Step by step from laying the first brick to taking possession of your dream building construction

• Are you looking to build your home?
• Are you a businessman planning to build your own office building?
• Are you an industrialist thinking of expanding your factory unit?

Constructing a new home or any building is a tedious, can be a dream come true for most, but at the same time, it’s a tedious process that requires 360-degree involvement, hectic negotiations and close interaction with multiple vendors and service providers. But it better be good, otherwise months of effort and your heavy investment – sometimes a whole life’s savings – can go waste, or not give you the full outcome; complete satisfaction and peace of mind that you deserve. 

“Whatever we build today, ends up building our tomorrow”

Pradeep, a friend who was planning to have his home constructed once came to me for advice.  He asked me if I can help him understand the process. Since I’ve dabbled in the industry for over a decade, so that he does not end up wasting his precious time, money, resources and energy. The process that I outlined for my friend is the one I am going to share with you in this document – drawn-up entirely from the owner’s perspective. It’s a distillation of my 10 years of experience in the industry with 250 projects, ranging from 1500 sq.ft. to 8,50,000 sq.ft. in area. 

Armed with this nine-step roadmap, you can seize complete control of the contraction process –  – how to build a house; an office building; a hospital; an industrial shed; execute a big township project or get a school, college or a resort project executed, on-time and within budget, without a glitch. If you carefully follow all these nine steps, I can guarantee you will be able to have your construction project completed in a hassle-free manner, without any time or cost overruns.  

1. Land Feasibility Check
2. Appointment of Architect
3. Budget Planning
4. Plan Finalization
5. Legal Clearances
6. Appointment of a Contractor
7. Site Supervision
8. Selection of Quality Material
9. Don’t Miss Little Things

1. Check Land Feasibility

“Feasibility study means a careful evaluation of the viability of a construction project to analyze various opportunities and restrictions beyond our set of assumptions.”

               In simple language, what it means is that before you start planning the construction of your house or office on a piece of land, always check the feasibility of the project. This includes following two steps: 

a. Zone analysis –  

A piece of land falls in a particular zone, and each zone has pre-specified uses. (E.g. you cannot build a commercial property in a residential zone.  Floor Space Index (FSI) or Floor Area Ratio (FAR) is another is another important consideration. FSI reveals how much construction you are allowed to do on your allotted land. You can use Foot2feet.com’s unique, free-to-use FSI calculator to find this out.  (Click here). Last but not the least; zone analysis would also cover a consideration of access road’s width, road widening areas, allowable building height etc.  

b. Site Analysis – 

This would include a study of the site topography; water course; trees; prevailing climate conditions; direction of the sun; existing structures; bore well/well locations; the presence or absence of any parks in the  vicinity etc. All these are crucial elements of a Vibrant Design that your architect will later use to develop a plan for your dream house/office/factory premises.

Foot2Feet can help you to connect with a professional, who excels at preparing this report for you. 

2. Appointment of an Architect(s)

“Architects are magicians who add life to a building.”

If your building is your dream, then the architect is the person who will bring this dream to reality oops, realty. 

He plays a crucial role in helping you decide major aspects, such as space utilization; material selection and optimization of its use; cost management; exterior look and feel; interior functionality; future expansion scope; electrical fittings and plumbing design etc.

An architect must be appointed right in the beginning of a project and his role ends with project completion. Hence be wise in the selection of an architect for your dream project. Use the following criteria in the selection of the right architect – 

1. Experience – An experienced architect will be good at problem-solving and make your decision-making easier.
2. Timely Service – Timely delivery of drawings will make a huge difference to the construction speed.
3. Aesthetic Sense – A competent architect will ensure that the building looks good and is also technically-sound.
4. Execution Teams – His contacts with contractors, masons and other consultants will ensure that you get help from the right person for the right tasks and at the right time.

On the flip side, if you are on a tight budget, you could also consider awarding your project to a talented, young architect as he will be more flexible in his approach and his services will cost you considerably less.   

Get free quotations from architects registered on Foot2feet. 

3. Budget Planning

How big is your building project likely to be?

Check out the cost of construction in your particular area. Contractor, architect and your experienced friends may help you estimate the trending cost in your area. For instance, in a smaller city like Latur or Nanded, it may cost only Rs 950 per square feet, while it may climb up to Rs 2500 per square feet in cities like Pune and Mumbai. Also factor into this estimate the cost of  

1. Material used in the  construction
2. Design details of your project
3. Nature of soil, hard rock etc., which affects foundation cost
4. The prevailing rates of material, such as steel, cement etc.
5. Labor availability

After you arrive at an approximate cost of construction, multiply it by your proposed area of construction. Since building a home or undertaking any other construction project is a once-a-lifetime event in the life of an average Indian, determine how far you can go in terms of expanding your budget to match your dreams.

Remember the cost of basic structure (slab, brickwork, plaster) is quite  reasonable compared to the cost of finishing items, such as  doors, windows, hardware, sanitary items, electrical fittings, tiles, toilets, kitchen items, paint, furniture etc. 

One major mistake that I found most people make is that they start planning big thinking that big is better, even when it strains their budget. The truth of the matter however is that any construction is good if it fulfills your requirement in terms of space, stability, aesthetics, and comfort in days to come.  Sometimes the family size is small but they end up living in a palatial house, where they don’t get to see each other as often as they should.  Remember that a home project is capital-intensive; don’t make the mistake of locking up that capital in a construction that does not serve your real purpose. 

4. Planning Your Construction – Building Your Future

In the above section, we covered initial steps before starting your construction. Now it’s time to start planning the building.

1. Draw up a detailed list of your requirement before meeting an architect. (Take help from your friends, family & architect on this)
2. Be flexible with your list. It may change over time, as elements get added or subtracted from the list.

If required, make two lists of requirements. One for essentials such as kitchen, bed rooms, bathrooms etc., and the second for non-essential elements of your dream home. This will make it easier for your architect to find a perfect balance between your dream and your essential requirements.

When I sat down to pick up insights from my 20-completed project in 2019, I discovered that people who were clear with this kind of priority list received the best outcome from me and their homes closely matched their dream home concepts.

Secondly, when you seek layouts from your designer, insist on furniture layout. In their case, we could make optimum utilization of space, resources and the clients’ budgets. .

Third, after you freeze a plan, start with the exterior design (elevation design) of your building. A 3D view will give more clarity about what can be built. It also gives insights on what material to use. 

5. Legal Clearance 

One of my acquaintances built a two-storied building without getting any legal permission. Now that construction has become a major headache for him. After investing a huge amount of his saving in the project, he continues to fret and worry that the civic authority may come order to have it demolished, any day.  He can’t even mortgage his property, for loan purpose. 

I pray, this sould not be a case for any one again. Most people are misguided in their belief that they can start the construction process and have it regularized later by hook or crook. This is easier said than done. These days, under The Real Estate Regulatory Agency (RERA) norms & IGR Maharashtra rules (for property registration) enforcement is very prompt and effective and penalties severe. What may have appeared possible ten years ago is infeasible now.   

Here is easy guide for steps involved in obtaining legal clearance:

1. Procure land ownership documents.
2. Get approval from the building department in your area.
3. Get Plinth checking done (when was the 1st slab or plinth constructed?)
4. Obtain all No-Objection Certificates (NoCs) for drainage, water, fire etc.
5. Obtain  Occupation Certificate (OC)

Remember, Occupation certificate (OC) is the only document which will prove that your construction is totally legal. No other certificate is as valid as the OC. I alway recommend to appoint liasoning architect to complete all thes tasks. 

 For more knowledge on building approvals, blue prints, refer foot2feet site. Here we have built many features for building rules, & getting building approvals.

6. Appointment of a Contractor (click Here)

A Contractor is key person in any construction. You can appoint one contractor or you can appoint multiple contractors and assign them various tasks.

Types of Contracts 

1. Labour Contract: This would cover timely supply of labour for a reasonable cost. The contract will also bind the Owner/ site supervisor to provide all material required to the Labour Contractor for unobstructed construction work.
2. Material Contract: Under this contractual obligation, the Contractor quotes a certain amount and himself deals with the labour and material cost. This can save huge time for the owner, provided he is willing to do regular quality checks.

Turnkey Contract: Under this arrangement, the Contractor deals with everything from labour, material to post-construction cleaning etc. The common adage is that after appointing a turnkey contractor, the owner has only one task left – turn in the key of the newly-constructed house! The common trend in cities like Pune, Mumbai, Nasik and Aurangabad is to have a material contract for basic construction structure (RCC, brickwork and plaster) and a separate labour contract; or  separate contracts for other items, such as  electrical, plumbing, window, doors, painting, water proofing, tile work etc.  This is to ensure that the owner saves time in basic structure and can procure  high quality input material in finishes.

7. Site Supervisor

A constant supervision of the construction work by an expert is a pre-requisite on the site. This person would be held responsible for various activities and on-site technical problem-solving.  You can appoint a supervisor for certain number of pre-mandated visits but if your project is big then appointing a full-time supervisor is always a better idea. 

Charges of site supervisor varies on the responsibilities, you assign to the incumbent. In Pune, it varies between Rs 10,000 to Rs 25,000 per month.  Responsibilities include routine checking of material quality; supervision of contractor’s  work; planning next-stage activities; making timely decisions based on  site situations; co-ordinating  drawings from various consultants; preparing bar charts; co-ordinating with vendors for material delivery etc. For bigger projects, project management consultants (PMC) are appointed. They often have bigger roles etched out for them.  Usually projects covering over 50,000 sq.ft. area are assigned to PMCs. Sometimes, smaller, quality and time-conscious project owners also seek the help of PMCs. 

8. Selection of Material 

In 2020, we renovated our home. It was built by my uncle in 1985. We altered windows, toilets, kitchen platform, tiles and introduced several, new trending elements to the basic structure. I was surprised to discover that even after 35 years of use, the basic material stood strong against the ravages of time. This is the kind of role material quality plays in construction work – it ensures the building’s longevity.

Society trends, user requirement, can all change with generations of use; but one thing that remains long time with building  is the material used in making of it.

While choosing construction materials bear in mind the following points: 

• Material specification
• Sustainability in terms of the local climate of your area
• Aesthetic appeal
• Durability
• Can your contractor install it?
• Warranty or guarantee & maintenance aspects

For footing, brickwork, RCC structure, electrical, plumbing and sanitary items, strength and durability must be double-checked. These are the aspects that cannot be changed, easily later, if the need arises. 

9. Don’t Miss Out on Little Things

All above steps is a outline of all important task a home owner , developer should do. Now here is a final one.  After completion, a few important aspects to be borne in mind: 

• Spare material: Youmay need minor repair work in the long or short future. In such case materials, keep some spare material, such as bathroom tiles, other tiles, furniture laminates, exterior cladding etc., because you may not be able to get hold of the same batch later. At least stock two-to-five pieces in spare.
• Tax clearance:  For use of land other than agriculture, a NA (Non Agriculture) tax is applicable, besides municipal tax. You need to pay both taxes to avoid legal action from authorities.
• Completion letter: Obtain acompletion letter from your architect, contractor and from local municipal body, before moving in.
• Record drawings: Get hold of a copy of ‘as built’ drawings of the architecture; structural drawings; electric layouts; plumbing layouts for future repair needs. These should be updated copies, reflecting all  on-site changes. This will help you in the execution of all -run expansion, maintenance or renovation plans. 

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

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

Rule No. 13.0 General

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

Rule No. 13.1 Provisions for Barrier-Free Access

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

below.

13.1.1 Definitions

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

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

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

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

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

13.1.2  Scope

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

13.1.3  Site development

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

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

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

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

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

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

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

13.1.4 Building Requirements

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

i)  Approach to plinth level

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

iii)  Stair-ways

iv)  Lift

v)  Toilet

vi)  Drinking Water.

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

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

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

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

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

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

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

b)  The minimum width shall be 1500 mm.

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

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

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

a)  The minimum width shall be 1350 mm.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Explanatory notes :-

1) Guiding / Warning Floor Material :

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

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

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

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

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

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

2) Proper signage :-

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

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

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

UDCPR 2020 Chapter 11 is all about the Acquisition And Development Of Reserved Sites in Development Plans as per mentioned in the UDCPR 

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

11.0 General

These regulations shall be applicable for the areas within the jurisdiction of planning authorities, unless otherwise specified.

11.1 Manner of Development of Reserved Site in Development Plan (Accommodation Reservation Principle)

The use of lands situated within the limits of the Planning Authority which have been reserved for certain purposes in the Development Plan, shall be regulated in regard to type and manner of development/redevelopment according to the provisions mentioned in following Table No.11-A.

When the owner is allowed to develop a reservation, he should have exclusive ownership/title of the land without any restriction under any other Act or Regulations in force.

General conditions/notes to allow development under the above regulations :-

i) The percentage of land and construction of amenities to be surrendered to the Authority as per above mentioned regulations for various authorities, shall be as below :-

ii) The owner shall be entitled to Amenity TDR against the construction of amenity, if any, as per TDR Regulation.

iii) The word 'Authority' means Municipal Commissioner of Municipal Corporation, Chief Officer of Municipal Council, Metropolitan Commissioner of Metropolitan Development Authority, or Chief Executive Officer of the concerned Authority.

iv) If the area of reservation is not adequate to construct an independent building as mentioned above OR When it is not possible to hand individual plots along with public amenities, then in such cases Authority may allow composite building on said land subject to the condition that the built-up area mentioned as above may be allowed to be handed over to the Planning Authority or Appropriate Authority, as the case may be, preferably on the ground floor and subject to payment of premium (1) for the land required to be handed over to Authority at the rate of 40% of land rate in ASR, without considering the guidelines therein. If the ground floor is utilized for parking, then such a built-up area shall be given on the stilt/first floor with separate entry & exit from Public Street. In such cases, the built-up area (along with a proportionate undivided share in land) shall be handed over to the Planning Authority or Appropriate Authority, as the case may be.

v)  In case of the development of reservation of a Bus Stand at Sr.No.5.1, the construction area for allied activities and uses permissible in the Residential Zone may be allowed to be constructed up to FSI of 2.00 of the surrendered plot with the consent of the owner. In such cases, the owner shall be entitled to amenity TDR to that extent. If the plot along with construction is handed over to MSRTC, the regulations applicable to the plot owned by MSRTC shall be applicable to the said plot.

vi) If the owner desires to construct an area of amenity more than what is mentioned above table up to maximum building potential as per Regulation No.6.1, Table 6-A or Regulation No.6.3, Table 6-G, as the case may be, with the consent of the authority, then he shall be entitled for amenity TDR to that extent.

vii) It shall be obligatory for the Authority to make a registered agreement with the developer/owner at the time of granting the development permission subject to terms and conditions as it deems fit. Occupancy Certificate shall be issued only after compliance of all terms & conditions and getting possession of the constructed amenity.

viii) The area/built-up area to be handed over to the Planning Authority under these Regulations shall be earmarked on the sanctioned building plan clearly mentioning the same. After completion of construction, the said amenity shall be handed over by executing the deed of transfer in this respect and expenses thereon shall be borne by the owner. The occupation certificate to the construction belonging to the owner shall be granted only after handing over said amenity to the Planning Authority. The constructed amenity shall be made available to the general public by the Authority within 3 months from possession.

ix) In cases, where permission for development under the accommodation reservation principle is already granted as per earlier regulations, the same shall continue to be valid till the completion of construction.

x) Provisions of Regulations of Inclusive Housing and amenity Space, if any, shall not be applicable for development under this Regulation. Moreover Regulation of required recreational open space shall not be applicable for the development of reservations other than for Residential purposes as mentioned in Sr.No.7.

xi) Notwithstanding anything contained in these regulations, there shall be no cap for utilization of available in-situ FSI/and Premium FSI and TDR potential of the entire plot on the remaining plot.

xii) Once the sanction is granted under this regulation, the owner/developer shall have to complete the development and hand over the developed reservation to the Authority within the period as specified by the Authority. Thereafter Authority may levy a penalty for any delay.

xiii)  The development permissions granted under the provisions of Accommodation Reservation provisions and full & final occupation certificate is issued, in such cases the portion/location designated for respective reservation is continued to be in the said reservation, and the rest of the land on which residential/commercial development permission is granted is deemed to be converted into residential/commercial zone to the extent of that area.

xiv)  Where appropriate authority for the development of reservation is other than the planning authority, then such appropriate authority may be consulted for the usefulness of the constructed amenity to be handed over, before granting the development permission.

xv)  In the case of Nagpur Municipal Corporation, for the development of commercial reservation at Sr.No.3 of Table No.11-A, FSI permissible for the development of reservation shall be as per Regulation No.10.3.1. In such case the construction area to be handed over to the authority shall be 1.5 times of the plot area to be handed over and the owner shall be entitled to utilize entire potential of a reserved plot as per Regulation No.10.3.1.

xvi)  This regulation shall not be applicable for the development of amenity space to be provided as per Regulation No.3.5 and Regulation No.4.8.1.

xvii) The norms mentioned above in note (i) for B and C class Municipal Councils, shall apply to non-Municipal Town Development Plans also.

Related Regulations to Rule No. 11- 

You can visit our other blog on Regulation 11 through the below-mentioned links:

Regulations for Grant of Transferable Development Rights in UDCPR 2020

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. 14.3 Affordable Housing Scheme

i) The Authority may permit the implementation of the Affordable Housing Scheme in accordance with the provisions of these Regulations. Affordable Housing Scheme (hereinafter referred to as ‘the Scheme’) shall be permissible only on the lands situated within the limits of the Municipal Corporation.

a) Affordable Housing Scheme shall be permissible in Residential Zone only and on plots having access from an existing or proposed Development Plan Road having a width equal to or in excess of 18.0 m. or an existing road in respect of which Regular Line of Street has been declared under the relevant provisions of Maharashtra Municipal Corporation Act, for a width of 18.0 m.or more. However, in the case of a proposed road, the land under the said proposed road shall be acquired before the approval of building plans for the Affordable Housing Scheme.

b) The minimum plot area for the Affordable Housing Scheme shall be 4000 sq. m., excluding areas under D.P. Roads and D.P. Reservations, if any.

c) The plot under the Scheme shall be independent, unencumbered and contiguous.

d) The Scheme shall not be permissible in congested areas, demarcated as such on the Development Plan.

e) Maximum permissible FSI (including the basic FSI of 1.00) under the Scheme shall be 3.00 on the gross plot area, including mandatory layout recreational open space and Amenity Space. The FSI to be utilized shall be in the proportion of 1:3 for the Affordable Housing Component and the Free Sale Housing Component on 1⁄4th and 3⁄4th part of the land respectively. Thus, affordable housing and free sale housing shall be proposed on the same plot of land but in two separate, independently buildable pockets.

f) Under the Affordable Housing Scheme, up to 15%of the total built-up area of the Affordable Housing Component may be used for construction of shops / commercial use as per the direction of Urban Local Body and such commercial built-up area shall be handed over to the concerned ULB free of cost.

g) An Affordable Housing Unit shall be a self-contained dwelling unit of 27.88 sq.m. carpet area. However, the carpet area of a Housing Unit shall be 160 sq.ft./25 sq. mt. where the construction under the Rental Housing Scheme/Affordable Housing Scheme, as the case may be, has already commenced.

h) The amenity space for Affordable Housing shall be as per these regulations and it shall be proportionately provided in the area earmarked for the Affordable Housing Component and the area kept for the Free Sale Housing component.

Provided that where the Scheme is to be implemented on a plot in an Industrial Zone where the Planning Authority has duly permitted Residential users under the relevant provisions of the Development Control Regulations :-

i) No further area shall be required to be kept as amenity space under this Regulation for the Scheme if the area prescribed to be kept as amenity space while permitting residential users in the Industrial Zone is equal to or more than 10% of the gross plot area.

ii) Only the balance area shall be required to be kept as amenity space under this Regulation for the Scheme if the area of amenity space prescribed by the Planning Authority, while permitting residential users in the Industrial zone, falls short of 10%.

ii) a) Notwithstanding anything contained in the relevant provisions of the Development Control Regulations for the respective Municipal Corporation regarding the provision of Amenity Space in general, and also regarding permitting Residential users in Industrial zones, it shall be obligatory on the Developer / Owner to develop the amenity space for users (hereinafter referred to as prescribed amenity users) such as School, Play Ground, Garden, Health Care Facilities, Multipurpose Hall, Auditorium, etc. with the approval of Authority as per the specifications prescribed by the said Authority, subject to the condition that at least 50% of such amenity space shall be kept for open users, before seeking Occupancy Certificate for the Free Sale Housing Component of the Scheme, failing which the land under such amenity space shall be handed over free of cost to the Planning Authority and such land shall be developed by the Authority for the aforesaid prescribed amenity users only.

No compensation in the form of TDR shall be admissible to the Owner/Developer for the development of such prescribed amenities under this Regulation.

b) Irrespective of whether the Owner / Developer develops the prescribed amenity users as per the provisions of Clause (ii) above or fails to do so, the process of handing over the land under such amenity space, along with the developed prescribed amenities, where such prescribed amenities have been developed, shall be completed within one month from the date of application by the Developer / Owner for seeking Occupancy Certificate for the free sale housing component of the Scheme and if such handing over process is not completed within the said period, the occupancy certificate for the free sale housing component of the Scheme shall be withheld by the Authority till such amenity space, along with developed prescribed amenities, where such prescribed amenities have been developed, is handed over to the Authority.

c) Under the Affordable Housing Scheme, there shall be a welfare hall and a Balwadi at the rate of 30.0 sq.m. for every multiple or part of 200 residential units and an office for the Co-operative Housing Society at the rate of 30.0 sq.m. per every multiple or part of 500 residential units which shall be treated as a part of Affordable Housing Component and shall not be counted towards the FSI while computing 3.00 FSI on the site and shall be given along with layout / D.P. roads and shops, free of cost to the concerned ULB. These facilities shall be constructed at locations as suggested by the concerned ULB and shall be transferred free of cost to it.

iii) Under the Affordable Housing Scheme, off-site infrastructure charges at the rate of 5% of the land rate as given in the Annual Statement of Rates (ASR) prepared by the Inspector General of Registration, Maharashtra State, for the year in which Commencement Certificate is issued (without applying guidelines of ASR), subject to a minimum of Rs.2000/- per Sq.m., shall be paid by the Developer for the built-up area, over and above the normal permissible FSI. This amount shall be paid to the concerned ULB.

iv) Release of FSI under the Scheme shall be as follows :-

FSO for Affordable Housing Component and the Free Sale Housing Component under the Scheme shall be released in accordance with the following Table No. 14-S

Explanation - The FSI of 3.00 is to be calculated separately on one-fourth of the plot area for the Affordable Housing Component as well as three-fourth of the plot area for Free- Sale Housing component.

v) The Affordable Housing Component under the Scheme shall be handed over along with the 1⁄4th part of the total plot of land, free of cost to the concerned ULB.

vi)(a) The affordable housing stock created under the scheme shall be allotted by the concerned ULB as follows :

(b)The affordable housing stock shall be disposed of as per the prevailing policy of MHADA regarding pricing and disposal of its housing stock meant for affordable housing. Each project approved under the Scheme shall be brought to the notice of the government of Maharashtra and its statutory bodies/Government undertakings by means of press advertisement and if the Government of Maharashtra or any of its statutory bodies/Government Undertakings doesn’t place firm requirements for the housing stock earmarked for them in the Scheme before the completion certificate/occupation certificate for the said scheme is issued, the same shall come to the share of MHADA for outright sale as per the prevailing policy of the MHADA.

vii)(a) The other aspects of the development of the affordable housing scheme, not specifically dealt with hereinabove, shall be as per the relevant provisions of UDCPR.

b) It shall also be permissible for the developer/owner to utilize the FSI available for free sale housing component, fully / partly for any other user otherwise permissible as per UDCPR.

c) In case, owing to genuine hardship and site conditions, relaxation in marginal open spaces is sought by the developer/owner, the authority may consider such request, using its discretionary powers under the UDCPR, subject to the condition that in no case shall the clear marginal open space be reduced below 6.0 m. No premium shall be charged for granting such relaxation in marginal open spaces with respect to the affordable housing component of the scheme.

Related Regulations

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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

Integrated Township Project (ITP) in UDCPR 2020

Transit Oriented Development (TOD) in UDCPR 2020

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

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

Rule No. 9.27 Provision of Lift 

9.27.1  Planning and Design

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

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

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

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

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

9.27.2  Fire Lift

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

Rule No. 9.28 Exit Requirements

9.28.1  The following General requirements shall apply to exits

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

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

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

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

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

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

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

9.28.2  Type of Exits

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

9.28.3  Number and Size of Exits

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

9.28.4  Arrangement of Exits

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

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

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

9.28.5  Occupant Load

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

Note :

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

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

9.28.6 Capacity of Exits

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

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

9.28.7 Provision for Staircase

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

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

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

9.28.8 Width of staircase

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

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

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

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

to 9.29.8 given below.

9.29.1  Doorways

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

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

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

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

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

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

9.29.2  Revolving doors

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

9.29.3 Stairways

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

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

iii) Hollow combustible construction shall not be permitted.

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

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

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

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

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

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

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

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

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

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

9.29.4  Fire escape or external stairs

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

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

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

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

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

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

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

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

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

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

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

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

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

9.29.5  Corridors and passageways

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

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

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

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

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

9.29.6  Refuge Area

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

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

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

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

9.29.7  Lifts and Escalators

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

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

9.29.8  Fire lift

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

9.29.9  Fire Escape Chutes/controlled Lowering Device for evacuation

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

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

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

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

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

one hour.

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

of not more than 21.0 m.

Alternatively,

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

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

9.29.10 Refuge chute/Garbage Chute -

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

Related Regulations to Rule No. 9

Habitable Rooms as Requirements of Part of Building in UDCPR 2020

Basements as Requirements of Part of Building in UDCPR 2020

Ramp as Requirements of Part of Building in UDCPR 2020

Balcony as Requirements of Part of Building in UDCPR 2020

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

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

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