Zone certificate or zoning certificate is a document which tells zone of whole Survey number or gut number. Remember, zone certificate is not for a particular plot, it gives idea of whole Survey Number.

Example – If a Survey Number is affected by a 24 M road, one side of road is agriculture zone & other side is residential zone, then zone certificate will mention that the survey number includes Part residential zone, part agriculture zone & a 24.0 M wide road.

But it will not tell exact zone of your plot alone. To know exact zone of plot you have to take zoning demarcation in which authority will mark zone colour codes on your mojani certificate copy.

What is Zone Certificate ?

It’s a particular survey number of document by which any one can know about reservations mentioned in the DP. Zone certificate indicates the zones of land such as residential, Industrial Commercial, Agriculture and other details of the land like water bodies, and flood line.

Why Zone certificate is required?

This is required in order to facilitate the proper use of land for different purposes. Each zone is assigned for a specific purpose like residential, industrial, commercial, Agriculture etc. So to know the status of land to do further construction Zone Certificate is required.

Zone Certificate ensures that lands are properly marked for a specific purpose so that a particular zone intended for a specific purpose is not used for a different one.

How to get zone certificate online?

7/12 Extract is the essential document to get the zone certificate which indicates the ownership of land and all details of particular plot for which zoning certificate is required. For PMRDA we have to do online application. An application to Pune Corporation or respective authority is a way to get zone certificate.

Foot2Feet can help you in getting zone certificate in Pune, in PMRDA, in PCMC, in Maharashtra, in Thane, in Mumbai, in Pimpri Chinchwad or any municipal council, corporation & town planning or special planning authority like MMRDA.

How to download zone certificate?

Zone certificate cannot be downloaded. Basically, there is a process of Zone certificate in any city or for any location. Respective planning authority can give zone certificate.

In PMRDA there is an online process for Zone Certificate. We get the certificate within 7/8 working days from date of application. While in PMC, there is an offline process and we get the certificate within 4/5 working days from the date of application.

Zone Certificate Charges

To get zone certificate legal fees of 500 Rs has to be paid to government. Other charges like consultant’s fees & cost of getting 7/12 are separate.

Zone Conversion

Know More about Zone Conversion

Zone change is the process of changing the current zone to the different zone, for instance for agricultural use to non- agricultural use, residential use to commercial use etc. However, a plot owner can do request to change the zone of the property he owes, for its different uses.

Role of Scrutiny Committee in zone Change

A proposal scrutiny committee is being constituted as per the accompanying schedule to scrutinize the proposals for change of use department in the approved regional plan and make recommendations to the government. In the same vein, The approved regional plan, the committee should handle the proposal to change the use of non-development area to residential, commercial sector, public / semi-public sector to residential sector, residential sector to industrial sector, and forest department to include lands with less than 1: 5 slopes in agriculture department.

What is the process for zone Change?

Eventually, to do the application for zone change, the owner with the help of licensed engineer or licensed architect needs to be submit the application along with the all the necessary documents to the district collector office. Likewise, the Government will execute the necessary modification proposal as per the requirement received by the Government itself or in response to the request received from the public as required for the change of the zonef Use in the approved Regional Plan. After that the application get verified by the tahasildar. Further, it checked the revenue clearance and technical clearance.  Finally, It issues the conversion order of applied application.

Documents required for zone change

To change the zone of any plot, following documents are required to be submitted along with application of Zone change to the Regional Planning Authority

1. Land ownership records
2. Certified survey map showing the width of existing road available on site or other evidence of existing road available
3. A copy of the standard part map showing the use area as per the approved regional plan of the place
4. Color copy of up-to-date satellite imagery showing space boundaries and surroundings (Google Image)
5. In case of change of land use department under the proposal, water requirement in accordance with the proposed use department, water supply source and minimum water availability from it.
6. Certified copy of the relevant village plan
7. Affidavit / Bond letter made by the landholder in the form prescribed in Schedule C if the land under the proposal is to be included in the Residential Use Department at the request of the landholder.Index II
8. Other ownership documents as required
9. Other useful and supplementary documents / maps as required as required.

 Time required for zone change

Well, changing the zone of open plot is quiet lengthy and time consuming process. However, the members of the committee should provide their views on the proposal within 30 days from the date of appointment of the secretary of the committee. The member should clearly give a copy of such proposal in the letter sent to other committee members. So, zone change of a plot may be take upto 1 to 3 months from the date of its application.

Criteria’s for zone conversion in Maharashtra

So if u are thinking to change the zone of your agricultural land, then the Agriculture Land must be minimum 25 Acres and must have 9 M road is the main criteria to change the zone. Subsequently, to convert the industrial zone to residential zone the zone change process needs to be done. Another key thing to remember that no separate process is required to change the commercial zone into residential zone. Likewise, followings points also kept in mind while applying for the zone change as follows –

1.     Plot Requirement for zone change

2.     Road Width

3.     Water Supply Availability

4.     Pollution Control

5.     Ensuring amenities in the proposals regarding the residential use

6.     Consistency with industrial policy

7.     Regarding naturally sensitive soils

Fees required for the zone conversion

Another, significant factor in zone change, how much it will cost to change the zone. Well, Challan amount, processing fees and notification fees for zne change as given below –

1.     Processing fees and notice publication fees for zone change

To change the zone, the processing fees will be charge at 0.50% amount of land rate or Rs 20,000/- whichever highest which will be nonrefundable.

2.     Zone Change Premium

The Following chart will shows us the premium charges for zone change. Whereas, premium for zone change proposal on sr no. 1 to 4 in below table will charge the  Annual statements rates of developed land, and  Agricultural land rates will be charged as premium for zone change proposal on sr no 5.

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. 12.3 Alternatives Materials, Methods of Design, Construction and Tests

1) The provision of the regulations is not intended to prevent the use of any material or method of design or construction, not specifically prescribed by the regulations, provided any such alternative has been approved.

2) The provision of these regulations is also not intended to prevent the adoption for architectural planning and layout conceived as an integrated development scheme.

3) The authority may approve any such alternative provided it is found that the proposed alternative is satisfactory and conform to the provisions of relevant parts regarding material, design, and construction and that material, method or work offered is, for the purpose intended, at least equivalent to that prescribed in the rules in quality, strength, compatibility, effectiveness, fire rating and resistance, durability and safety.

4) Tests : Whenever there is insufficient evidence of compliance with the provisions of the regulations of evidence that any material or method of design or construction does not conform to the requirements of the rules or in order to substantiate claims for alternative materials, design or methods of construction, the Authority may require tests sufficient in advance as proof of compliance. These tests shall be made by an approved agency at the expense of the owner.

5) The test method shall be as specified by the regulations for the materials or design or construction in question. If there are no appropriate test methods specified in the regulations, the Authority shall determine the test procedure. For methods of testing for building materials, references may be made to relevant Indian standards as given by the National Building Code of India, published by the Bureau of Indian Standards. The latest version of the National Building Code of India shall be taken into account at the time of enforcement of these rules.

6) Copies of the results of all such tests shall be retained by the authority for a period of not less than two years after the acceptance of the alternative material.

Related Regulations

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

Signs and Outdoor Display Structures in UDCPR 2020

Drainage and Sanitation Requirements in UDCPR 2020

Water Supply, Drainage, and Sanitary Requirements in UDCPR 2020

Building Services 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

Any city in India is divided into various land use zones: Residential, Commercial, Agricultural, Industrial, etc. So, there is a restriction on the use of land under any zone. For example, You cannot build a Commercial building in an Agricultural Zone, or You cannot build hazardous or high-end Industries in a Residential Zone.

So here are the uses permissible in the Development Plan Reservations as per UDCPR 2020 (UNIFIED DEVELOPMENT CONTROL AND PROMOTION REGULATIONS FOR MAHARASHTRA STATE).

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. 4.27 Uses Permissible In Development Plan Reservations

1)  The uses permissible in a reserved site shall conform to the use for which it is reserved unless specified otherwise. The required parking, public toilets, and separate places for garbage bins shall also be permissible in the reserved site itself.

2)  Where the Authority or the Appropriate Authority proposes to use land/building/premises reserved for one specific public purpose/purposes, partly for different public purpose/purposes, it may do so, provided that such partial use shall not exceed 40% of the reserved area and such combination shall not be of incompatible uses. However, public necessities like Police Stations / Chowkys, water supply establishments, Arogya Kothies (i.e.Waste Segregation Centre at Ward Level with allied uses), etc. and other public utility services can be established in the said area. This provision shall not be applicable for the purposes mentioned below in (1) 4.27(5) (a), (b) and (c).

3)  Any site reserved for a specific purpose in the development plan may be allowed to be developed for any other public purpose with the permission of the Government. In doing so, buildable reservations may be allowed to be developed for buildable or open/recreational uses, and open/recreational reservations may be permitted to be designed for open/recreational uses only.

4) The Planning Authority, with the prior approval from the Government, may acquire and develop any of the reservations proposed in the Development Plan, partly or fully, for multi-storeyed public parking, irrespective of its designation, if amenity of parking is direly needed in the area. However, the Authority should be satisfied that there is a pressing need for parking in that area and priority for parking is more important than the purpose for which the reservation is made, in case of purposes mentioned at Regulation No. (1) 4.27 (5)(a)(b)(c), parking may be allowed to be developed in the basement/s subject to the development of the main purpose on the ground level with a layer of soil of 1.0 m—depth and arrangement of soil water recharge.

5)  Combination of uses as mentioned below may be permissible with the permission of the Authority, even if the reservation is for a specific purpose.

a) Playground – In playground reservation, a minimum of 90% area shall be kept open for open play activities. In the remaining 10% of the area, a covered swimming pool & allied construction, a gymnasium, a covered badminton court, a pavilion, (with or without shops, offices beneath), watchman’s quarter, small restaurant or food stalls to the extent of 20 sq.m. (for every 4000 sq.m. reservation area) may be permitted. The maximum FSI permissible shall be 0.15.

b) Stadium/Sports Complex - In addition to the uses permissible in the playground mentioned above, shops/offices below the spectators’ tiered gallery may be permitted. Permissible FSI shall be as mentioned in Regulation No.6.2.2, Table 6-E, Sr.No.8.

c) Garden/Park - In addition to the main use of the garden, open swimming pool & allied construction, aquarium, water tank, booking counter, toilets, rainwater harvesting system, gardener/watchman’s quarter, small restaurant or food stalls to the extent of 20 sq.m. (for every 4000 sq.m. reservation area) may be permitted. The total FSI used for such constructions shall not exceed 0.10 of the garden area. If required, the sites of parks or gardens may be developed for playgrounds; however, such change shall not exceed more than 10% of the like reservations in the said sector of the Development plan.

d)  Civic Centre / Community and Cultural Centre - Community Hall, welfare centre, gymnasium, badminton hall, art gallery, museum, clubhouse, public conveniences, cafeteria, gardens, exhibition centre, and a combination of uses. (1) Convenience Shops may be permitted within 15% of basic FSI.

e)  Vegetable Market - Open or covered ottas for sale of vegetables and/or mutton and fish, along with petty convenience shops and fruit stalls, may be permitted.

f)  Shopping Centre/Market - Shopping, vegetable market, hawkers place, etc., and departmental stores, offices, banks, and community hall are on the upper floors.

g)  Auditorium/Drama Theatre - In addition to the Auditorium, Drama theatre / Natyagriha, Art Gallery, Exhibition Hall, Library, small restaurant to the extent of 20 sq.m. (for every 4000 sq.m. reservation area) and allied uses such as guest rooms for the artists may be permitted.

h)  Primary School/High School - Respective uses with their lower/ancillary uses along with canteen and ancillary uses, including staff quarters, and hostels. Fifteen per cent of the built-up area may be permitted for commercial use, on basic FSI related to the educational purpose, on the ground floor with a separate entry and exit.

i)  Hospital / Maternity Home, etc. - Respective uses with their lower/ancillary uses and any sort of medical facilities along with ancillary construction such as staff quarters, chemist shop, restaurant, ATM, PCO, cyber café of not more than 20 sq.m., etc. and sleeping accommodation for guests in case of bigger hospitals of built-up area not less than 2000 sq.m. may be permitted.

j)  Slum Improvement Zone - It shall be developed for slum rehabilitation as per regulations of the Slum Rehabilitation Authority.

k)  Truck Terminus - In addition to a minimum 60% area for parking of trucks, ancillary offices, restaurants, hotels, motels, lodging facilities for drivers, Vehicle fuel Filling stations including LPG/CNG/Ethanol/Charging Stations for Electric Vehicles, auto repair centre, auto service centre, shops for auto spare parts, shops for daily needs, ATM, PCO, Primary Health Centre/First Aid Centre and provision for loading-unloading may be permitted. Moreover, these reservations may also be developed for bus stands, and bus - MRT interchange with the mall.

l)  Bus Stand for Local and Regional Services/Metro station/Transport Hub - In addition to respective purposes, the bus metro reservation may have interchange along with other ancillary uses. Where there is/are any existing building/s accommodating owners/occupants in such reservation, they may be accommodated by the Planning Authority on the upper floors of any proposed building/s on the reservation, subject to their willingness.

m)  Fire Brigade Station - Fire brigade station along with allied activities.

n)  Sewage Treatment Plant (STP), Solid Waste Facility, Water Works - respective use with allied activities and interchangeability among one another.

o)  Parking/Parking Lot - Parking along with ancillary uses such as public convenience, driver room, motor garage, etc., on not more than 10% area.

Provided further that, the Planning Authority may accommodate, on the willingness of the owners/occupants residing in the existing building/s on reserved area, on the same land, on any floor of the proposed parking building.

p) Public Amenity - Any amenity, along with ancillary use.

q) Municipal Purpose - Any public purpose related to the functioning of the Municipal Authority as may be decided by the Authority.

r) Cremation Ground/Burial Ground - Respective use with allied activities and interchangeability among one another.

s) Weekly Market - Weekly vegetable market with open ottas, cattle market, and ancillary petty convenience shops.

t) Multipurpose Ground - Users permissible in sites reserved for Multi-purpose ground :

i)  Playground

ii)  Exhibition ground

iii)  Festival fairs, ceremonies, religious functions, etc.

iv)  Circus

v)  Social gathering, public speeches

vi)  Cultural activities like Kalagram etc.

vii)  Music Concerts etc.

viii)  Institutional programs

ix)  Touring Talkies

x)  Govt. or semi-government organization functions.

xi)  Parking.

u)  Exhibition Ground/Open Exhibition Ground/Exhibition Centre - All activities related to various exhibitions and ancillary structures like offices, restaurants, etc., of built-up area not exceeding 10% of the total area.

v)  Bio Diversity Park - Uses permissible

i)  Agricultural, including horticultural uses.

ii)  Forestry and Nursery.

iii)  Park.

iv)  Historical museum only on the lands owned by the Govt./Authority subject to maximum floor space area not exceeding 4% of the total plot with ground floor structure without stilts.

v)  Bio-Diversity information Centre and Research center subject to a maximum floor space area not exceeding 4% of the total plot with ground floor structure without

stilts.

vi)  Public Streets having a width not exceeding 9.0 m. alignment and the cross-section of the street shall be finalized by the Authority without cutting the hill area.

w)  Composite development of Bus Terminal / Bus Depot / Truck Terminal for cities having a population of 5 lacs and above – In the case of cities having a population of 5 lacs and above, the composite development of the reserved lands for a Bus Terminal / Bus Depot / Truck Terminal, may be allowed subject to the following :-

i) 40% of land shall be kept open for basic use with proper manoeuvring buses/vehicles, and the remaining up to 60% of land may be allowed to be developed for affordable housing.

ii) Such a plot shall be owned by a planning authority or development authority. iii) Such composite use shall be segregated by separate entry/exit.

x) Other reservations - Other reservations may be developed for the respective purposes along with compatible, ancillary uses.

Note :- The permissible FSI and the maximum permissible loading limit, including TDR and FSI with payment of premium for the above uses in the reservation, shall be as permissible for a residential zone, if not specified otherwise.

Related Regulations to Rule No. 4- 

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

Uses Permissible in Various Zones UDCPR 2020

Uses Permissible in Green Belt Zone and River Protection Belt in UDCPR 2020

Uses Permissible in Agricultural Zone in UDCPR 2020

Uses Permissible in Public and Semi Public Zone in UDCPR 2020

Uses Permissible in Industrial Zone in UDCPR 2020

Uses Permissible in Commercial Zone in UDCPR 2020

What are the Types of Zones in UDCPR 2020

Uses Permissible in Residential Zones R2 in UDCPR 2020

Uses Permissible in Residential Zones R1 in UDCPR 2020

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

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

Rule No. 7.2 Entitlement of FSI for Road Widening or Construction of New Roads/Surrender of Reserved Land

The Authority may permit on the same plot, additional FSI of the area required for road widening or for construction of a new road proposed under the Development Plan/Regional Plan/Planning Proposal, and also service road proposed to NH/SH/MDR/ODR whether shown on plan or not, if the owner (including the lessee) of such land surrenders such land without claiming any monetary compensation in lieu thereof and hands over the same free from encumbrances to the satisfaction of the Authority. FSI generated against the surrender of land, shall be in proportion to the provisions mentioned in Regulation of TDR and may be utilized on the remaining land within the building potential mentioned in Table 6-A, 6-G, and 6-H of Regulation No.6.1, 6.3 and 6.4 respectively, whichever is applicable. If desired by the owner, TDR, wherever applicable, may be granted against such surrendered land instead of utilizing FSI on the remaining land. Such TDR shall be allowed to be utilized as a Development Right in accordance with the provisions regulating the Transfer of Development Rights (TDR). Thereafter, the road shall be transferred in the city survey records/revenue records in the name of the Authority and shall vest in it becoming part of a public street.

Provided further that, this concession shall not be granted in respect of:-

a) Roads in the areas of the Town Planning Scheme are the proposals for the scheme.

b) Cases mentioned in the provision of TDR as mentioned in Regulation No.11.2.3.

Related Regulations to Rule No. 7

Rule No. 7.0 in UDCPR 2020

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

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

Redevelopment of Existing Buildings in UDCPR 2020

Development of Housing for EWS and LIG in UDCPR 2020

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

Regulation for Development of Biotechnology Parks in UDCPR 2020

Incentive for Green Buildings in UDCPR 2020

Buildings of Smart Fin Tech Centre in UDCPR 2020

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

UDCPR 2020 Chapter 2 is all about Development Permission and Commencement Certificate 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. 2.3 Discretionary Powers - Interpretation 

In conformity with the intent and spirit of these Regulations, the Authority may by order in writing -

i) Decide on matters where it is observed that there is an error in any order, requirement decision, and determination of interpretation made by him or by an Officer authorized by him in the application of these Regulations.

ii) Decide the extent of the proposal of Development Plan/Regional plan with respect to S.No./Gut No./CTS No./Block No./Barrack No./Unit No., where boundaries shown on Development Plan / Regional plan varies with the boundaries as per revenue record/measurement plan / City Survey sheets etc.

iii) Determine and establish the location of zonal boundaries in cases of doubt or controversy.

iv) Decide the alignment of the Development Plan road/Regional plan road where the street layout actually on the ground varies from the street layout as shown on the Development Plan/Regional plan.

v) Correct the alignment of Blue and Red flood lines on the Development Plan/Regional plan where it varies with the said lines given by the Irrigation Department or any other Govt. institutions dealing with the subject, from time to time.

vi) Modify the limit of a zone where the boundary line of the zone divides a plot. In such cases, the zone covering an area of more than 50% shall be considered.

vii) Authorize the erection of a building or use of premises for a public service undertaking for public utility propose only, where he finds such an authorization to be reasonably necessary for the public convenience and welfare even if it is not permitted in any Land Use Classification.

viii) Interpret the provisions of these Regulations where there are clerical, or grammatical mistakes, if any.

Related Regulations to Rule No. 2- 

You can visit our other blog on Regulation 2 through the below-mentioned links:

Commencement of Work in UDCPR 2020

Various Regulations in Chapter 2 in UDCPR 2020

Procedure During Construction in UDCPR 2020

Discretionary Powers and Relaxations In Specific Cases in UDCPR 2020

Grant or Refusal of Permission in UDCPR 2020

Procedure for Obtaining Development Permission, Building Permission, Commencement Certificate in UDCPR 2020

Permission from the Planning Authority is Mandatory in UDCPR 2020