development and disposal, on behalf of land owner/owners).

Permission and Declaration of Project by State Government :-

i) The Project Proponent/s shall apply to the State Government to obtain permission and declaration of such project to be an “Integrated Township Project”. Such application shall be accompanied by the following attested documents in two sets :-

a)  Details of ownership of land viz. extracts of V.F.No.7/12 or Property Register Cards, in original having date not more than six months prior to the date of submission. In case of rights accrued through a registered Development Agreement or PoA, attested copies of such documents.

b) Self-attested list of S.No./ G.No./CTS showing the name of the owner as per record of rights, total area of such land parcel, area owned by the applicant in such land parcel, the name of person/company owning the Development Rights, area proposed to be included in project from such land parcel.

c) Part plan of sanctioned Regional Plan, showing all the lands falling in the project.

d) No Objection Certificate from the officer at Divisional level, Water Resources Department in respect of lands falling in “Command Area” of any Irrigation Project unless these powers are exercisable by the higher authority.

e) Village maps showing the lands falling in the project.

f) Certificate from concerned Forest Officer not below the rank of Dy. Conservator of Forests at Divisional level (unless these powers are exercisable by higher authority), showing that the lands under project do not form part of and not included in reserved forest or protected forest or non-classified forest or not acquired under the provisions of the Maharashtra Private Forest (Acquisition) Act, 1975 and also, confirming that such lands do not form part of the Notified National Parks, prohibited area of Notified Wildlife Sanctuaries and Notified Bird Sanctuaries.

g) Certificate from the concerned revenue officer not below the rank of Tahasildar, showing the lands under the project do not include lands belonging to tribal or that tribal land included in ITP has necessary permission under M.L.R. code.

h) Certificate from the Director of Archaeological Department, Maharashtra State, showing that the lands under project do not include monuments notified by the Archaeological Department, Heritage buildings and Precincts. Such certificate should also mention the distance to be kept around such places, if any.

i) Receipt of processing fee (non-refundable) paid, at the concerned branch office of the Town Planning Department, at the rate of Rs.5000/- per ha. for the current year with the yearly rise of Rs.500/- per ha. starting from the month of January every year.

ii) On receipt of an application under Clause (i) above, the Government may, after consulting the Director of Town Planning, Maharashtra State, by notification in the Official Gazette, grant the Locational Clearance and declare such project to be an “Integrated Township Project”, subject to such general and/or special conditions or, reject the application, under the provisions of Section 18(3) of the said Act, within a period of 90 days from the date of receipt of application or reply from the Project Proponent/s in respect of any requisition made by the Government, whichever is later. If the project proponent fails to comply with the conditions specified while granting location clearance within the specified time limit, then in such cases location clearance given earlier stands automatically cancelled and no refund or adjustment of premium/fees/expenses, etc. shall be eligible.

(Explanation - In circumstances described in Clause (ii) above, such grant of permission and declaration of the project shall be made under the provisions of Section 18(3) of the Maharashtra Regional and Town Planning Act, 1966 )

iii) Every such permission and declaration shall remain in force for a period of two years, if not applied for Letter of Intent under Regulation No.14.1.1.5, from the date of issue of Locational Clearance Notification, and thereafter it shall lapse.

Provided that, the Director of Town Planning, Maharashtra State, Pune may, on an application made by Project Proponent/s before expiry of the above period extend such period by two years in aggregate. Provided also that, it is not mandatory for Project Proponent/s to submit all the papers afresh as prescribed under Clause (i) above, however, the affidavit regarding the ownership of land about any dispute shall be mandatory.

iv) Such lapse shall not bar any subsequent application for a fresh proposal.

v) The Director of Town Planning, Maharashtra State, on the request of Project Proponent/s, by notification in the Official Gazette, may grant to add or delete any area, not exceeding 50% of the total area under Locational Clearance, subject to the condition that the remaining area shall not be less than 40 ha. The permissible FSI and other parameters shall increase or decrease accordingly.

14.1.1.5 Letter of Intent (LOI) by the Collector :-

i) The Project Proponent/s shall apply to the Collector to obtain the Letter of Intent for such project. Such application shall be accompanied by the ownership documents as prescribed in Regulation No.14.1.1.4(i)(a) & (i)(b) and with locational clearance notification issued by the Government.

ii) The Collector shall verify and satisfy himself that Ownership and Development Rights of all the lands under the project are with the Project Proponent/s before issuing the Letter of Intent.

iii) On receipt of an application under Clause (i) above, the Collector shall grant the Letter of Intent for the whole area or separately for any part thereof, which shall not be less than 40 ha. at the first instance, subject to conditions as may be deemed fit, or reject the application, within a period of 45 days from the date of receipt of the application or reply from the Project Proponent/s in respect of any requisition made by the Collector, whichever is later.

Provided that, in case of rejection, the Collector shall mention the grounds for such refusal.

iv) Every such Letter of Intent shall remain in force for a period of two years, if not applied for Development Permission under Regulation No.14.1.1.6, from the date of issue of Letter of Intent, unless renewed. Provided that, the Collector may, on an application made by Project Proponent/s before the expiry of the above period extend such period by two years in aggregate. Provided also that the letter of intent granted by the collector under earlier regulations may also be extended subject to other conditions of these regulations.

14.1.1.6 Master Layout Plan Approval by the Collector :-

i) The project proponent/s shall apply to the concerned Collector to obtain the approval for the Master Layout Plan of the entire area as per the Letter of Intent. Such application shall be accompanied by the documents in two sets as prescribed below :-

a) Attested copy of Gazette Notification issued by the Government under Regulation No.14.1.1.4(ii).

b) Attested copy of Letter of Intent issued by Collector under Regulation No.14.1.1.5.

c) Part plan of sanctioned Regional Plan showing the lands under the Master Layout Plan.

d) The village map shows the lands under the Master Layout Plan.

e) In case, the project has no access from the existing road having a right of way of 18.0 m. then documents showing the ownership of Project Proponent/s in lands proposed for 18.0 m. wide access road.

f) Bank Guarantee of requisite amount as prescribed in Regulation No. 14.1.1.12(vi).

g) Undertaking and Affidavit as may be prescribed by the Collector.

h) Copies of Master Layout Plan with or without Building Plans in three sets prepared and signed by expert in respective field and team headed by an Architect or Town Planner registered with Institute of Town Planners India (ITPI) with sign of owner/developer.

i) Contour map showing contour levels of lands under Master Layout Plan. Trueness of the contour shall be certified and attested by the surveying agency and the Project Proponent/s under their signature and seal.

j) Colored Google earth image/Bhuvan image/Drone survey image etc., showing lands under Master Layout Plan.

k) Phased Program for the development of physical infrastructure with amenities under the project, along with the project cost details.

ii) If the application is not accompanied by the documents mentioned in Regulation No.14.1.1.6(i) above, the Collector convey the same to the Project Proponent/s immediately within 10 working days giving specific time period for fulfilment of such documents and if the same are not submitted by the said project proponent in given time then return the proposal at his level only.

iii) On receipt of the application, complete in all respects, as prescribed under Regulation No.14.1.1.6(i) above, the Collector shall forward the same to the concerned Divisional Joint Director of Town Planning for technical consultation within 10 working days.

iv) The office of the Divisional Joint Director of Town Planning shall send its remarks to the Collector within two months from the receipt of the proposal from the Collector or receipt of a reply from the Project Proponent/s in respect of any requisition made by him, whichever is later. Such master layout approval will be given with the condition that the project proponent will not commence work without environmental clearance. Such environmental clearance shall be submitted at the time of sanction to the building permission. A sanctioned master Plan layout along with a complete set of drawings shall be endorsed to the concerned branch office of the Town Planning Department, for the further permission.

v) Approval to the Master Plan :- The Collector shall grant approval to the master layout or reject the application, under Section 18 of the said Act, within one month from the receipt of a reply from the Divisional Joint Director of Town Planning as mentioned in Regulation No.14.1.1.6 (iv) above.

vi) Approval to the building plan :- Detailed building permission under the master layout plan sanctioned as per Regulation No.14.1.1.6(v) shall be granted by the Assistant Director of Town Planning/Town Planner of concerned Branch within 30 days from the receipt of the proposal from the project proponent as mentioned in (a) below.

a) The Project Proponent/s shall apply to the concerned head of the Branch office of the Town Planning Department, for the grant of building permission, along with all relevant documents and attested copy of Environment Clearance for the project from MoEF or the Authority empowered by the MoEF.

b) The Project Proponent/s shall submit the certificate of Architect regarding the completion of the plinth stating that the construction of the plinth is as per the approved building Plans to the concerned branch office of the Town Planning along with the approved Plan. The Branch Office of the Town Planning verifies the same within the stipulated time period. If it is found that the construction of the plinth is not as per the building permission sanctioned, the said office shall reject such plinth checking certificate. In such circumstances, the Project Proponent/s shall either demolish the said plinth or get the revised plan sanction according to changes. If it is found that the construction of the plinth is as per the building permission sanctioned, then granting the plinth checking certificate is not necessary.

14.1.1.7 Planning Considerations :-

i) Permissibility in respect of Zoning :-

a) Notwithstanding anything contained in any regulation for the time being in force, the project to be notified under this regulation may be permissible in any land-use zone/s of sanctioned Regional Plan/Development Plan, excepting areas mentioned in Regulation No.14.1.1.2(v).

b) For the areas falling in zones, other than residential, commercial, and U - 1 & U - 2 zones as per the sanctioned Regional Plan the Project Proponent/s shall have to pay a premium for permitting projects in such zones at the rates prescribed below in Table No.14-A :-

Explanation : Premium charges shall be calculated by considering the agriculture land rate of the said land as prescribed in the Annual Statement of Rates (ASR) without applying the guidelines. If the agricultural land rate is not mentioned in ASR, in such cases the Agricultural land rate for such land will be decided by referring the matter to the Inspector General of Registration. Thereafter, the premium will be calculated by considering the land rate given by IGR in such cases. Out of the total premium10% shall be paid at the time of Locational Clearance, 10% paid at the time of the letter of Intent, 20% at the time of sanctioning of Master Layout Plan, and the remaining 60% shall be in four equal instalments per year and subject to interest as per Prime Lending Rate. (PLR)

c) Restriction on development construction shall be permitted on the lands within the HFL (Blue line), land in Hill Top & Hill Slope Zone, and on lands having a slope equal to or more than 1 : 5 in the said Project, whether specifically marked as such on the Regional Plan/Development Plan or not. No development of any sort and activity involving cutting/levelling/filling shall be permissible on such sloping lands. Provided that, it shall be permissible to use such lands for Plantation, Park, Garden purposes, the access road to township development with minimum cutting and other users as otherwise permissible in respective Regional Plan/Development Plans and the FSI of such lands shall be permissible to the extent as prescribed in Regulation No.14.1.1.7(ii).

d) In the Buffer zone of notified ESZ and in ESZ’s, only those development activities and FSI as permissible under MoEF notification of the ESZ (as amended from time to time) under Environment Protection Act, 1986 shall be permitted. All the development in this buffer zones shall be in accordance with MoEF notifications.

Permissible Floor Space Index (FSI) :-

a) Notwithstanding anything contained in any regulation for the time being in force, if the premium as mentioned in 14.1.1.7(i) (b) is paid by the project proponent then the basic permissible FSI for such project shall be 1.0 to be calculated on Gross Plot Area under Master Layout Plan without deducting any areas under the slopes within HFL, etc.

b) Further, additional FSI on payment of premium as mentioned below Table No.14-B shall be permissible on payment of premium at the rate of 10% of the weighted average land rate of the said land as prescribed in Annual Statement of Rates for the relevant year, without applying the guidelines therein. Such premium shall be paid at the time of Building permission.

c) Over and above the FSI as prescribed above, an additional FSI in lieu of construction of tenements for social housing shall be permissible as prescribed in Regulation No.14.1.1.9, without charging a premium.

d) It shall be permissible to utilize the maximum permissible built-up area as prescribed above, anywhere in the area under the sanctioned Master Layout Plan.

Mandatory Town-Level Amenities - Area and FSI Allocations :-

Master Layout Plan shall provide for the town-level area and FSI allocation, to be kept at one or more places, as follows:-

a) Spaces for Recreation

Note - These spaces shall be exclusive of open spaces to be required at sector-level layouts. Notwithstanding anything contained in UDCPR, 10% open space shall be provided in sector-level layout. Such open space shall be calculated by considering the area of the sector excluding roads in the Master Layout Plan and Town Level Amenity spaces excepting Economic Activities.)

b) Spaces for combined School/s (Primary School/s + High School/s) -

Note-

1) The requirements prescribed above are by considering the School to be run in double shift.

2) The requirement of the plot area and built-up area shall be exclusive of playground spaces. Hence, it is mandatory to show a separate playground adjoining the school building at the rate of 7 sq.m./student.

c) Community Health Care Facilities :- Primary and Secondary Health Care Facilities like Dispensary, Maternity Home, Hospital etc.

d) Community Market :-

Note - Users mentioned in (i) & (ii) above may be clubbed together for convenience purposes, without altering the requirements in plot area and built-up area.

e) Public Assembly Facilities :- Town Hall and/or Auditorium including Library

f) Economic Activities :- Economic activities including users such as Market, Multiplex, Mall, Information Technology & Information Technology enabled Services (IT & ITES) including SEZs, Essential Shopping, Recreational Centres, Trade & Commerce, Education, Hospitals, Non-polluting Industries, Service Industries, Entertainment, Tourism, Star Category Hotels, Convention Centres, Gymnasiums, Socio-economic activities, such as workshop, hostel for Autistic persons, challenged persons and Senior Citizens except independent residential tenements as per requirements.

Note :-

1) Users as mentioned in b, c, d, e & f may be clubbed together, in the Economic Activities Component, subject to the condition that, the total built-up area should not be less than the summation of minimum required for all such users, irrespective of their individual plot area requirements.

2) The required parking spaces for all such amenities as per norms shall be provided in the same plot.

g) Public Utilities :- For Master Layout area up to & inclusive of 200 ha.

Note : 

1) If the facility of Cremation Ground / Burial Ground is available in the village where the Township is located in such case these requirements need not be insisted subject to NOCs of respective Gram Panchayat.

2) If a Police Station is available within 1 km. the area from the proposed Township, then such a facility need not to be provided.

h) Transport & Communication :-

i) The entire area of the project shall have a proper road pattern, taking into consideration the linkages with existing roads within the project and outside the area as well. All such roads shall be developed by the Project Proponent/s as per the standard prescribed by the Indian Road Congress.

ii)  The width of the -

a) Classified Road should not be less than as may be prescribed by concerned public authority.

b) Main/Arterial/Ring Road should be of the minimum right of way of 18.0 m.

c) Other Sub-Arterial roads, Collector streets, local streets, etc. shall be proposed as per the requirements to cater to the need of occupancies on such roads including for pedestrians.

d) A network of cycle tracks in the entire Township area of a minimum width of 3.0 meters shall be provided without clashing with the vehicular traffic, to the extent possible.

iii) It may be permissible for Project Proponent/s, to realign the Regional Plan/Development Plan Roads, and earlier existing roads passing through the project area, without changing the entry and exit points of such roads.

iv) All the Regional Plan/Development Plan Roads and all the Main/Arterial/Ring Roads, shall always be open for the general public, irrespective of the fact that, they reside in the project or not.

General Note for Amenities (a) to (h) :

1) The requirements prescribed above for items (a) to (f) are by considering the FSI proposed for the project is only 1.0. If the FSI proposed is increased or decreased then the only built-up area requirement shall be increased or decreased proportionately.

2) The requirements prescribed above for items (g) are for the Master Layout area up to & inclusive of 200 ha. It shall be increased or decreased proportionately and may be proposed at one or more locations, as per requirements.

iv) Residential Activities :-

14.1.1.8 Development Control Regulations :-

For those aspects which are not covered under this regulation, the prevailing provisions as prescribed in the (1) Unified Development Control and Promotion Regulations for Regional Plan in Maharashtra shall apply mutatis-mutandis. The provisions of MoEF CRZ notifications amended from time to time shall also be applicable.

However where in the prevailing DCR of the respective authority the maximum height of the building is not mentioned in such cases the maximum height shall be allowed subject to provisions of the Maharashtra Fire Prevention and Life Safety Measures Act, 2006 and any restriction imposed by the Chief Fire Officer.

14.1.1.9 Social Housing :-

i) The Master Layout Plan shall provide sufficient space for the construction of small tenements for persons from EWS and LIG categories (hereinafter referred to as the “Social Housing Component”), as a social responsibility with FSI as mentioned in Regulation No.14.1.1.9 (iii). Out of this Social Housing Component 25% FSI shall be utilised exclusively for the construction of EWS tenements and the remaining 75% FSI may be used for LIG tenements. Out of the total tenements constructed as Social Housing components, one-third (1/3rd) of tenements shall be kept for Rental Housing tenements which will be disposed on Rent only by the project Proponents.

ii) Social Housing tenements shall be constructed within the area as specified by the MHADA for EWS and LIG categories respectively.

iii) The minimum Social Housing component shall be constructed at 15% of the Residential basic FSI of the area available for Residential Development as prescribed in Regulation No.14.1.1.7(iv) (hereinafter referred to as the “Social Housing component”).

iv) Social Housing tenements shall be constructed as per the general and special specifications prescribed by the concerned unit of MHADA for their projects.

v) The Project Proponent/s, after getting the commencement certificate of the Social Housing component as mentioned above shall immediately inform MHADA regarding the numbers of Social Housing Component to be disposed of by them to the allottees. Upon such intimation, MHADA within a period of six months, from the date of receipt of such intimation after following the procedure of the lottery system shall prepare the list of the allottees from the district as far as possible and forward it to the Project Proponent/s. The project proponent shall dispose of such housing tenements to the allottees at the construction cost mentioned in ASR applicable of the year of disposal (date of occupancy certificate) plus 25% additional cost. Out of this 25% additional cost, 1% shall be paid to MHADA towards administration charges.

If the allottees fail to deposit the amount within the specified time limit, then the allotment shall stand cancelled and MHADA can give fresh names of allottees from the waiting list within one month.

Provided that if the MHADA is unable to provide the list of the allottees as mentioned above then the project proponent shall dispose of such social housing tenements in the market at the construction cost in ASR applicable to the land of the year of disposal plus 20% additional cost.

vi) Every Occupation Certificate for the regular tenements shall be granted only along with the Occupation Certificate in proportionate with the Social Housing component.

vii) Amalgamation of such Social Housing tenements shall not be permitted in any case.

viii) The purchaser of the tenement under social housing shall deposit an amount equivalent to 10% of the construction cost of the tenement, as prescribed in the Annual Statement of Rates prevailing at the time of occupation, with the Project Proponent/s as a one-time maintenance deposit for onsite infrastructure maintenance.

ix) The Project Proponent/s shall maintain the premises and common spaces outside the building/s of social housing including concerned all basic infrastructure and amenities, in good condition in the same manner as the maintenance of the remaining area of the project.

x) The purchaser of tenement under social housing shall have to pay all the government taxes, duties like stamp duty, GST etc. and also the fees charged for use of common amenities at actual, to the Project Proponent/s, as per the requirement, from time to time.

14.1.1.10 Liability of Project Proponent/s :-

i) The entire project shall be an integrated one with all facilities within the boundaries of such project. All the on-site infrastructure i.e. internal roads, approach roads, street lights, water supply and drainage systems shall be mandatory and constructed/maintained in future by the Project Proponent/s. Proposed internal roads and Open Spaces in the layouts shall be used only for ITP.

ii) The Regional Plan Roads & Reservations which are included in ITP shall be Developed by the project proponent and after development made available to the general public. Such reservations may be allowed to shift within 500 m. (within Township Area Only) in consultation with the concerned Divisional Joint Director of Town Planning.

iii) It shall be the responsibility of the Project Proponent/s to develop and maintain all the infrastructure in good condition till handed over to the appropriate authority.

The project proponent may collect periodical contributions or raise corpus funds for the maintenance of infrastructure from the purchasers of tenements or statutory bodies of the purchasers of tenements formed by the developer for this purpose.

Provided that, the Project Proponent/s shall hand the infrastructure, for maintenance purposes, only after the completion of the project, to the Urban Local Body or appropriate authority, when constituted in the area comprised by the project along with the unutilized corpus fund collected for maintenance of common infrastructure.

iv) Project Proponent/s shall mandatorily provide facilities for making the Township SMART -

a) For the people residing in the project area, an efficient and timely public transportation system up to the nearest public transportation station/hub/depot/stand. He shall develop it himself or tie with the Government/Semi-Government or private transport agency for such efficient public transportation. The number of buses and trips will be

decided by MSRTC/Local Transport Authority.

b) Continuous unobstructed footpath of minimum 2.0 m. the width on either side of all streets/roads of width ROW 12.0 m. or more and of a lesser width for roads/Streets of ROW less than 12.0 m.

c) A dedicated and physically segregated bicycle track with a width of 3.0 m. or more, should be provided for the entire Township Area.

d) Pedestrian-friendly pathways, encouragement to non-motorized transport, intelligent traffic management, non-vehicle street/zones, smart parking, energy efficient street lighting visible improvement in the area i.e. replacing existing overhead electric wiring with underground wiring, encroachment-free public areas.

e) Arranging generation of power through non-conventional energy sources like solar, wind and others shall be mandatorily provided with at least 10% of the total requirement of the common physical infrastructure of the project.

f) To provide energy management by adopting advanced technology like installing Solar Water Heating Systems, Solar Lamps/Lights in common areas, and LED Lamps, auto-operated street lights, solar pumps, etc. All external lighting shall be of LED, Solar Water Heating Systems, Solar Lamp shall be compulsorily provided.

g) To provide effective water management by adopting water harvesting techniques like rainwater harvesting, recycling of used water, metered water supply to the users under the project, and double plumbing pipeline. The recycled water shall be used for flush systems, gardening, carwash and industrial use.

h) To provide effective safety & security measures like CCTV surveillance at strategic locations, centralized control rooms, etc.

i)  Arranging smart and fast internet/broadband connectivity to all residences, e-governance online system for grievance redressal.

j)  Encouraging and providing a platform for citizens' participation in decision-making about public community issues.

k) Arranging real-time environmental monitoring i.e. air pollution, noise pollution etc. shall be observed.

l) Encouraging and providing a platform for e-DCR for building plans with BIM, 3-D maps on GIS of the utility services network and properties in the city, central command, control and emergency response centre for all infrastructure facilities. Project Proponent/s shall also provide urban design concept plans along with the Master Plan.

m) It shall be obligatory on the part of Project Proponent/s to provide the infrastructure and green building norms that are necessary as per the guidelines as may be laid down by the Government, under the policy of development of ‘Smart City’ from time to time.

n) Ensure that the buildings have at least 3-star ratings from GRIHA/Silver from IGBC/Silver from LEED/equivalent ratings from the ASSOCHAM GEM.

v) Project Proponent/s shall also mandatorily provide for :-

a) Water Supply - Safe and potable drinking water at the rate of 90 litres per capita per day, exclusive of the requirement of water for fire fighting and gardening purposes. The storage capacity of the same shall be at least 1.5 times of the actual required quantity as determined by the expected population (Resident and Floating) and other uses. The Project Proponent/s would be required to develop proper internal distribution with double pipe plumbing for reuse of treated water at appropriate places and maintenance system along with smart metering and shall especially undertake rainwater harvesting, groundwater recharging and wastewater recycling within the project.

Provided that, the Project Proponent/s should not use groundwater as a source of water, to meet the above requirement.

b) Drainage and Garbage Disposal - The Project Proponent/s shall make suitable and environment friendly arrangements for the disposal and treatment of sewage and solid waste generated in the project at source, as per the norms of the Maharashtra Pollution Control Board. The Project Proponent shall provide zero discharge in ITP for solid as well as liquid waste.

The Project Proponent/s should provide facilities for water conservation by different means such as Rain Water Harvesting, Recycling of Waste Water, etc. and also set-up, in the project area itself, the Solid Waste Management Project (SWMP) with a sufficient capacity for processing of 100% garbage and solid waste.

c) Power - The Project Proponent/s shall ensure continuous and quality power supply for the project area. The Project Proponent/s may draw the power from any existing supply system or may go in for arrangement of captive power generation with the approval from the concerned authority. If power is drawn from any existing supply system, the Project Proponent/s shall, before the commencement of development, procure a firm commitment of power for the entire Township from the power supply company.

14.1.1.11 Occupancy Certificate :-

i) Application for obtaining the Occupancy Certificate for buildings in the project, in full or part shall be submitted by Project Proponent/s to the concerned branch Officer of Town Planning. Such application shall be accompanied by -

a) All the relevant documents along with coloured Google Earth/Bhuvan/Drone survey images showing the area under the Master Layout Plan.

b)Documents showing compliance of the conditions prescribed while according to sanctions from time to time.

c) Appropriate declaration/s and undertaking/s made by the Project Proponent/s and his technical personnel’s;

d) Any other requirement as may be prescribed by the Collector.

ii) The concerned Branch Officer of Town Planning shall grant an Occupancy Certificate or reject the application giving a specific reason within one month from the receipt of the application.

iii) The Collector, before issuing the Occupancy Certificate for the project as a whole, shall verify and satisfy himself about the completion of erection/development/construction of all the basic required infrastructure in the Master Layout plan. In case, of an application for part occupancy, such completion shall be as prescribed in the phase programme.

14.1.1.12 General Stipulations :-

i) Development of basic infrastructure and amenities shall be completed by the Project Proponent/s to the satisfaction of the Collector either for the whole or as per phases, of the project.

ii) It shall not be mandatory for the Project Proponent/s to provide Amenity Space as otherwise required as per regulation of the Regional Plan/Development Plan, if any.

iii) The Project Proponent/s shall plant indigenous trees at the rate of at least 150 trees per ha. and maintain it properly. The certificate to that effect issued by the Deputy Conservator of Forest or an Officer nominated by him for this purpose shall be produced by the Project Proponent/s at the time of application for Final Occupation Certificate under Regulation No.14.1.1.11.

iv) All the powers and functions that are supposed to be exercised by the Collector under this regulation shall be exercised by the Chief Officer/Chief Executive Officer of the concerned Planning Authority wherever applicable, excepting the powers to grant Letter of Intent under Regulation No.14.1.1.5 of this regulation.

Provided that, before grant or refusal to the Master Layout Plan, the Chief Officer / Chief Executive Officer of the Authority shall, consult the concerned Divisional Joint Director of Town Planning as prescribed in Regulation No.14.1.1.6 (iii) and (iv), if the Planning Officer posted in such Authority is below the rank of Joint Director of Town Planning, and to the concerned branch office of Town Planning as prescribed in Regulation No. (1)14.1.1.6(vi) and Regulation No.14.1.1.11, if the Planning Officer posted in such Authority is below the rank of Assistant Director of Town Planning.

v) All the amounts of scrutiny fees, charges, premiums etc. payable to the Government shall be deposited with the concerned Branch office of the Town Planning. In circumstances described in the proviso of Regulation No.14.1.1.12(iv) above, 50% of such amount shall be deposited with the concerned Branch office of the Town Planning, and 50% to the concerned Planning Authority.

vi) The Project Proponent/s shall submit a bank guarantee of an amount equal to the 15% of the estimated development cost required for the development of the basic Physical infrastructure such as roads, water supply, drainage & garbage disposal, Trunk installations for power supply, fire brigade station & fire engines. Such development costs be worked out as per respective phases taking into consideration the phased programme for the development of infrastructure with amenities under the project as submitted and as required under Regulation No.14.1.1.6(i). A certificate regarding the estimated development cost shall be produced by the respective Architect of the project. If a Bank Guarantee as mentioned above is submitted then a separate security deposit shall not be insisted on by the authority.

vii) The Project Proponent/s shall construct and maintain the Fire Station building & Infrastructure at their cost. The project proponent shall post well-trained staff at the fire station as per the recommendations of the Director of Fire Services, Maharashtra State / Chief Fire Officer of the concerned Authority or the cost of staff appointed by the Chief Fire Officer for this purpose shall be borne by the Project Proponent. The amount of all expenditure on such staff shall be the responsibility of the Project Proponent/s. After completion of the fire station and as per requirement such fire brigade/station shall be handed over to the nearest respective authority on the terms and conditions decided by the respective authority and project proponent.

viii) The developer shall complete the Special Township Project within 10 years or such period as allowed by the Government from the approval to the master plan. The developer shall develop and maintain the all infrastructure (internal street lights, roads etc.) up to the completion of the ITP project. Within such period or till the authority is formed as per Regulation No.14.1.1.12(ix), the concession in property tax levied by the respective Grampanchayat or the respective Planning Authority shall be 66% of the normal rate as prescribed under the Grampanchayat Act or under Maharashtra Municipal Council, Nagar Panchayat and Industrial Township Act, 1965 or Maharashtra Municipal Corporation ACT. Such property tax shall be levied from the date of the Occupancy Certificate. Respective Grampanchayat/Planning Authority shall provide mandatory provisions like Birth and Death Registration Certificates etc. for the same period in such ITP. Provided that the utilities like fire brigade, police station/Chowky etc. shall be handed over to the nearest respective Authority at the terms and conditions decided by the respective authority.

ix) A local Authority shall be formed under section 3 read with section 341 of the Maharashtra Municipal Council, Nagar Panchayat and Industrial Township Act, 1965 according to the population of such township. The newly formed respective authority shall take over the operation maintenance of infrastructure in the Integrated Township Project area with the previous approval of the Government. However, if the area under ITPs merged in any Local Authority then operation and maintenance of infrastructure in such Integrated Township Project area shall be made by the respective Local Authority.

x) Licensing to the Project Proponent/s - The respective Authority shall provide licenses to the Project Proponent/s for telephone Connection, Power and other utilities in the Township area as per existing rules & regulations. After granting the license from the respective Authority, the project proponent/s shall provide utilities in the Township area as per the conditions laid down by the respective authority.

xi) It shall be mandatory for the Project Proponent/s to provide an appropriate width of road to the land not owned by the project proponent which is surrounded by the Township Area. 

14.1.1.13 Special Concessions :-

i) Deemed conversion for Non-Agricultural (N.A.) Use :- The lands under the approved Master Layout Plan shall be considered as deemed N.A. No separate permission shall be required under the provisions of Maharashtra Land Revenue Code, 1966. The amount of non-agricultural assessment shall be exempted to the extent of 50% of the normal rate for the land under the Integrated Township Project.

ii) Grant of Government land: If surrounded or adjacent to the lands owned by the Project Proponent, the Government land may preferably be granted to the Project Proponent, as per the rules and regulations to that effect, by the Revenue and Forest Department of the State Government. A maximum of 10% of the total area under the township shall be allowed to be included in such township.

iii) Concession in Stamp Duty :- For the purchase of land by the project proponent for the township area or for the first transaction from the Project Proponent/s to the Purchaser of any unit under any user from approved Master Layout Plan or subsequent building plan under this Regulation, concession of 50% of stamp duty as otherwise required under the Mumbai Stamp Act, shall be granted. This concession will be available only at one stage i.e. either at the time of land purchase or at the time of sale of units. Also, if the project proponent assigns the rights to his own subsidiary companies for the running of the Amenities in such Township project as per the approved plan in such cases concession of 50 % of stamp duty as otherwise required under the Mumbai Stamp Act, shall be granted.

iv) Exemption in payment of Development Charges :- 50% of the amount of Development Charges under sub-section (3) of Section 124-F of the said Act shall be exempted for institutional use or, change of use of any land or building or, development of any land or building, proposed for a project undertaken by a Project Proponent/s under this Regulation.

v) Relaxation from Mumbai Tenancy and Agriculture Land Act :- The condition that, only the agriculturist will be eligible to buy the agriculture land shall not be applicable to the Project Proponent/s for purchasing agriculture land for Integrated Township under this Regulation.

vi) Exemption from Ceiling for holding agriculture land :- The limit for holding agriculture land, stipulated in the Maharashtra Agricultural Lands (Ceiling and Holdings) Act, 1961 shall not be applicable to the Project Proponent/s for the development of Integrated Township Project under this Regulation.

vii) Exemption from scrutiny fee :- The amount of the scrutiny fee shall be exempted to the extent of 50% of the normal rate for building permission under the Integrated Township Project.

viii) Exemption from royalty on minor minerals :- The amount of royalty on minor minerals as per the Maharashtra Minor Mineral Extraction (Development and Regulation) Rules shall be exempted to the extent of 50% for the earth which is extracted while developing the land within Township area and fully exempted if the said excavated material is used in the same project.

14.1.1.14 Transition Policy :-

i) It shall be permissible for the Project Proponent/s, to whom Special Township Project has already been granted location clearance and/or LOI or the project is ongoing wherein part Occupancy Certificate is granted before 26/12/2016 to -

a) Continue such Special / Integrated Township Project under the erstwhile regulations under which LC is granted without considering these regulations.

b) If the project proponents wish to develop a township according to these regulations then they may apply for a grant of Letter of Intent or Master Layout Plan as the case may be wherever required, under this regulation.

ii) If in the case as described in Regulation No.14.1.1.14(i)(b), the construction of the project is ongoing and the Occupation Certificate, either in full or partly has granted or not been granted, it shall be permissible for the Project Proponent/s to choose an option to prefer this regulation subject to payment of premium as prescribed in Regulation No.14.1.1.7(i) and (ii). In such cases, the premium shall be calculated on the balance area which shall be the difference of the FSI permitted as per earlier regulation and that being availed as per this regulation.

14.1.1.15 Appeal :-

Anyone aggrieved by an order passed under prevailing byelaws may within forty days of the date of communication of the order prefer an appeal to the Director of Town Planning, Maharashtra State, Pune. The appeal shall be decided within 60 days.

14.1.1.16 Control by the State Government :-

Director of Town Planning, M.S., Pune is authorised on behalf of the Government to monitor the Township Project and submit his report once in six months to the Government.

14.1.1.17

The government may relax any provisions from these regulations considering the site condition of the particular project.

14.1.1.18

Read the concerned Planning Authority/Special Planning Authority constituted under relevant Acts instead of Collector, wherever applicable.

14.1.1.19

The rate of premium mentioned in the Regulation No.14.1.1.7(i)(b) and 14.1.1.7(ii)(b) can be revised by the Government from time to time.

14.1.2 For Development Plan area -

Regulations for Integrated Township Projects for Regional Plan mentioned in Regulation No.14.1.1 shall be applicable to the Development Plan area with modified Regulations as mentioned below.

14.1.1.4 (ii)

(Explanation - In circumstances described in Regulation No.14.1.1.4(ii) above, such grant of permission and declaration of the project shall be made under the provisions of Section 18(3) read with Section 44 (2) of the Maharashtra Regional and Town Planning Act, 1966)

14.1.1.6 (i)

e) In case, the project has no access from the existing road having right of way of 18.0 m. then documents showing the ownership or registered agreement for permanent right of way, as the case may be, of Project Proponent/s in lands proposed for 18.0 m. wide access road.

j) Colored Google Earth image/Bhuvan image/Drone survey image etc. showing lands under Master Layout Plan, signed by project proponent

iv) The office of the Divisional Joint Director of Town Planning shall send its remarks to the Authority within two months from the receipt of the proposal from the Authority or receipt of a reply from the Project Proponent/s in respect of any requisition made by him, whichever is later. Such master layout approval will be given with the condition that the project proponent will not commence work without environmental clearance. Such environmental clearance shall be submitted at the time of sanction to the building permission.

14.1.1.6 (vi) - Approval of the building plan :- Detailed building permission under the master layout plan sanctioned as per Regulation No.14.1.1.6(v) shall be granted by the concerned Authority with prior consultation as prescribed in the proviso to Regulation No.14.1.1.12(iv) within 30 days from the receipt of the proposal from the project proponent as mentioned in 14.1.1.6(vi)(a).

14.1.1.6 (vi) (b) - The Project Proponent/s shall submit the certificate of Architect regarding the completion of the plinth stating that the construction of the plinth is as per the approved building Plans to the concerned branch office of the Town Planning along with approved Plan. The Branch Office of the Town Planning verify the same within the stipulated time period. If it is found that the construction of the plinth is not as per the building permission sanctioned, the said office shall reject such plinth checking certificate. In such circumstances, the Project Proponent/s shall either demolish the said plinth or get the revised plan sanction according to changes. If it is found that the construction of the plinth is as per the building permission sanctioned, then granting the plinth checking certificate is not necessary.

However, notwithstanding anything mentioned above, before granting or refusal to the Master Layout Plan, the Authority shall, consult the, concerned Divisional Joint Director of Town Planning as prescribed in Regulation No.14.1.1.6(iii) and (iv) if the planning officer posted in such Authority is below the rank of Joint Director of Town Planning, and to the concerned branch office of Town Planning as prescribed in Regulation No.14.1.1.6(vi) and Regulation No.14.1.1.11, if the Planning Officer posted in such Authority is below the rank of Assistant Director of Town Planning.

14.1.1.7 (iii) 

 h) Transport & Communication :-

i) The entire area of the project shall have a proper road pattern, taking into consideration the linkages with proposed roads of D.P. and R.P. existing roads within the project and outside area as well. All such roads shall be developed by the Project Proponent/s as per the standard prescribed by the Indian Road Congress.

14.1.1.11 (ii) - On receipt of the application as prescribed under Regulation No.14.1.1.11(i) the Planning Authority shall forward the same to the concerned officer as stipulated in the proviso to Regulation No.14.1.1.12(iv) for technical consultation within 10 working days.

Following new Regulations shall be added.

14.1.1.7 (v) - Share of Local / Planning Authority.

The integration of Integrated Township Projects included in the Local/Planning Authority, an area @ 2% of the gross area shall be earmarked and shall be handed over free of cost to the respective Authority for the development of the City Level Facilities.

For determining eligibility of ITP, the above 2% area shall be considered in area calculation. This area shall not contain area under hill slopes, and shall be accessible by major road. Base FSI of such 2% land shall be made available to the applicant on remaining land.

Related Regulations

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

Integrated Logistic Park (ILP) in UDCPR 2020

Industrial Township under Aerospace and Defense Manufacturing Policy in UDCPR 2020

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

Slum Rehabilitation Scheme for Other Municipal Corporations in UDCPR 2020

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

Urban Renewal Scheme in UDCPR 2020

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

Pradhan Mantri Awas Yojana in UDCPR 2020

Integrated Information Technology Township (IITP) in UDCPR 2020

Affordable Housing Scheme in UDCPR 2020

Transit Oriented Development (TOD) in UDCPR 2020