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

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

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

Rule No. 7.7 Development of Housing for EWS/LIG

7.7.1 In Residential Zone -

If the owner constructs the housing for EWS/LIG in the form of tenements of size up to 50 sq.m. (1) carpet area on his plot, then he shall be allowed FSI of maximum building potential mentioned in column 6 or 9 of Table No.6-A or column 6 or 9 of Table No.6-G of Regulation No.6.1 or 6.3, subject to following conditions -

i) For the FSI availed over and above the basic FSI, the premium shall be charged at the rate of 15% of the land rate in ASR, without considering the guidelines therein.

ii) Out of the total tenements, at least 40% of tenements shall be of (1) carpet area not more than 30 sq.m.

iii) Only one tenement should be sold to a family. Adjoining tenements should not be sold to a close relative of such tenement owner. An affidavit to that effect shall be obtained from the land owner/developer and purchaser.

iv) For these proposals, marginal distances (except front margin) parking and other requirements shall be as per Slum Redevelopment Regulations, wherever such regulations exist.

v) The owner shall have the option to avail TDR over and above basic FSI instead of availing FSI with the payment of premium as mentioned in (i) above.

 Note - Out of the permissible FSI, 10% of the basic FSI mentioned in Regulation No.6.1 or 6.3 shall be allowed for commercial use.

7.7.2 In Agricultural Zone -

The housing scheme mentioned in Regulation No. (1) 7.7.1 shall be permissible in the Agricultural Zone with an FSI of 1.00 with an approach road of a minimum of 9.0 m. The responsibility for the development of infrastructure shall lie with the owner/developer.

Note - Out of the permissible FSI, 10% of the FSI shall be allowed for commercial use.

7.7.3 For Regional Plan Area -

The housing scheme mentioned in Regulation No.7.7.1 and 7.7.2 shall be applicable for Regional Plan area mutatis mutandis.

Related Regulations to Rule No. 7

Rule No. 7.0 in UDCPR 2020

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

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

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

Redevelopment of Existing Buildings in UDCPR 2020

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

Regulation for Development of Biotechnology Parks in UDCPR 2020

Incentive for Green Buildings in UDCPR 2020

Buildings of Smart Fin Tech Centre in UDCPR 2020

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

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

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

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

Rule No. 6.3 Permissible FSI

Permissible basic FSI, additional FSI on payment of premium, Permissible TDR Loading on a plot in a non-congested area for Residential and Residential with mixed uses and other buildings in developable zones like residential, commercial, public-semi-public, etc. shall be as given in Table 6-G below :-

Note –

i)  In addition to the above, ancillary area FSI up to the extent of 60% of the proposed FSI in the development permission (including Basic FSI, Premium FSI, and TDR but excluding the area covered in Regulation No.6.8) shall be allowed with the payment of premium as specified in Regulation No.6.1.1.This shall be applicable to all buildings in all zones.

Provided that in case of non-residential use, the extent of ancillary area FSI shall be up to 80%. No separate calculation shall be required to be done for this ancillary area FSI. The entire FSI in the development permission shall be calculated and shall be measured with reference to permissible FSI, premium FSI, TDR, and additional FSI including ancillary area FSI added therein.

Provided further that, this ancillary area FSI shall be applicable to all other schemes like TOD, PMAY, ITP, IT, MHADA, etc., except 

Rehabilitation component in SRA. In the result, free of FSI items in the said schemes, if any, other than those mentioned in UDCPR, shall stand deleted.

ii)  The column of TDR shall not be applicable for the area, where there is no Planning Authority, and accordingly, values in subsequent columns shall stand modified.

iii)  The maximum permissible limits of FSI specified in the Table above, may be allowed to be exceeded in cases mentioned in Chapter 7, where higher FSI is permissible over and above the limit specified in the above table.

iv)  Maximum permissible building potential on plot mentioned under column No.6 or 9 shall be exclusive of FSI allowed for Inclusive Housing as per Regulation No.3.8. There is no priority fixed to utilize premium FSI or TDR as mentioned in Column No.4, 5 and 7, 8. (1) However the Authority, considering the local situation, may allow utilization of premium FSI and TDR, in equal proportion of permissible premium FSI and TDR mentioned in column No.4, 5 and 7, 8. (e.g. if out of premium FSI mentioned in column No.4 & 7, 40% is proposed to be utilized then out of TDR mentioned in column No.5 & 8, 40% TDR shall also be utilized.) In such cases the Authority shall issue written, well-reasoned speaking orders to that effect. Other conditions of TDR utilization shall be applicable as per the TDR Regulations No.11.2. In respect of service roads, shown on the development plan or in the approved layout, or plots facing on a major road, however deriving access from other roads, the width of highway or major road shall be considered for entitlement of building potential as per column 6 or 9 of the above table, as the case may be.

v)  Out of the quantum of TDR mentioned in Column No.5 or 8 minimum 30% and subject to a maximum 50% of TDR shall be utilized out of the TDR generated from Slum Rehabilitation Scheme (Slum TDR) / Urban Renewal TDR / (2) TDR generated from the area of notified URP as per Regulation No.14.8.8(iv)(c)(i) / Amenity construction TDR (till generation of URT). If such TDR is not available, then other TDR may be used.

vi)  The restrictions of road width mentioned above shall not be applicable in cases where, the permissible FSI is more than the basic FSI in various schemes such as slum rehabilitation schemes, redevelopment of dangerous buildings, cluster development for the congested (core) area, redevelopment of MHADA buildings, TOD, etc. in such scheme, regulations of the respective scheme shall be applicable. (3) However, for special buildings, as mentioned in Regulation No.1.3(93)(xiv), provisions mentioned in Regulation No.3.3.9 shall be applicable.

vii)  The maximum limits of FSI prescribed above shall be applicable to (a) fresh permission (viz. Green-field development (i.e., building on a vacant plot of land) and brown-field development (i.e., cases of addition to an existing building where a permissible FSI has not been exhausted.) and also to (b) an existing building that has not been granted full occupation certificate. The cases of existing buildings shall be subject to the production of a stability certificate from the structural engineer.

viii) Premium - The rate of premium for the premium F.S.I., as mentioned in Columns No.4 and 7 above shall be 35% of the rate of the said land mentioned in the Annual Statement of Rates without considering the guidelines therein. Apportionment of such amount between Authority and Government shall be as decided by Government from time to time. The government premium, if to be paid, shall be deposited by the Authority in the specified head of government account. In the area of Regional Plans, the entire premium shall be paid to the Government through the District offices of the Town Planning and Valuation Department.

ix)  Basic FSI and premium FSI for unauthorisedly subdivided plots having an area of up to 0.4 ha. Shall be (2) 75% of the quantum mentioned in columns No.3, 4 & 7, and the TDR shall be to the extent of 50% of the quantum mentioned in columns No.5 & 8. This provision shall be subject to provisions in Regulation No.3.4.1(i)(a) and (c), wherein the plot shall be entitled for full potential.

x)  The utilization of TDR mentioned in the above table would be available to an existing road width of 9.0 m. and above so marked under the relevant Act.

xi) For plots regularised under the Maharashtra Gunthewari Development (Regularisation, Upgradation, and Control) Act 2001, these regulations shall apply, and allowance of TDR in columns No.5 and 8 shall be to the extent of 50%. This shall also be applicable for cases mentioned in Regulation No.3.4.1(i)(b).

xii) In case plots have an approach by a dead-end road, (point access), the potential of the plot mentioned in the above table shall be permissible if the length of such access road does not exceed 100 m.

xiii) If the strip of land/plot adjacent to the road is surrendered by the owner to the authority for road widening, then the benefit of a widened road in terms of building potential, and permissible height shall be granted subject to the condition that such road widening shall result in widening of road from junction of roads (or origin of road) to junction of roads (or T junction).

xiv) The entire area of a plot may be considered for calculating the potential of the plot in respect of premium FSI + TDR, but not the basic FSI. Basic FSI shall be calculated on the area of the plot remaining with the owner after deducting area under D.P. road/road widening/reservations and amenity space. This shall be applicable in cases where a reservation area or amenity space is handed over to the authority.

xv) If any road of width less than 9.0 m. is proposed to be widened to 9.0 m. by the Authority under the provisions of the Municipal Corporation or Municipal Council Act, by prescribing the line of street considering 4.5 m. from the center line of the existing road and owner of the plot hands over such affected strip along such road to the authority, then he may be entitled to FSI and potentially applicable to 9.0 m. road. (2) This shall be applicable to roads in congested areas also.

Rule No. 6.5 FSI Of Green Belt

Basic FSI, along with the full potential of premium FSI and TDR of the green belt zone shown on the Development Plan/Regional Plan, may be allowed on the remaining land of the owner by counting the area of the green belt in the gross area of the plot subject to the condition that the area shall always be under tree cover. The owner shall plant trees in this area with proper planning at the rate of a minimum of 100 trees per hectare that should have survived for at least one year prior to issuance of the occupation certificate.

Rule No. 6.6 Calculation Of Built-Up Area For The Purposes Of FSI

An outer periphery of the construction floor-wise (P-line), including everything but excluding ducts, voids, and items in Regulation No. 6.8, shall be calculated for the purpose of computation of FSI. The open balcony, double-height terraces, and cupboard shall also be included in the P-line of a respective floor, irrespective of its use/function. If part of the stilt, podium, or basement is proposed for habitation purposes or for the construction that is counted in FSI, then such construction shall also be measured in the P-line in that respective floor.

Related Regulations to Rule No.6 - 

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

What are the Regulations for Height of Building in UDCPR 2020?

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

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

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

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

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

Introduction

Construction in India involves a multitude of different factors. These factors involve the purchase of land, design procedures, permissions, construction, and post-construction operations and maintenance. For any construction project to be successful, the most important aspect is it’s finance. Project/ Construction budgeting is an essential element of a construction project and it’s management. 

What is the construction budget?

A construction budget is an estimate of overall costs incurred during the construction of a building. A construction budget involves every cost essential for the completion of a project. The construction budget is the allocation of resources majorly money with other resources such as Man, materials, machinery, and time required for the completion of a project in a specified time. 

Why is construction budgeting important?

A budget provides a glimpse of a project’s viability, sustenance and it’s success. Analyzing finances before the start of a project gives an upper hand in terms of overall financial planning, and decision-making regarding the quality and quantity of the project. Here are a few reasons why construction budgeting is important: 

• Financial budgeting: Budget creation allows an individual to plan expenses across the timeline of a project and allocate funds accordingly. It helps in setting realistic goals and keeping track of expenses. 
• Control over cost: As the budget is decided minutely, one can have control over expenses. One can prevent unnecessary expenses, make informed decisions, and hold onto cost-saving opportunities. 
• Prioritising needs and wants: Budgeting will help allocate funds according to priority to the most essential. It helps in understanding the need for certain expenses and getting rid of unnecessary wants according to the budget. 
• Avoiding pitfalls: A project spans for longer than a year and there can be certain surprises and expenditures during the construction. A well-planned budget helps to avoid such unexpected costs. It helps to plan the cost of contingencies that may arise during construction.

Steps to create a construction budget

• Project Research: The first step is to analyse the project goals and requirements. Evaluate the project feasibility by checking site conditions, zoning, permit requirements, location, and availability of construction materials. 

• Project Scope: Meet with engineers and architects to determine the scope and design options for the project. Create a detailed list of materials that will be needed. Reach out to contractors and suppliers to check with material costs and supply timeline. 

• Pre-construction and documentation: Before initiation of construction, 
• Meet all the stakeholders to discuss the project, material list, and cost overheads.
• Document these and create an intensive list of items, their costs, supply timelines construction timelines to avoid overruns, and reduce risks during construction. 
• Make use of technology by having templates made by project management professionals for the creation of a construction budget. 

• Construction and close-out: Keep track of the budget during the construction phase. Monitor actual costs against projected costs. Identify any issues and change any deviation according to budget or schedule. Keep track of deliverables from contractors and suppliers to make timely payments and have a closure to the project.

How to do construction budgeting?

There are different approaches to the process of budget making. 

• Bottom-up/ Unit cost estimation:  In this method of estimation, the work is divided into small work heads. A unit price is established for each piece. The unit price is then multiplied by the required quantity to find the cost of that head. This method provides the most accurate results of projected construction costs. 
  For example, the cost to build a brick wall can be accurately determined by finding the number of bricks required and estimating all costs related to delivering, storing, staging, cutting, installing, and cleaning the brick along with related units of accessories such as reinforcing ties, weep-holes, flashings. 

• Top-down/ Assembly estimation: In this method of estimation, the cost is calculated based on the previous project cost which is similar in nature of construction. 
  For example, if there is a residential project with piles footing to be done, the cost is estimated by referring to the construction cost of earlier completed similar projects for that head. Usually, this is not much reliable due to different factors like a timeline of both projects, fluctuating material costs, labour cost. 

• Parametric estimation: This method of estimation uses historical data to calculate the resources needed. This method uses more project data of similar building types to estimate the construction cost along with specifications of materials with their costs. This estimating method requires the assumption of an approximate gross area for the proposed work and a sufficient historical record of similar building types.

• Square foot estimation: In this method of estimation, the cost of the overall project is calculated based on the square feet area of the project built-up. The estimation requires data from previous similar construction types with proper and sufficient knowledge as well as experience of the construction field. 

Factors to consider for construction budgeting

• Property: One of the most important factors is the property. The rate of property varies based on it’s location, project scope, and vicinity. The land value is not just the value of property but also includes the cost of acquisition if there’s any. The property cost is a capital cost that is one-time investment. To calculate the overall budget of the project, the projection of this capital cost plays a very important role.

• Fees and services: A construction project requires a wide range of professional consultations and services. Depending on the scope, size, and requirement, one may be required to hire professionals including architects, engineer, landscape architect, Mechanical Electrical Plumbing consultant, surveyor, project manager, interior designer and many other consultants. Hiring professionals will incur service costs that are to be taken into account while working on the budget.
  With service costs, there are also fees that includes registration fees, building permission fees, occupancy certificate fees, No objection certificates, and other government service fees. 
  It is important to get highly detailed construction drawings for accurate estimation. Depending on the scale of project, the service fees to service provider may increase, and also other government costs may increase as well.

• Design: The cost of project depend on it’s design, soil conditions and use. Based on the design of project, the cost can vary. Like larger span between columns may give you bigger spaces but the steel design becomes heavy. So, finding balance between design and technicality is important. 
  For example, with extended cantilevers, the steel and concrete design will increase leading to increase in construction cost. 
  Also, based on soil conditions, type of foundation will be decided which will further affect the cost of construction. 

• Material: Material accounts for one of the most significant parts of the construction budget. The material required for the construction varies as per the stage of construction. The list of materials is extensive some heads common for most construction projects and with some heads that are project-specific based on design requirements. 
  The cost of a few materials is fixed while some materials have fluctuating costs based on market value, it is important to study the trends of that specific material and calculate the average cost for such materials. 
  Sourcing materials from reputable suppliers ensures quality construction and longevity of the project. Also, the procurement cost of materials depends on the accessibility of location. 
  Make a intensive list of all the materials from site preparation to beautification of the project including foundation, structural costs, interior finishes and fixtures, external works, and landscaping. 

• Labour: Any construction project to be completed, labour is a fundamental aspect. Hire contractors, sub-contractors, labour according to the requirement on site. One of the most challenging aspect of cost estimation is calculating construction labour costs. When calculating labour budget, keep in mind the true cost of human resources, including:
• Hourly wages both for employees and subcontractors
• Workers’ compensation costs and payroll expenses for employees
• Non-productive time and re-work, though these costs can also fall under a contingency budget

RCC contractors charge 10% of the project cost, electrical contractors charge based on square feet area of project, plumbing contractors charge based on number of toilets, Landscape contractors charge based on cost of plants/trees, structural consultant charge between INR 3 to INR 10 per square feet of slab area.

• Equipment and Tools: There are two ways this cost can be calculated. One if the contractor provides equipment and tools, the cost will be considered accordingly whereas if you plan to purchase equipment then the cost of equipment and tools have to be calculated separately. For large-scale projects, heavy equipment can be rented, and rental costs based on location and time should be calculated. 
  There could be operating costs, and fuel costs for certain equipment which should be taken into account. 

• Management & Technology: Construction projects require people who can manage the project technically. These members require their own equipment and supplies to perform their jobs. Salaries, office rent, and utilities have to be included in the construction budget. Security staff, safety supplies, and all other support roles and materials are also part of project management costs.
  There are new technologies for project management and construction. Many companies today use project management, accounting and scheduling software. These soft costs aren’t directly related to physical construction, but they are critical expenses you incur to get the job done.

• Utilities & Taxes: As per the scale of the project, utilities have been installed on the project site like water, electricity, sewage, and gas. These utilities have their permit and service fees that must be factored into the overall construction budget.
  The construction project will be subjected to local and state level taxes. Tax rates depend on the scope and type of construction, with larger construction investments subject to more tax. Be sure to work with a certified professional accountant who is experienced in construction finance to ensure you’re properly accounting for all taxes.

• Contingency: Even after accurate and technical planning of the budget, there will be surprises and unexpected scenarios during construction. It’s crucial to include a contingency budget in the overall construction budget. A contingency budget is funding set aside to pay for unexpected expenses that arise once the project gets started. A contingency fund isn’t allocated to any particular category of costs. 
  A contingency budget is usually between 5% and 10% of the project’s total budget.

• Insurance and bonds: Construction projects legally required to carry insurance. There might also be a deposit or bond required as a show of faith that your company is going to follow through and ensure all subcontractors, tradespeople, and suppliers are paid. This is especially true if working on a governmental project.

Things to avoid when planning the construction budget

• Inaccurate estimates: While planning the construction budget, estimates are to be planned according to current market prices. It is important to study the market cost and have accurate costings. 
• Poor quality: While estimating, usually one tends to look for the cheapest option.  But one needs to be careful of the quality of the material. 
• Miscommunication: During the process of making the budget and after, communication plays an important role. The contractors, labour, managers, and suppliers must be in the communication loop for the timely and successful completion of the project. 
• Delays: Even after making an accurate construction budget, the cost of a project can go haywire if there are project delays. Natural delays are beyond our control but one must avoid delays due to decision-making, procurement delays. 

The construction cost per square foot in India in 2024 is influenced by a multitude of expenses ranging from land acquisition and design fees to material costs, labor expenses, structural elements, interior finishes, and external works. It is important to understand the detailed list of expenses that are involved in construction. Careful planning, budgeting, and managing expenses can ensure the successful completion of their project with their decided budget constraints.

It’s not just about creating a budget; it’s about following it, reviewing it regularly, and amending it when necessary. After all, a comprehensive construction budget is dynamic and must serve as an active financial management tool throughout the span of your project!

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

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

Rule No. 7.9 Regulation for Development of BioTechnologoy Parks

7.9.1 Definition

The Biotechnology Units / Parks shall mean Biotechnology units/parks which are certified by the Development Commissioner (Industries) or any officer authorized by him on his behalf. The Biotechnology Park and unit/units outside the park shall have a minimum land area of 0.80 ha. or 1,858 sq.m. (20,000 sq.ft.) built-up area.

7.9.2 Biotechnology Units/Parks to be Allowed in Industrial Zone

Biotechnology Units/Parks shall be permitted in the Industrial Zone on all plots fronting on roads having a width of more than 12.0 meters and all regulations of the Industrial Zone shall apply.

7.9.3 Biotechnology Units/Park to be allowed in No Development Zone earmarked in the Development/Regional Plan.

Biotechnology Units/Parks shall be permitted in No Development Zone subject to the following
conditions:-

i) Maximum FSI limit shall be 0.20 on gross area and as far as possible the development shall be at one place of the total land.

ii) The ground coverage shall not exceed 10% of the area of the plot.

iii) Tree plantation shall be done at the rate of 500 Trees/Ha, on the remaining land excluding the built-up area and the surrounding open space/utility space.

iv) The maximum height of buildings shall not exceed 24.0 m.

v) Essential residential development for the staff/officers’ accommodation shall be permitted up to the extent of 33% of the permissible built-up area.

7.9.4 Additional FSI to Biotechnology Units/Park

The Authority may permit the floor space indices specified in these regulations to be exceeded to the extent of 100% over and above the permissible basic FSI for biotechnology units/parks subject to the following conditions:-

i) Out of the total built-up area, a minimum of 90% shall be used for Biotechnology purposes and a maximum of 10% (by deducting parking space) shall be used for ancillary users such as specified in the Govt. Resolution of Industry, Energy, and Labour Department No. BTP- 2008/CR-1608/Ind-2, dated 10/2/2009 or as amended from time to time.

ii) Additional FSI to Biotechnology units would be available to Biotechnology Parks duly approved by the Directorate of Industries after the observance of all the environmental regulations.

​​iii) Parking spaces, as per the provision of the Development Control and Promotion Regulation shall be provided subject to the minimum requirement of one parking space per 100 sq.m. built-up area.

iv) The additional FSI shall be granted upon payment of premium which shall be paid in the manner as may be determined by the Government. Such premium shall be recovered at the rate of 20% of the present-day market value of the land under reference as indicated in the ASR.

v) 25% of the total premium shall be paid to the Government and the remaining 75% amount shall be paid to the said Authority. In the Regional Plan area, such amount shall be entirely paid to the Government through the concerned branch office of the Town Planning and Valuation Department.

vi) The premium so collected by the Authority shall be primarily used for the development of offsite infrastructure required for the Biotechnology Parks.

vii) In the event, that the developer comes forward for the provision of such off-site infrastructure at his own cost, then the said Authority shall determine the estimated cost of the works and shall also prescribe the standards for the work. After completion of the works the said Authority shall verify as to whether the same is as per prescribed standards and thereafter, by deducting the cost of works, the balance amount of premium shall be recovered by the said Authority

viii) No condonation in the required open spaces, parking, and other requirements prescribed in the regulations shall be allowed in case of additional FSI.

ix) Development of the biotechnology park shall be done as per the guidelines issued by the Industries Department vide the Government resolution dated 10th February 2009 as amended from time to time.

Related Regulations to Rule No. 7

Rule No. 7.0 in UDCPR 2020

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

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

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

Redevelopment of Existing Buildings in UDCPR 2020

Development of Housing for EWS and LIG in UDCPR 2020

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

Incentive for Green Buildings in UDCPR 2020

Buildings of Smart Fin Tech Centre in UDCPR 2020

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