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 Project Management Consultant (PMC) 

 Find a Builder For Redevelopment 

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Feasibility Report

 Structural Audit 

Introduction

We understand that redevelopment is the most critical, risk-oriented process in the lifespan of society. Society members have to go through huge problems & worries during the decision-making process. But with the help of a good project management consultant, this process will reduce the worries of all members. The process must have the following factors.

1. Maximum benefit to all society members. 
2. Impartial service to all members. 
3. Consultation for smooth process & easy decision-making 
4. Safeguarding society's rights.

Let’s understand the whole process of redevelopment at a glance

For a successful redevelopment, society must go through the following process.

1. Smooth redevelopment 
2. Frequently asked questions(faq)
3. Step-by-step redevelopment
4. Redevelopment document/lists
5. Supervision
6. Agencies & members involved in the redevelopment process
7. Successful redevelopment   

Here is each point explained in detail.                                          

SMOOTH REDEVELOPMENT

Difference between Restoration and Redevelopment?

In restoration, the existing building is extensively repaired and restored to its original condition. In redevelopment, the existing building is demolished, and a new structure/building with prevailing bylaws and additional FSI/TDR is constructed.

What Are The Advantages Of Redevelopment?

1. In the case of a building's restoration by major repairs, though the beams and pillars are strengthened externally, the inner core, which consists of steel rods, cannot be restored to its original condition. Hence, even after extensively repairing the building, there are bound to be umpteen complaints about leakages requiring frequent repairs. In the case of redevelopment, the entire structure being brand new, it will be free from complaints. 
2. The new building will accommodate various modern facilities & amenities with the current trends of society.
3. Well-planned and designed flats with earthquake structures.
4. The corpus fund received by each individual member will cover the increase in the premises' maintenance cost or could be utilized for other purposes.
5. Additional carpet areas will be received as compensation from the developer. 
6. The owner can buy additional space (if available) from the developer at the best available price.
7. Modern facilities/amenities/gadgets like lifts, intercom systems, smoke detectors, fire fighting alarm systems, concealed plumbing, concealed wiring for electricity, telephone, cable TV, etc. Will be available. (depends upon an offer from developers)
8. Additional parking will be available with new norms of authority.
9. Electrical, plumbing, tiles, parking spaces & other specifications will follow modern trends.

Disadvantages Of Redevelopment

1. For a considerable period of time, members are required to give up possession of their flats, which disrupts their age-old routine.
2. If converted to commercial complexes, residential complexes are seldom preferred for housing purposes or dwellings.
3. The additional areas received will attract stamp duty and registration charges at the current market price.
4. There is always a fear of a halfway stalled project resulting in a court case. ( but a good project management consultant can reduce this risk by verifying of all steps in the redevelopment process)
5. New construction with all kinds of amenities will increase the cost of maintenance to be paid to society. 

Guidelines For Smooth Redevelopment 

1. All members of society should be confident in the redevelopment process.
2. The tender process should be transparent & as per the provision of cooperative society housing bye-laws
3. The appointment of a builder/developer/contractor should not be arbitrarily made. The agreement with them should be legally sound, technically complete, and clearly mention all possible building specifications. It should clarify all things like carpet area, amenities, corpus fund, shifting charges, rent of temporary accommodation, any betterment charges, etc.
4. The role & responsibility of the project management consultant should be clear & their services should be impartial.
5. Society should not go for a redevelopment process without a feasibility report from a project management consultant.

Frequently Asked Redevelopmenent Questions (FAQs) 

Q.1 Whether individual consent of all the members is required for redeveloping the society’s buildings or only a resolution by the general body will be sufficient?

• In the case of the apartment (registered under the association of apartments) a written consent is required from each & every member. But in the case of housing society a written consent from 51% of members is required for redevelopment. 

(As per govt. GR)

Q.2 What is the consequence if consent is not received from all the members for carrying out redevelopment?

• If all the members of the society do not give their consent for redevelopment, the concerned authorities, such as the Dy. Registrar of co-operative societies, will not grant permission for redevelopment.

Q.3 Can a member change his decision after giving his consent in writing for redevelopment?

• Consent obtained from the members is irrevocable and embossed with rs.100/- stamp. Hence, once consent is given by a member, it cannot be revoked. Only if a member has a strong reason to retract his consent does he have to follow the legal procedure for proving his point of discontent for retracting his consent.

Q.4 Can a minority of members stall the process of redevelopment?

• It depends on what proportion of minority is stalling the development and the reasons behind stalling the project. If the reasons for stalling the project are strong, then redevelopment cannot proceed unless the issues with them are settled.

Q.5 Can one or two members hold the society to ransom on flimsy grounds?

• No member of the society can hold the society to ransom on flimsy grounds. The society will have to initiate action against such members.

Q.6 What action can the society initiate against those members who oppose such kind of a move that is supported by a huge majority

• Then society can issue show cause notice to the members and take action even to the extent of expulsion from the society.

Q.7 Does a society require forming a redevelopment committee or can a managing committee carry out the job independently?

• The general body has the power to decide on this issue. Appointing a redevelopment committee is not mandatory but is highly recommended to ensure transparency in the dealings.

Q.8 What are the powers of the redevelopment committee?

• The general body has to decide on the powers to be allocated to the redevelopment committee. Generally, the following powers are to be given to the redevelopment committee:
•  to approve or reject the proposal placed before them by the managing committee of the society.
• To give suggestions, if any, regarding the proposal placed before them by the managing committee.

Q.9 What is the tenure of the redevelopment committee?

• Generally, the tenure of the redevelopment committee should be from the start of the project to the completion of the project to ensure the continuity of the control of the project.

Q. 10 Whether elections are to be held for the selection of members for the redevelopment committee?

• The election rules are not binding on the redevelopment committee. The general body should select it from among senior members of the society who are educated to read and understand the various documents and have an active interest in redeveloping the society.

Q. 11 Can a redevelopment committee/member of a redevelopment committee be terminated?

• If the general body feels that a member of the redevelopment committee or the entire redevelopment committee acts to the detriment of the interests of the society and obstructs the working of the managing committee in carrying out redevelopment, then on the recommendation of the general body, the tenure of a member a redevelopment committee or the entire redevelopment committee can be terminated.

STEP-BY-STEP REDEVELOPMENT PROCESS FOR SOCIETIES

The office bearers of the society are requested to follow the following steps for redeveloping their premises successfully.

1. Conveyance Deed-

Society should reconsider redevelopment only if the society has a conveyance deed in its favor. In case the conveyance deed is not in favor of society, the process for deemed conveyance should be done by appointing an appropriate agency. 

2. Structural Audit-

When a society should consider redevelopment:

1. The first step for deciding on redevelopment is a structural audit report by a structural consultant or project management consultant. This survey has to be carried out for all buildings/structures in the society plot. 
2. The structural audit agency shall reveal the condition of buildings & suggest whether society needs the redevelopment.
3. Without such a report, society can’t go for the redevelopment process.
4. Even if the building is less than 30 years old (building lifespan), but structural reports suggest redevelopment rather than restoration, society can go through redevelopment. 
5. Circulation of structural audit report-

In case of an adverse structural audit report, the society shall circulate the said report to all the members of the society within one month of receipt of such report along with their recommendations and call for the consent of all the members of the society in writing within 14 days of circulation of a report giving their opinion whether they would like to go for repairs or redevelopment. If 75% or more of the total members of the society give their consent for redevelopment to the managing committee, the managing committee will start the process of redevelopment.

3. Starting Redevelopment-

The society in which redevelopment work of the buildings is required to be undertaken, an application of requisition to hold a special general body meeting to consider and discuss the redevelopment project and suggestions on the same, is to be submitted to the hon. Secretary of the managing committee which is properly 

Elected as per the provisions of the society’s bye-laws and also constituted as per. The provisions of the Maces Act 1960. The requisition application is to be signed by not less than 1/4th of the total members of the society.

4. SGM for Redevelopment-

Upon receipt of the requisition for calling the meeting, the managing committee of the society, within 8 days of the receipt of the application, should consider the same and within a period of 1 month, the Hon. The secretary will call the general body meeting of the members of the society giving 14 clear days notice for which acknowledgment will be collected from every member and maintained in the records of the society. The quorum for the SGM shall be 3/4th of the total number of members of the society. If the quorum is not attained, The SGM shall be adjourned for 8 days. 

If there is no quorum in the adjourned meeting also, then the meeting shall be dissolved considering that the members have no interest in the redevelopment of the society. In such a situation, the redevelopment subject cannot be brought before any SGM for its approval for further one year.

In the meeting, 3/4th of the members present in the meeting should agree to redevelopment and then a resolution should be passed for going ahead with the redevelopment of the building and authorizing the managing committee to obtain permission from the deputy registrar of co-operative societies of their respective ward office for redevelopment. A resolution should also be passed authorizing the managing committee to obtain quotations from experienced architects/project management who are impaneled by government/local authorities, for the work of preparing feasibility reports and framing rules/conditions for their work.

5. Permission for Re-Development-

The society shall forward a copy of the structural audit report along with an extract of the re-development resolution passed in the SGM to the dy. Registrar of co-operative societies of their respective ward seeking permission for re-development of their building. (As per GOVT. GR Dy. Registrar permission is no longer required)

6.  Redevelopment Feasibility Report-

Within one month from the date of receipt of permission for re-development from the office of the day. Registrar of co-operative societies, the society should appoint an architect or a project management consultant to survey the project plot/area/FSI/TDR/PMC–rules applicable/technical/financial details including viability, comparison of repairs v/s re-development and submit a feasibility report. This feasibility report should be circulated to all the members of the society within one month from the date of receipt of the report along with the managing committee’s views and their opinions/objections on the same should be called for in writing for discussion in the next special general body meeting.

7.  SGM for Constitution of Re-Development Committee-

1. The society should call for an SGM and since this is an important meeting the quorum for the meeting shall be at least 75% of the members of the society. 
2. The managing committee should discuss the feasibility report in the meeting and if at least 3/4th of the members present in the meeting agree for re-development
3. Then they should pass a resolution to go for re-development of the building and authorize the office bearers to start the procedure to appoint an architect/civil engineer/financial consultant or project Management consultant.
4. In the same meeting, the society should form a “re-development committee” of at least 5 prominent/senior/original members of the society representing each building of the society, to oversee the working of the managing committee

8.  Appointment of Consultants-

The office bearers shall shortlist the architect/civil engineer/ financial consultant/project management consultant for an appointment and recommend their names to the re-development committee to confirm their choices and fees chargeable by this professional/s. The managing committee should call for an SGM and introduce these professionals to the members of the society and give their recommendations. A decision should be taken in this meeting to appoint any or all them of them and fix their duties and fees.

9. Pooling Of Documents for Re-Development-

The society should ask the appointed consultant/s to proceed and go ahead to get all the clearances required for re-development and submit his report on the availability of the following documents with the society:

1. Society registration certificate
2. 7/12 extract/index ii / form no. 6 from the revenue office
3. Conveyance deed
4. Non-Agricultural (NA) order
5. Property card /
6. City survey plan (demarcation)
7. Copy of commencement certificates
8. Copy of completion certificates
9. Proof of payment of stamp duty/registration charges.
10. Copy of paid assessment bill ( water bill, electric bill)
11. Approved building plan
12. Structural Drawings.

10. Tender Floating-

After the technical problems are sorted out, the society should call for a SGM no. 4 to apprise the members of the society’s standing on the various technical points referred to above and convey their views as well as the views of the re-development committee on the matter and seek the approval of the general body to proceed further. In this meeting, all the members of the society should be asked to prepare and submit details of requirements/demands/choices/demands in writing so that the same could be incorporated into the tender document. The general body should pass a resolution and authorize the managing committee to proceed ahead and float tenders by inviting different agencies/builders/developers to give their offers through newspaper notices etc.

11. Opening Of Tenders-

Within one week from the last date for receipt of tenders, the society should call for an SGM no. 5 and open the tenders in front of the members of the society present in the meeting along with the society’s consultants and parties participating in the Tender. The details of offers received should be read out in the meeting and a provisional merit list should be made in the meeting itself.

12. Comparison Statement-

The consultants appointed by the society should study the tender offers in detail and prepare comparative charts and give their recommendations to the managing committee who should satisfy themselves about the recommendations of the consultants and put it up before the re-development committee for their observations. The best offer should be short-listed merit-wise and details circulated to all the members of the society calling for their views.

13. Selection Of Developer / Builder-

The society should call for a SGM no. 6 and after discussing the merits and demerits of all the offers, should select one developer/builder to carry out the redevelopment of the society. In this meeting, the members should agree on the following issues

1. The additional area that they should get as not only in terms of percentage increase in their existing carpet area but also in actual number of square feet.
2. The amount of corpus payable to each member should be clearly expressed in amount of rupees besides linkage to their existing carpet area. The break-up and the due dates for payment of the same should also be clearly specified.
3. The amount of rent payable for alternate accommodation should be clearly specified in terms of amount of rupees besides linkage to the existing carpet area. The break-up and due dates for payment of the same should be clearly specified.
4. The amount of shifting charges and the re-shifting charges should be specifically stated.
5. The members should pass a resolution authorizing the managing committee to issue a letter of intent to the developer subject to the above terms and conditions.

14. Letter Of Intent-

The society should circulate the agreed terms and conditions to all the members of the society and obtain an irrevocable letter of consent addressed to the society, the builder, PMC, dy. Registrar of co-operative societies and other concerned parties. When at least 90% of the members give consent letters to the society, the society should give a letter of intent to the selected developer/builder and request him to furnish plans of the new buildings to be constructed, amenities to be provided, and allotment of flats to members as per the new plan.                    

15. Re-Development Agreement-

On receipt of the plan for the new buildings, the managing committee and the re-development committee members should first approve the same and satisfy themselves that the same is as per their offer. Then, the society should call for a SGM no. 7 for approving the plan of the flats/building and amenities offered by the builder. When the same is approved in the general body, the society should pass 

A resolution to sign a redevelopment agreement with the developer also fixes the date for vacating the old flats and receiving the compensations.          

16. Handing Over The Property For Re-Development-

The developer should then proceed to get the plans approved and obtain i.o.d. From p.m.c. After fulfilling the terms mentioned in the i.o.d., the developer should obtain a commencement certificate up to the plinth. After these conditions are complied with, the society should call SGM no. 8 and pass a resolution for vacating the flats and fixing a date for handing over the vacant possession to the developer and fixing dates for receiving compensation from the developer. The managing committee should issue instructions to the members to vacate their flats by signing individual agreements with the developer and after receiving his dues from the developer.

17. Occupation Certificates-

After construction of the buildings is completed, the society should follow up and ensure that the developer gives, an occupation certificate and regular water connection within 4 months from the date of handing over of the new flats to the members of the society.

SUPERVISION

Either a Project management consultant or a separate agency must be appointed for supervision. This supervision includes many things but a few of them are mentioned below.

1. Analysis & approval for architecture plan.
2. Obtaining, checking & approval of drawing.
3. Checking parking area, carpet area, society utility & service areas, etc.
4. Structural drawing checking.
5. Analysis & approval for submission drawing.
6. Analysis & approvals for site execution drawings.
7. Site visits to verify specifications, & material quality committed by the developer. (as & when required.) 
8. Consultations throughout the redevelopment process at every important situation.

REDEVELOPMENT DOCUMENTS/LISTS

For the successful completion of the redevelopment, the office bearers of the society should be aware of the documents to be kept ready and the documents to be obtained from the builder

Important documents required for Redevelopment

1. Society registration certificate.
2. 7/12 extract.
3. Conveyance deed.
4. Title search report.
5. Index ii
6. N. A. Order
7. City survey plan.( demarcation plan)
8. Approved building plan.
9. Commencement certificate.
10. Occupation certificate
11. Appointment letter to PMC.

Documents to be prepared for Redevelopment

1. Feasibility report.
2. Suggestions from members.
3. Public notice for inviting the tender.
4. Minutes of various meetings.
5. Correspondence with different authorities.
6. Obtaining permission from the deputy registrar.
7. Tender form.
8. Summary of tenders received.
9. Approval of tenders in the general body meetings and preparation of draft and final minutes.
10. Appointment letters to advocates, structural engineers, architects, project management consultants, etc.

Various Agreements & letters are required for Redevelopment

1. Redevelopment agreement.
2. Format of bank guarantee from the builder.
3. Power of authority from the society to the developer.
4. Agreement for alternate accommodation.
5. MOU between the society and builder/developer.
6. Appointment letter from the society to the builder/developer.
7. Revocation/cancellation of power of attorney.
8. Other duties associated with an advocate 
9. Possession letter from the builder to the members.
10. Format of the resolution to admit new members.
11. List of documents required to be collected from the builder.
12. Indemnity bond by the developer
13. Consent letters from the members to the society.

What are the requirements from the Developer?

1. Project report from the developer as to how they would develop the property at the offers given by them.
2. Copy of registration certificate.
3. Partnership deed of the developer duly registered or memorandum of association (as the case may be)
4. Name and address of all partners/directors along with their PAN.
5. Address & Pan of the firm.
6. Copy of balance sheet & P/L A/C to understand the financial strength of the firm.
7. Income tax return filed for the last 3 years of the partners/directors of the company.

AGENCIES & MEMBERS INVOLVED IN REDEVELOPMENT PROCESS

1. Society members
2. Society committee members
3. Structural consultant
4. Project management consultant
5. Advocate
6. Dy. Registrar
7. Developer
8. Chartered accountant 
9. Builders architect
10. Building permission authority
11. New members

SUCCESSFUL REDEVELOPMENT

Must know things for successful redevelopment

1. The offer received from the developer should commensurate with the potential of the plot taken for redevelopment as per the architect’s report.
2. The builder should be strictly chosen on the basis of his financial capacity and track record and not on the basis of the highest offer received.
3. The tenders received should be objectively evaluated by an able architect appointed by the society.
4. All the members of the society should give their consent to avoid disputes.
5. Complete details of the offers made by the developer should be clearly understood by all the members of the society and there should be transparency in the dealings.
6. Redevelopment committee should be formed from amongst the other members of the society by including 2/3 members from the managing committee to oversee the entire process to ensure that complete transparency is maintained by the managing committee of the society.
7. All agreements/documents should be got scrutinized by a competent advocate appointed by the society to ensure that there is no lacuna.
8. A Bank guarantee for the total cost of the redevelopment project should be obtained from the developer covering the full period of construction.
9. A penalty clause should be inserted in the redevelopment agreement to ensure proper implementation of the project by the developer.
10. The managing committee and the redevelopment committee members should conduct regular inspections when the construction is in process to ensure that there are no deviations from the plans/offers.
11. Existing society members should vacate their respective premises only after all necessary approvals.
12. Any committee member or office bearer of society should not be the relative of a builder or developer. 

!! Happy redevelopment!!

Click Below to go to Services

 Project Management Consultant (PMC) 

 Find Builder For Redevelopment 

Deemed Conveyance

Feasibility Report

 Structural Audit 

Everything about building FSI rules & FSI calculator! Foot2feet

Hello friends,

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

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

Click below to Open calculator

Pune FSI Calculator

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1. What IS FSI 

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

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

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

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

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

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

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

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

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

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

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

2. Factors to find FSI of any land 

i. Planning Authority –

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

Here is Basic FSI in various region –

Pune municipal corporation        – 1.10 ( Maximum 3.0)

Pimpri chinchwad (PCMC)            – 1.0

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

ii. Type of land zone & building type – 

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

Residential use         – 1.10

Commercial use        – 1.25

Industrial Use            – 0.50 to 1.0 

Gaothan Area            – 1.50

IT building                   – 2.0 to 3.0 (conditional)

Agriculture land        – 0.0375 to 0.20 ( excluding Paid FSI)

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

iii. Plot area      –         

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

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

3.  How to calculate FSI

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

FSI calculator to find actual FSI on any land    

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

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

Check all building related calculators on Foot2feet

4. Why professional’s love foot2feet automated FSI calculator 

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

• No special knowledge required, a common man can use it
• Select your location and find planning authority in your region
• Only land area & access road width required to find basic results.
• If you give more details, you will get more accurate calculations
• It finds FSI, TDR, paid FSI, fungible FSI etc….
• Required Open space, amenity space MHADA, FSI factor are accurately calculated.
• Free assistance by foot2feet team
• It takes few seconds only.

Pune FSI Calculator

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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. 6.6 CALCULATION OF BUILT-UP AREA FOR THE PURPOSES OF FSI

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 the respective floor, irrespective of its use/function. If part of the stilt, podium or basement is proposed for habitation purposes or for the construction which is counted in FSI, then such construction shall also be measured in P-line in that respective floor.

Rule No. 6.8 EXCLUSION OF STRUCTURES / PROJECTIONS FOR FSI CALCULATION

i)  Exclusion of Structures/Projections for FSI Calculation Structures/Projections/features/ ornamental projection of glass façade permitted in marginal open spaces as mentioned in Regulation No.6.7

(a) Projections into Marginal Open Spaces :- Every open space provided, either interior or exterior, shall be kept free from any erection thereon and shall be open to the sky, and no cornice, chajja, roof, or weather shade more than 0.75 m. wide shall overhang or project over the said marginal open spaces so as to reduce the width to less than the minimum required. However, sloping / horizontal chajja provided over the balcony/gallery, etc., may be permitted up to balcony projections at a horizontal level.

(c) Ledge for Air conditioning unit as specified in Regulation No.9.5 - LEDGE OR TAND / LOFT

9.5.1 Location and Extent

Ledge or Tand may be provided at suitable places as per requirement. Lofts may be provided over kitchens, habitable rooms, bathrooms, water closets, and corridors within a tenement in residential buildings, over shops, and in an industrial buildings, as mentioned in below Table No.9-B subject to the following restrictions –

i)  The clear head room under the Loft shall not be less than 2.1 m.

ii)  Loft in commercial areas and industrial buildings shall be located 2.0 m. away from the entrance.

iii)  Loft shall not interfere with the ventilation of the room under any circumstances.

iv)  The maximum height of the loft shall be 1.5m.

9.5.2 Location and extent of Ledge for Air Conditioning unit

Ledge for the Air Conditioning unit may be provided on the exterior of wall of the rooms of size not exceeding 0.5 m. x 1.0 m. at the suitable location.

(d) A canopy or porch not exceeding 5 m. in length and 2.5 m. in width in the form of a cantilever and unenclosed over the main and subsidiary entrances, providing a minimum clear height of 2.4 m. below the beam bottom of the canopy. The canopy shall not have access from the upper floors (above floors), for use as a sitting out place. There shall be a minimum clearance of 1.5 m. between the plot boundaries and canopy.

Provided that more than one canopy may be permitted in the case of special buildings as per requirement.

(e) A projection of a maximum of 30 cm. on the rooftop terrace level may be allowed throughout the periphery of the building. In the case of pitched roof projection, a maximum of 45 cm at rooftop level throughout the periphery of the building shall be allowed.

(f)(iii) Underground Suction tanks, soak pits, wet and dry garbage separately with collection chambers, space required for fire hydrants, electrical and water-fittings, underground water tanks, dustbins etc.

(g)  Ramp for basement in side and rear marginal distances subject to provisions under Regulation No.9.12.

(j) Architectural projections - Architectural projections as specified in Regulations No.9.30.

(k) Construction of ottas, railings, barricades, or supporting columns for canopy or porch shall not be permitted within the minimum required front marginal distances. However, steps or steps along with otta may be permitted to project upto 1.2 m. from the building line.

ii)  Stilt/Multi-storeyed floors/podium/basement, if used (2) exclusively for parking including passages (2) and staircase, Lift Duct/Lobby therein and basement used for users mentioned in Regulation No.9.11.1(i) to (iii).

iii)  Areas covered by Porches, Canopies, lofts, ledge or tand, shelves, Air Conditioning Plant Rooms, Lift Well, Lift-Machine Room, and Service Floor of height not exceeding 1.8 m. height or as permissible as per Regulation No.9.33 below the beam, for hospitals, shopping malls, plazas, and Star category hotels (rating with three stars and above) and like buildings, other buildings above 15.0 m. in height.

iv)  Area of structures for water, grey water, wet-waste or an effluent treatment plant, rainwater harvesting Pump rooms, electric cabin of sub-stations/of generator set area, electric meter rooms as per requirements, Refuge chutes/garbage chutes/garbage shafts for wet and dry garbage separately with collection chambers.

v)  Rockery, Well and well structures, Plant Nursery, Water Pool, platform around a tree, Fountain, bench, Chabutara with open top and unenclosed sides, Ramps, Compound wall, Gate, slide/swing, Steps outside the buildings, Domestic working place (open to sky), Overhead water tank on top of the building, Refuge area for high rise buildings as specified in Regulation No.9.29.6

vi)  Telecommunication tower, antenna, and allied activities.

vii)  Atrium may be allowed in any type of building. Such an atrium may be allowed to be enclosed on top by a transparent or opaque sheet.

viii)  Open to sky terraces, top of the podium, open to the sky swimming pool on the top terrace and top of the podium with plant room.

ix)  Structures permissible in recreational open space as per Regulation No.3.4.7 - Structures permitted in Open Space

If required, structure and uses that can be permitted without counting in FSI in the recreational open spaces shall be as under :-

i) There may be a maximum two-storeyed structure with a maximum 15% built-up area of recreational open space, out of which, the built-up area on the ground floor shall not exceed 10%. In case of stilt, additional floors may be allowed.

ii)  The structures used for the purpose of the pavilion, gymnasia, fitness center, clubhouse, vipashyana, and yoga center, crèche, kindergarten, library, or other structures for the purpose of sports and recreational activity (indoor or outdoor stadiums, etc., as per availability of area) may be permitted. Utilities such as water tanks (underground or elevated), electric substations, generator sets, pump houses, garbage treatment, and public health outposts/centers may be permitted only with the consent of the society of residents. Religious structure may be allowed with the permission of competent Authority as decided by the Government from time to time.

iii)  No detached toilet block shall be permitted.

iv)  A swimming pool may also be permitted in such a recreational open space. The ownership of such structures and other appurtenant users shall vest in all the owners on account of whose cumulative holdings the recreational open space is required to be kept in the land.

v)  The proposal for the construction of such structure should come as a proposal from the owner/s, owners’ society/societies, or federation of owners’ societies and shall be meant for the beneficial use of the owners/ members of such society/societies/federation of societies.

vi)  The remaining area of the recreational open space shall be kept open to the sky and properly accessible to all members as a place of recreation, garden, or a playground.

vii)  The owners’ society/societies, the federation of the owners’ societies shall submit to the Authority, a registered undertaking agreeing to the conditions in (v) & (vi) above while obtaining permission for the above said construction.

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

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

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

What are the Setback, Marginal, Distance, Height 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

UDCPR has a Unified rule, which means that instead of having numerous regulations for every city/region in the state, it is better to have a single rule for all cities in Maharashtra.

But due to some geological conditions or some other restrictions the regulations may vary a bit for some regions in Maharastra. 

For Example, the Coastal Region, Hilly Region, Densely Populated Region, and Gaothan can't have same type of rules, and the rules differ according to it.

UDCPR 2020 Chapter 5 is all about Additional Provisions for Regional Plan Areas.

This is Applicable to all Planning Authorities and Regional Plan Areas except the 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. 5.3 For Ratnagiri - Sindhudurg Regional Plan

The Development Control Regulations sanctioned for the Ratnagiri - Sindhudurg Regional Plan shall

cease to operate, and the following provisions shall be applicable -

Rule No. 5.3.1  Area within Ratnagiri District -

The zoning of lands within local authorities’ area/special planning authorities’ areas shall be governed by zoning/proposals shown in the Development Plan/Planning proposal/Plan. The remaining area of the district where such a plan is not sanctioned shall be treated as an Agricultural zone. All the provisions of this UDCPR shall be applicable with the following additions.

Residential development or development permissible in the Residential zone shall be permitted in the Agriculture zone within a distance of 200 m. from the pada, with payment of premium as mentioned in Regulation No.5.1.1. However, such premium shall not be applicable for individual housing or bungalow, not exceeding two units.

Rule No. 5.3.2  Area within Sindhudurg District -

The Development Control Regulations sanctioned by the Government in respect of the Sindhudurg Tourism Plan vide Notification No.TPS-1997/355/C.R.99/UD-12, dt.15/10/2004 shall cease to operate, and the following provisions shall be applicable.

The following land use zones are shown on the Regional Plan of the Sindhudurg district area.

i) Exclusive Tourism Zone shall include :

ii) Other Zone shall include

a) Industrial Zone.

b) Forest Zone.

c) Agricultural and Horticultural Zone.

iii) For the T-1 zone in the Regional Plan, all provisions of UDCPR shall be applicable as per

zoning in the respective Development Plan or Planning Proposals.

iv) T-2 and T-3 zones in the Regional Plan shall be treated as Residential Zone, and all

provisions of UDCPR shall be applicable. However, the height of the building shall not exceed 16.0 m.

v) For zone plans approved under the M.L.R.C. and included in the Regional Plan, all

provisions of UDCPR shall be applicable according to the zone in the said zone plans.

vi)  For the T-4 zone, the following uses shall be permissible.

Note-

a)  All other uses permissible in the Agricultural zone shall be permitted in the T-4 zone subject to a maximum FSI of 0.50 and height of building up to 12.0 m.

b)  The FSI limit mentioned above in Sr.No.1, 3, and 4 of the table may be allowed to be exceeded up to 0.50 subject to payment of premium as mentioned in Regulation No.4.11.

c)  Reconstruction/Redevelopment of existing buildings is permitted without considering the minimum area of the plot, and FSI shall be as per the above table or FSI utilized for the existing authorized structure.

d)  Minimum plot size norms shall not be applicable to the "Bread and Breakfast Scheme" approved by M.T.D.C.

vii) For the T-5 zone, the following uses shall be permissible.

Note -

a) The FSI mentioned in the above table shall be allowed to be exceeded up to 1.00, with the payment of premium at the rate of 30% of rates mentioned in ASR, without following guidelines therein.

b) The development permissible shall be subject to provisions of Coastal Regulation Zone Notification No.G.S.R.37(E), dated 18th January, 2019, as amended or replaced from time to time.

c) All other uses permissible in the Agricultural zone shall be permitted in the T-5 zone subject to a maximum FSI of 0.50 or mentioned in the said regulations in an agricultural zone, whichever is minimum, and the height of the building up to 12.0 m.

d) Reconstruction/Redevelopment of the existing buildings is permitted without considering the minimum area of the plot, and FSI shall be as per the above table or FSI utilized for the existing authorized structure.

e) Minimum plot size norms shall not be applicable to the "Bread and Breakfast Scheme" approved by M.T.D.C.

viii) The following villages are identified as tourism growth centers-

Kunkeshwar - Mithbav, Hindale, Achara, Tondavali, Mahapan, Shiroada - Aravali, Amboli and Phonda.

"Tourism Growth Centers" shown on the Regional Plan are for the purpose of showing places of tourist interest.

ix)  The places of "Konkan Tourism Village" and "Day Visit Points" shown on the plan are also places of tourist interest.

x)  Development in Industrial Zone, Forest Zone, Agricultural/Horticultural zone and other zone, if any, shall be governed by the provisions mentioned in this UDCPR. However, in such cases, the FSI and height of the building shall not exceed 0.50 and 12.0 m. respectively.

xi)  Natural expansion of Gaothan shall be allowed within 200 m. from the Gaothan boundary, and regulations of the Residential Zone shall apply. The villages which are not having notified gaothan of the residential and other non-agricultural development shall be permitted only along the existing public roads up to a plot depth of 45 m. from the road boundary, and regulations of the Residential Zone shall apply. For this development premium shall be applicable as per Regulation No.5.1.1. However, such premium shall not be applicable for individual housing or bungalow, not exceeding two units. The provisions in proviso to Regulation No.5.3.1 shall also be applicable.

Related Regulations to Rule No. 5 - 

You can visit our other blogs related to Regulations 5 through the below-mentioned links:

Additional Rules for Regional Plan Area than Basic UDCPR Rules in UDCPR 2020

Additional Regulations for Thane, Raigad, Palghar Regional Plan in UDCPR 2020

Additional Regulation for Ratnagiri in UDCPR 2020

Additional Regulations for Kolhapur in UDCPR 2020

Additional Regulations for Satara in UDCPR 2020

Additional Regulations for Hingoli, Buldhana, Washim, Yavatmal, Nanded Regional Plan in UDCPR 2020

Additional Regulations for Raigad in UDCPR 2020

Additional Regulations for Solapur in UDCPR in 2020

Additional Regulations for Pune in UDCPR 2020

Additional Regulations in Aurangabad in UDCPR 2020

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

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

Rule No. 13.3 Rain Water Harvesting

The provision for Rain Water Harvesting shall be made as under :-

a)  All the layout open spaces/amenity spaces of housing societies and new constructions/reconstruction/additions on plots having an area not less than 500 sq.m. shall have one or more Rain rainwater harvesting structures having a minimum total capacity as detailed in Schedule.

Provided that the Authority may approve the Rain Water Harvesting structures of specifications different from those in Schedule, subject to the minimum capacity of Rain Water Harvesting being ensured in each case.

b) The owner/society of every building mentioned in the (a) above shall ensure that the Rain Water Harvesting System is maintained in good condition for storage of water for non-potable purposes or recharge of groundwater at all times.

c) The Authority may impose a levy of not exceeding Rs.1000/- per annum for every 100 sq.m. of built-up area for the failure of the owner of any building mentioned in the (a) above to provide or to maintain Rain Water Harvesting structures as required under these regulations. Failure to provide a Rain Water Harvesting System shall deemed to be a breach of the conditions on which the development permission has been granted.

Schedule

Rainwater harvesting in a building site includes storage or recharging the groundwater by rainwater falling on the terrace or any paved or unpaved surface within the building site. The following systems may be adopted for harvesting the rainwater drawn from a terrace and the paved surface.

i) Open well of a minimum of 1.0 m. diameter and 6.0 m. in depth into which rain water may be channeled and allowed to filter for removing silt and floating material. The well shall be provided with ventilating covers. The water from the open well may be used for non-potable domestic purposes such as washing, flushing and for watering the garden etc.

ii) Rain Water Harvesting for recharge of ground water may be done through a bore-well around which a pit of 1.0 m. width may be excavated up to a depth of at least 3.0 m. and refilled with stone aggregate and sand. The filtered rainwater may be channeled to the refilled pit for recharging the bore well.

iii)  An impressive surface/underground storage tank of required capacity may be constructed in the setback or other open spaces and the rainwater may be channeled to the storage tank. The storage tank shall always be provided with ventilating covers. It shall have draw-off taps suitably placed so that rainwater may be drawn off for domestic, washing, gardening and such other purposes. The storage tank shall be provided with an overflow.

iv) The surplus rainwater, after storage, may be recharged into the ground through percolation pit trenches or a combination of pits and trenches. Depending on the geomorphological and topographical conditions, the pits may be of a size of 1.20 m. width X 1.20 m. length X 2.0 m. to 2.50 m. depth. The trenches can be of 0.60 m. width X 2.0 to 6.0 m. length X 1.50 to 2.0 m. depth. Terrace water shall be channeled to pits or trenches. Such pits or trenches shall be backfilled with filter media comprising the following materials :-

a) 40 mm stone aggregate as the bottom layer up to 50% of the depth.

b) 20 mm stone aggregate as the lower middle layer up to 20% of the depth.

c) Coarse sand as upper middle layer upto 20% of the depth.

d) A thin layer of fine sand as a top layer.

e) Top 10% of the pits/trenches will be empty and a splash is to be provided in this portion in such a way that rooftop water falls on the splash pad.

f) Brick masonry wall is to be constructed on the exposed surface of pits/trenches and the cement mortar plastered. The depth of the wall below ground shall be such that the wall prevents lose soil from entering into pits/trenches. The projection of the wall above ground shall at least be 15 cm.

g) Perforated concrete slabs shall be provided on the pits/trenches.

h) If the open space surrounding the building is not paved, the top layer up to a sufficient depth shall be removed and refilled with coarse sand to allow percolation of rainwater into the ground.

v) The terrace shall be connected to the open well/bore-well/storage tank/recharge pit/trench by means of HDPE / PVC pipes through filter media. A valve system shall be provided to enable the first washing from the roof or terrace catchment, as they would contain undesirable dirt. The mouth of all pipes and openings shall be covered with mosquito (insect) proof wire net. For the efficient discharge of rainwater, there shall be at least two rainwater pipes of 100 mm. dia. for a roof area of 100 sq.m.

vi) Rain Water Harvesting structures shall be sited so as not to endanger the stability of the building or earthwork. The structure shall be designed such that no dampness is caused in any part of the walls or foundation of the building or those of an adjacent building.

vii) The water so collected/recharged shall as far as possible be used for non-drinking and non-cooking purposes. Provided that when the rainwater in exceptional circumstances is utilized for drinking and/or cooking purposes, it shall be ensured that proper filter arrangement and a separate outlet for bypassing the first rainwater has been provided.

Provided further that, will be ensured that for such use, proper disinfectants and the water purification arrangements have been made.

The structures constructed under this provision shall not be counted toward FSI computation.

Related Regulations

You can visit our other blogs related to Regulations 13 through the below-mentioned links:

Solid Waste Management in UDCPR 2020

Grey Water Recycling And Reuse in UDCPR 2020

Provisions for Barrier-Free Access in UDCPR 2020

Installation of Solar Assisted Water Heating (SWH) System, Roof Top Photovoltaic (RTPV) System in UDCPR 2020