UDCPR 2020 Chapter 9 is all about the Requirements of Part of the Building as per mentioned in the UDCPR 

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

9.11 Basements

9.11.1 

Basement shall generally be constructed within the prescribed setbacks/margins with one or more levels.

The following uses shall be permissible at free of FSI.

i) Air-conditioning equipment and other machines used for services and utilities of the building;

ii) Parking spaces;

iii) D.G. set room, meter room, and electric substation (which will conform to required safety requirements), Effluent Treatment Plant, suction tank, and pump room;

iv) Storage (only for use of Data Centre)

The following uses shall be permissible and counted in FSI.

a) Storage of household or other goods or ordinarily non-combustible material incidental to principle use;

b) Strong rooms, bank lockers, safe deposit vaults, laundry room, Radio/laser therapy, post mortem room, mortuary, medical shop and, cold storage for hospital building, etc.

c) Commercial use in the first basement is in the case of shopping centres/shopping malls.

d) Uses strictly ancillary to the Principal use.

e) Nursing quarters are used as an ancillary to the hospital in the first basement, if it is 0.9 m. to 1.2 m, above ground level with proper ventilation.

Provided that,

i) If the basement is proposed flushing to average surrounding ground level, then such a basement can be extended in side and rear margins up to 1.5 m. from the plot boundary.

ii) Multilevel basements may be permitted if the basement is used for parking. 9.11.2 The basement shall have the following requirements -

9.11.2 The basement shall have the following requirements -

a) Every basement shall be in every part at least 2.4 m. in height from the floor to the soffit of the beam.

b) Adequate ventilation shall be provided for the basement with a ventilation area not less than 2.5% of the area of the basement. Any deficiency may be met by providing adequate mechanical ventilation in the form of blowers, exhaust fans or air-conditioning systems, etc.

c) The minimum height of the ceiling of any basement shall be 0.9 m. and the maximum shall be 1.2 m above the average surrounding ground level. However, it does not apply to the mechanically ventilated basements. In such cases, the basement may also be allowed to flush to the average ground level.

d) Adequate arrangements shall be made to ensure that surface drainage does not enter the basement.

e) The walls and floors of the basements shall be water-tight and be so designed that the effect of the surrounding solid and moisture, if any, is taken into account in the design and adequate damp proofing treatment is given. In the case of a special building, where, the movement of a fire-fighting vehicle is proposed on the basement flushing to the ground level, the slab of the basement shall be designed to withstand the pressure of a fire-fighting vehicle.

f) The access to the basement shall be separate from the main and alternate staircase providing access and exit from higher floors. Where the staircase is continuous, the same shall be enclosed type serving as a fire separation from the basement floor and higher floors. Open ramps shall be permitted subject to the provision of Regulation No.9.12.

Related Regulations to Rule No. 9

Habitable Rooms as Requirements of Part of Building in UDCPR 2020

Ramp as Requirements of Part of Building in UDCPR 2020

Balcony as Requirements of Part of Building in UDCPR 2020

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

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

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

UDCPR 2020 Chapter 8 is all about the Parking, Loading, and Unloading Spaces 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. 8.1 Parking Spaces

Wherever a property is to be developed or redeveloped, parking spaces at the scale laid down in these Regulations shall be provided. A parking plan showing the parking spaces along with manoeuvring spaces/aisles shall be submitted as a part of the building plan. When additions are made to an existing building, the new parking requirements will be reckoned with reference to the additional space only and not to the whole of a building but this concession shall not apply where the use is changed. The provisions for parking of vehicles for different occupancies shall be as given in Table No.8-A.

8.1.1 General Space Requirements 

i) Location of Parking Spaces

The parking spaces include parking spaces in basements or on a floor supported by stilts, podiums or on upper floors, covered or uncovered spaces or in separate buildings in the plot and/or lock-up garages. The height of the stilt shall not be less than 2.4 m. from the bottom of the beam. In the case of stack parking, a height of up to 4.5 m. may be allowed.

ii) Size of Parking Space

The minimum sizes of parking spaces to be provided shall be as shown below in Table No.8-A

Note :

(a) In the case of parking spaces for motor vehicles, up to 50 per cent of the prescribed space may be of the size of 2.3 m.x4.5 m.

(b) Minimum size of parking space in mechanized / puzzle parking system shall be 2.3 m. x 5.8 m. for big cars and 2.1 m. x 5.0 m. for small cars.

iii) Marking of Parking Spaces

Parking space shall be paved and clearly marked for different types of vehicles.

iv) Manoeuvring and Other Ancillary Spaces

Off-street parking space must have adequate vehicular access to a street and the area shall be exclusive of drives, aisles and such other provisions required for adequate manoeuvring of vehicles. The width of drive for motor vehicles and scooters, and motorcycles shall be a minimum of 3.00 m. and 2.00 m. respectively.

v) Composite parking

The composite parking of vehicles like one car with two scooters may be allowed. Also, six scooters parking may be allowed to be converted into one car parking. In such cases, drives or aisles shall be required, taking into consideration entire composite parking.

vi) Bus bay for schools/multiplex/malls/assembly buildings/group housing

For these occupancies, being a special building, a bus bay of the required size shall be provided within the premise or along the main road on which the plot abuts. This shall be applicable for housing schemes having more than 500 flats.

vii) Ramps for Basement Parking

Ramps for parking in the basement should conform to the requirement of Regulation No.9.12

viii) Other Parking Requirements

a) To meet the parking requirements as per these regulations, a common parking area for a group of buildings, open or multi-storeyed, may be allowed on the same premises.

b) In addition to the parking spaces provided for the building of Mercantile (Commercial) like office, market, departmental store, shopping mall and building of industrial and storage, loading and unloading spaces shall be provided at the rate of one space for each 1000 sq.m. of floor carpet area or fraction thereof exceeding the first 200 sq.m. of floor area, shall be provided. The space shall not be less than 3.75 m. x 7.5 m. subject to a maximum requirement of 4 such parking spaces for office buildings and 6 parking spaces for other buildings. However, in the case of the office building, such parking spaces shall not exceed more than 4.

c) Parking lock-up garages shall be included in the F.S.I. calculations.

d) The space to be left out for parking as given in this regulation shall be in addition to the marginal open spaces left out for lighting and ventilation purposes as given in these regulations. These spaces may be used for parking provided a minimum distance of 3.0 m. (6.0 m. in case of special building mentioned in Regulation No.2.2.8) around the buildings is kept free of any parking or loading and unloading spaces, except the building as mentioned in Clause (c) above. Such a parking area adjoining the plot boundary may be allowed to be covered on top by sheet roofing, so as not to infringe the marginal distance to be kept open as specified above. Further, such sheet roofing shall not include the area adjoining the plot boundary to be used for tree plantation as mentioned in Regulation No.3.4.1(iii), if any.

e) In case of parking spaces provided in basements, at least two separate ramps of adequate width and slope for entry and exit shall be provided preferably at opposite ends. One ramp may be provided as specified in Regulation No.9.12.

f) Mechanical/Hydraulic/Stack parking/Parking tower may be permitted at 1.5 m. in side and rear margin under the following circumstances -

1. Minimum 6.0 m. The driveway shall be kept clear from all kinds of obstructions for easy manoeuvrability of fire and rescue appliances like ambulances. For buildings defined as high-rise buildings and special buildings in these regulations, 9.0 m. turning circle around the building shall be maintained.

2. For Non-Special buildings as defined in these regulations, such distance shall not be less than 3.0 m.

3. Such mechanical/hydraulic/parking towers may be permitted to touch the building on the dead wall side. Provided that the dead wall must be a 2-hour fire-rated wall.

4. The fire protection arrangement as per storage building will be made applicable to such parking towers as per Table - 7 of Part - 4 of NBC - 2016.

Related Regulations to Rule No. 8

Off Street Parking Requirement in UDCPR 2020

Everything about building FSI rules & FSI calculator! Foot2feet

Hello friends,

This blog is for every person who is somehow connected to land or construction industry. Here I will discuss about Floor space index also called as FSI in following points.

1. What is FSI
2. Area wise FSI calculation
3. How to calculate it
4. Why professional’s love foot2feet automated FSI calculator

Click below to Open calculator

Pune FSI Calculator

PMRDA FSI Calculator

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1. What IS FSI 

If you ever thought of buying a small land and building some 100 storied building on it to make huge profit, then you are wrong. Government controls development in any area based on availability of basic resources of water, drainage, traffic condition etc. This restriction is calculated with respect to land area. 

A ratio of land area to allowable construction area is called floor area ratio or Floor space index (FSI)

Example –           FSI in Pune in 2019 is 1.10. (Excluding paid FSI or TDR). 

For 1000 sqft land in baner or kothrud, FSI calculation will be as follows.

Owner can build maximum of 1000 x 1.10 = 1100 sqft  as per FSI in kothrud, Pune. 

Note –    Here built up area is individually calculated on all floors and then added to find maximum allowable area. 

Areas like balcony, parking, terraces, staircase, lift etc.  are deducted from this calculation according to Pune FSI rules (DCPR 2017). For any region separate development control rule (DC rules) are published by government authorities.

Owner can buy TDR (additional FSI) from other land owners whose land is surrendered for road or other reservations. Maximum allowable TDR on any land depends upon access road of that land. Example – for road of 12 Meter, 65% of land area can be purchased and loaded on that land. 

Paid FSI or fungible FSI is also additional TDR but this has to buy from planning authority. At current paid FSI charges in Pune Municipal Corporation are 50 % of ready reckoner rate of open land.

FSI and TDR are calculated on index decided by government time to time. 

Redevelopment FSI in Pune is same as regular FSI. Only difference is 0.20 (20%) paid FSI is given for society on roads less than 9.0 M. 

2. Factors to find FSI of any land 

i. Planning Authority –

Every location, village or area is under certain planning authority. Like – FSI  in Baner, Karve Nagar, Kondawa, Undri, Wagholi, Lohegaon is calculated by Pune municipal corporation FSI rules. While For location like Pirangut, Hinjewadi, Nanded city, Chakan, such region PMRDA rules of FSI or building rules are applicable. For villages under Pimpri Chinchwad Municipal Corporation like Ravet, Rahatani, Dapodi, Moshi, Chikhali pimple Saudagar etc PCMC rules are applicable. FSI in Pune cantonment, Dehu road cantonment or Khadaki (kirkee) cantonment is decided by defense ministry.

Here is Basic FSI in various region –

Pune municipal corporation        – 1.10 ( Maximum 3.0)

Pimpri chinchwad (PCMC)            – 1.0

Pune Metro Politian Regional planning authority (PMRDA)           – 1.0 to 1.2

ii. Type of land zone & building type – 

FSI vary due to land zone or building use. Here are few examples of basic FSI under various land zone. Note – To avoid confusion I am giving basic FSI excluding TDR or paid FSI.

Residential use         – 1.10

Commercial use        – 1.25

Industrial Use            – 0.50 to 1.0 

Gaothan Area            – 1.50

IT building                   – 2.0 to 3.0 (conditional)

Agriculture land        – 0.0375 to 0.20 ( excluding Paid FSI)

For exact calculation of FSI, TDR, Paid FSI use foot2feet online FSI calculator.

iii. Plot area      –         

For illegally subdivide plot (after land subdivision act 1972), only 75% of total FSI is allowed. For NA plots and plots more than 2000 Square Meter, full 100% of FSI is applicable.

For lands more than 2000 Sqm, 10% Open space is mandatory. For lands more than 4000 Square Meter 10% open space + 15% amenity space is required. (Use our calculator for actual calculations)

3.  How to calculate FSI

FSI calculation formula hardly gives useful results. best way is to use foot2feet FSI calculator. 

FSI calculator to find actual FSI on any land    

As I discussed FSI varies due to various factors. It’s not easy to find FSI on land just by some construction formula. One has to take help of local expert like architect etc to find FSI or FAR for that plot.

But the good news is foot2feet have developed online FSI calculator inbuilt with Pune FSI rules.  Pune & surrounding region. We will soon be adding one by one region in the list.

Check all building related calculators on Foot2feet

4. 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.

Pune FSI Calculator

PMRDA FSI Calculator

All Calculators

Content Table:

• What is NA?
• NA from the terminology of Foot2Feet?
• NA from common facts in feasibility report
• Misconceptions of NA
• Process to do NA in a Municipal corporation
• Process of NA in a Non-municipal corporation
• Conclusion

Lands or plots are broadly classified into three major types; Agricultural land, Non-agricultural land (NA) and Forest land.

What is NA?

Non-agricultural land or NA is a type of land on which residential or commercial buildings, factories, and industries can be constructed. Whereas, agricultural lands are typically lands devoted to agricultural activities. It is illegal to construct a residential or commercial estate upon agricultural lands.

A. NA from the terminology of Foot2Feet:

Non-agricultural land or NA can be from different zones like Urbanizable Zone, Industrial Zone, Recreational Zone & Residential Zone or R-Zone. For NA land, zone plays an important role. Any land is by default agriculture land in India, except the land in Gaothan area. NA land is not necessarily to be residential all the time, and similarly residential land is not necessarily NA land always.

B. NA from common facts in feasibility report:

Feasibility is one of the primary steps that owners, developers or builders conduct. The feasibility report states the possibilities and written statements that your land or piece of plot is possibly fit to withstand your planned project. It may contain graphs, statistics, statements, and an in-depth analysis of certain components.

After buying NA it is important to see if the land is feasible or not for construction. It assists in the growth and development of papers of execution and determines the required permissions and approvals needed for NA.

C. Misconceptions of NA:

There are few misconceptions regarding the non-agricultural land which need to be eradicated. Listed below are some of the myths that are often associated with NA:

1. Tax benefits: It is a common assumption among people that there are no tax benefits in buying NA land as against buying pre-built houses. Yes, it is true that the interest payable on a loan taken to buy a plot of land is tax deductible only if that land is used for generating income, unlike a loan taken to acquire a property. However, the interest can be capitalized and added to the cost of acquisition of the plot, which can help in reducing the capital gain tax liability at the time of sale of the plot.
2. Cost: Buying a piece of land does not need tonnes of cash, as it is in the case of buying pre-built houses. A good land deal can be locked at a moderate investment of Rs. 5-10 lakhs in a good location which is quite capable of yielding worthwhile returns in the long term, usually 5-7 years, but 10-15 years is always a better bet.
3. Loans: It’s a misconception that banks do not provide loans for buying NA land. But, banks do provide financing for buying land from statutory bodies or reputed developers. However, the interest rates for buying land are about 1-2% higher when compared to regular home loans. Also, the tenure of such a loan is restricted to a maximum of 7-10 years.

D. Process to do NA in a municipal corporation:

Before carrying out any development on the agricultural land, the occupant of the land has to apply to the collector for permission to convert the use of agricultural land for any non-agricultural purpose.

After converting the agricultural land into NA land, it becomes easier to receive permission for construction from the local governing bodies.

Let’s take a look at various steps to be followed to do the NA process:

1. Apply for building permission: In order to start any new building construction, the occupant or superior holder of land need to first furnish an application form along with the supporting documents to the District collector in whose jurisdiction the concerning agriculture land is situated.
2. Verification: After receiving the application request, the concerning District collector will acknowledge the application within seven days and send a copy of the application to Tahsildar. If the proposed area is within the jurisdiction of a Municipal corporation, the collector consults them concerning acquiring the building permit.
3. Get NA NOC from Tahsildar: TheTahsildar will check for revenue clearance and technical clearance. The tahsildar will also check certain parameters like if the applicant is the rightful occupant of land and is empowered to file for a change of land use if any dues are pending to any department by the occupant, and whether the local authority has any objections for land conversion.
4. Issuing of NA conversion order: The District collector will issue an order of conversion within a month of the date of payment of premium and then authorize the Tahsildar to change the particulars of the land by making necessary entries in the revenue records.
5. Pay NA Taxes: The land occupier or landholder has to pay NA land taxes from the date on which NA land use begins. If the occupier or holder fails to inform the Tahsildar within the period specified, he/she will be liable to pay in addition to the non-agricultural assessment fine of five hundred rupees to the District collector.

E. Process of NA in a non-municipal corporation:

If there is no Municipal Corporation or Municipal Council in the area for proposed conversion of agricultural land to non-agricultural land, the applicant needs to submit a No Objection Certificate (NOC) and clearance certificate.

F. Conclusion:

The process of land conversion from agricultural to non-agricultural might look tedious and lengthy, but it is quite simple if implemented properly. To know more about various factors involved in land deals, land reservations, and different types of land zones, keep in touch with Foot2Feet.

We provide various services, solutions and deep knowledge related to land, construction, Tax NOC, and much more.

There are general regulations about any construction permissible on land, and no piece of land shall be used as a site for the construction of a building if the site is not eligible for it.

Suppose the Authority considers that the site is insanitary, incapable of being well-drained, or dangerous to construct a building on. In that case, it is not permissible to use this land as a site for construction.

For Example, if the site is in Defense land, Railway region Hilly region, or not appropriately drained in this case there, one cannot construct anything on the land without considering the regulations. This information about reservations and their use is essential when someone starts actual planning, whether they are land owners, builders, or construction owners. It is a must-know information before purchasing land or starting construction on the land.

This information about reservations and their use is very important when someone starts actual planning, whether they are land owners, builders, or construction owners. It is a must-know information before purchasing land or starting construction on the land.

UDCPR 2020 Chapter 3 is all about General Land Development Requirements.

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

Rule 3.10 Transfer of Land Under D.P Sites (Other than D.P. Road) In Leau of FSI

If in any development proposal, the owner desires to hand over the reserved site/area free of cost to the Authority, then FSI of such reserved site/area equivalent to the TDR may be allowed to be utilized on the remaining land. The transfer deed to that effect shall be executed, and the FSI calculation shall be mentioned in the plans of the development proposal. In the case of plotted layout, distribution of FSI on plots in pursuance of such transfer shall be as desired by the owner and up to maximum building potential according to road width as mentioned in Regulation No.6.3. It may differ from plot to plot; however, the receiving plot shall front on the road having minimum 9.0 m. width. If some FSI remains unutilized, the owner shall be entitled for TDR against the remaining FSI. In such cases where in-situ FSI is proposed to be used, the DRC procedure shall not be insisted on.

3.11 Relocation of D.P/R.P Sites/Roads

If the land proposed to be laid out for any development is affected by any reservations of public purposes, the Authority may allow adjusting the location of such reservation to suit development without altering the area of such reservation. Provided that such shifting of the reservations shall not be permitted :-

a)  If the reservation proposed to be relocated is in parts.

b)  If the reservation proposed to be relocated is beyond 500 m. from the original location in the Development Plan.

c)  If the reservation proposed to be relocated is beyond the holding of the same owner.

d)  Unless the alternative location and size are at least similar to the location and size of the Development Plan as regards access, levels, etc.

e)  If the reservation is already relocated under these regulations.

f)  If the land is reserved considering its geographical location like Bio-Diversity Proposal, Nallah training reservation, etc., and;

g)  Unless the relocation is within the area covered by the layout or development permission under sanction.

All such relocation of the reservations shall be carried out by the Authority and shall be reported to the Government and Director of Town Planning, Maharashtra State at the time of sanctioning the development permission. The Development Plan is deemed to be modified to that extent. Notwithstanding anything contained in this regulation, the relocation of the reservation from a land may also be permitted on any land within 300 meters belonging to the other owner’s land if the said other owner consents (by way of registered deed) to such relocation of reservation on his land and consents to hand over his land to the Planning Authority where reservation is proposed to be relocated instead of TDR and also subject to restrictions mentioned in above sub Regulation No. (d), (e), and (f). In such case, the other owner may not insist on submitting the layout or development proposal for his land.

In case of shifting of road alignment, the same shall be allowed without change in the inlet & outlet points and also, without affecting the smooth flow of traffic.

Provided that such shifting shall be carried out by the Authority in consultation with the Divisional Joint Director of Town Planning in case of D-class Municipal Corporations, Municipal Councils, NagarPanchayats, and Regional Plan areas.

In such case of shifting, the Development Plan/Regional Plan shall be deemed to be modified to that extent.

Related Regulations to Rule No. 3 - 

You can visit our other blogs related to Regulations 3 through the below-mentioned links:

Recreational Open Spaces in UDCPR 2020

Provision for Amenity Space in UDCPR 2020

Minimum Plot Area for Various Uses in UDCPR 2020

Provision for Inclusive Housing in UDCPR 2020

Rules for Railway Line, River, Electric Line, Airport, Nallah in UDCPR 2020

Plotting, Land Subdivisions, and Access Road Rules in UDCPR 2020