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 the 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. 5.0 General 

In addition to the provisions mentioned in these Regulations, the following additional provisions shall be applicable for the areas of the Regional Plans/Authorities mentioned hereinunder. These provisions shall prevail over the provisions, if any, mentioned in this Development Control and Promotion Regulations to that extent.

Rule No. 5.1 For All Regional Plan Areas 

5.1.1 Development Permissible Adjacent to Gaothan

For the villages in the area of Regional Plans (excluding the area of Local Bodies and SPA where a Development Plan or planning proposal is sanctioned) where no specific residential zone is shown, for such villages, development permissible in a residential zone, may be permitted :-

i)  Within a belt of 2.00 km. from the boundaries of the Municipal Corporation, 1.00 km. from the boundaries of the Municipal Council, and 0.50 km. from the boundaries of Nagar Panchayat, where zone plans are  prepared or not prepared in the Regional Plan for such area;

However, the proposed development within such belt shall be guided by the road network of published/sanctioned zone plans or elsewhere proper road network plan prepared and approved by the Director of Town Planning within 6 months or within such time limit as extended by the Government.

ii)  Within a belt of 500 meters from the gaothan limits of settlements having a population of less than or equal to 5000 as per the latest Census and;

iii)  Within a belt of 1500 meters from the gaothan limits of settlements having a population of more than 5000 as per the latest Census;

iv)  in the case of settlements of both the categories mentioned in (ii) and (iii) above, falling in the planning areas/Zone Plans of Regional Plans, such distance from the gaothan limits shall be 500 meters only;

v)  in the case of village settlements in the Western Ghat hilly area (eco-sensitive zone) in the Regional Plan of Satara, Pune, Ahmednagar, Dhule, Kolhapur, Nashik, Nandurbar, Sangli, Sindhudurg, Thane, Palghar and Raigad District or as notified by Govt. from time to time such distance shall be 200 m. only

vi)  in the case of villages in the Regional Plan of Mumbai Metropolitan Region and Raigad, such distance shall be 500 m. only.

Provided that, such development shall be permitted only on payment of a premium of the total area of land. Such premium shall be calculated considering the 15% rate of the said land as prescribed in the Annual Statement of Rates of the year granting such developments. This rate of premium shall be subject to orders of the Government from time to time, Provided further that, for the areas which are converted into Municipal Councils / Nagar Panchayats within the Regional Plan (under the provision of Maharashtra Municipal Councils, Nagar panchayats and Industrial Townships Act, 1965), such premium shall be calculated considering 5% rate of the said land as prescribed in the Annual Statement of Rate for the year while granting such residential development (without considering the guidelines therein).

Provided further that, no such premium shall be applicable for the development of an

individual house of an owner or farmhouse on the owner's land.

Provided further that no such premium shall be applicable for revised permission on the land where development/Layout permission is granted prior to sanction of the respective land where development/Layout permission is granted prior to sanction of the respective Regional Plan, more specifically mentioned in Regulation No.5.1.3 below.

Provided further that where more than 50 percent of the area of the Survey Number/Gut Number is covered within the above peripheral distance, the remaining whole of such Survey Number/Gut Number within same ownership shall be considered for development on payment of premium as above.

Provided further that the criteria of “distance from gaothan” shall also be applicable to the lands from the nearest gaothan of any village.

Provided further that this provision shall not bar development permission for the uses, otherwise permissible, in the agricultural zone as per UDCPR within a specified distance from gaothan mentioned in this regulation.

Provided also that this regulation shall also apply to all declared/Notified Gaothan under M.L.R.C. whether shown on the Regional Plan or not.

Provided further that in respect of the Ratnagiri-Sindhudurg Regional Plan, this provision shall be subject to provisions mentioned in Regulation No.5.3.

5.1.2 Regulations for Development of Tourist Resorts/Holiday Homes/Township in Hill Stations Types Areas under Hill Stations Policy

The developments under the Hill Station Policy shall be governed by the Special Regulations as sanctioned by the Government vide notification No.TPS-1893/1231/C.R.123/96/UD-13, dated 26/11/1996, and its amendments by the Government from time to time.

5.1.3  Committed Development

i)  Any development permission granted or any development proposal for which tentative or final approval has been recommended by the concerned Town Planning Office and is pending with the concerned Revenue Authority for demarcation or for final N.A. permission before publication of draft R.P. (date of resolution of the R.P. Board for publication) shall be continued to be valid for that respective purpose/use irrespective of approved Floor Space Index. Provided that, it shall be permissible for the owner to either continue with the permission in toto as per such earlier approval or apply for a grant of revised permissions under these regulations. However, in such cases of revision, the premium, if any, shall not be applicable, for approved permissions (including tentative). This provision shall not cover the cases mentioned in 5.1.3 (iii) below.

ii)  The layout already approved/development permission already granted for residential purposes and which is valid as per the provisions of UDCPR shall be entitled to development subject to the use of earlier permission. This shall also be applicable to cases where sale permission for N.A. use has been granted prior to the date of sanction of these Regulations, for the same use as the one for which sale permission was granted.

iii)  The layout already approved/development permission already granted for the uses permissible in agricultural or such restrictive zones and which are valid as per the provisions of UDCPR shall be entitled to development subject to use and FSI of the respective use granted in earlier permission.

5.14 Rectification of draftsman's error

i) Draftsman's errors, which are required to be corrected as per the actual situation on site/or as per Survey Records, sanctioned layout, etc., shall be corrected by the concerned District Collector, after due verification and prior approval of the concerned Divisional joint Director of Town Planning.

ii)  Drafting errors, if any, regarding Private Lands shown by mistake in the restrictive zone such as defense zone, forest zone, command area, etc., shall be corrected after due verifications of records and situation on the ground by the concerned Authority with prior approval of Divisional Joint Director of Town Planning. In such cases, private land will be included in the adjacent zone.

iii)  The boundaries of the designated or Notified Eco-Sensitive Zone for Bird Sanctuary, Wildlife Sanctuary, and other projects shown on the Regional Plan shall be as per the final notification issued under the Environment (Protection) Act, 1986. All conditions regarding development, including Buffer Zone, in pursuance of the provisions of the said Act shall be applicable.

5.15 Highways Notified by State/Central Government

If any highway/ring road/expressway and any other classified road are notified by the State/Central Government Highway Authority under the provisions of the relevant act, then the alignment of such notified road shall be deemed to be part of the Regional Plan and for this, a procedure under section 20 of M.R. & T.P. Act, 1966 shall not be necessary.

5.1.6  Station Area Development

The development of in agriculture zone around any functional railway station up to a distance of 500 m. shall be permitted by charging a premium at a 30% rate of the said land as mentioned in the ASR on a total area of land under development, subject to the following -

i) Within a 100 m. distance from the periphery of the station, the users related to the railway station and other users (excluding Residential) shall be permitted.

ii) In the remaining distance within 500 m., all users permissible in the Residential Zone shall be permitted.

iii) The rate of premium shall be subject to the Government's order from time to time.

5.1.7  Modification proposals already sanctioned

All the modification proposals from the Regional Plan already sanctioned by the State Government under section 20(4) of Maharashtra Regional and Town Planning Act, 1966, but not shown in the respective zone in the Regional Plan shall be treated as included in the respective Zone as per the modification sanctioned by the State Government.

5.1.8  Provision of Amenity Space

i) In any layout or sub-division of land for residential purposes measuring more than 0.4 Ha. (excluding the area of R.P. roads, road widening and designations) amenity space shall have to be provided for the areas and specified percentages mentioned in the table below.

ii) For calculating the area for Amenity Space, an area covered under the development proposal submitted to the Authority shall only be considered.

iii) The owner shall be entitled to develop the Amenity Spaces as per the uses permissible in the Amenity Spaces.

iii) If the owner agrees to handover and the Authority agrees to take over the amenity space, then such Amenity Space shall be deemed to be reservation in the plan and floor space index (FSI) in lieu thereof (1) subject to maximum receiving potential prescribed in these regulations may be made available in-situ on remaining land. The calculation of this in-situ FSI shall be shown on the layout/building plan. In the areas where TDR regulations are applicable and if the owner desires to have TDR against it, instead of in-situ FSI, then he may be awarded TDR. The in-situ FSI or TDR shall be granted only after the transfer of the Amenity Space to the Authority. The generation of TDR or in-situ FSI shall be equivalent to the quantum mentioned in the Regulation of TDR.

iv) (1) Proviso of Regulation No.3.5.1, shall be applicable to this regulation. 

5.1.9 Residential Zone with Payment of Premium

Wherever such a zone is proposed in a sanctioned Regional Plan, provisions related to such zone will continue to that extent.

Related Regulations to Rule No. 5 - 

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

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 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

UDCPR 2020 Chapter 12 is all about the Structural Safety, Water supply, Drainage, and Sanitary Requirements, Outdoor Display, And Other Services 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.

Rule No. 12.4 Building Services

1) The planning, design, and installation of electrical installations, air-conditioning, and heating work shall be carried out in accordance with Part-8 - Building Services, Section-2 - Electrical and allied Installations, Section-3 - Air Conditioning, heating and mechanical ventilation of National Building Code of India, amended from time to time.

2) The planning design including the number of lifts, type of lifts, capacity of lifts depending on the occupancy of the building; population on each floor based on occupant load, and height of the building shall be in accordance with Section-5 - installation of Lifts and Escalators of National Building Code of India, amended from time to time. In existing buildings, in case of a proposal for one additional floor, the existing lift may not be raised to the additional floor.

3)  The lifts shall be maintained in working order properly.

Related Regulations

You can visit our other blogs related to Regulations 12 through the below-mentioned links

Drainage and Sanitation Requirements in UDCPR 2020

Water Supply, Drainage, and Sanitary Requirements in UDCPR 2020

Alternatives Materials, Methods of Design & Construction, and Tests in UDCPR 2020

Signs and Outdoor Display Structures in UDCPR 2020

Quality of Materials and Workmanship in UDCPR 2020

Structural Safety, Water Supply, Drainage and Sanitary Requirements, Outdoor Display, and Other Services in UDCPR 2020

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. 

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