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Importance of FSI

Have you ever been in a situation where you are dealing with the land related issues and you hear certain real estate jargons that you have never heard of? We are sure you are getting a lot of recalls from the past. Well, today we are going to discuss one such term, FSI. FSI stands for the floor space index.  

FSI is also renowned as Floor Area Ratio (FAR). The term FSI refers to the ratio of the complete floor area of a building or a house (termed as the built-up area) to the complete plot area (land). These numbers and its values dictate the complete land area that you can construct, upon a plot.

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Pune FSI Calculator

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There are set and fixed formulas that are used to calculate the floor space index. Even if we have the formulas, it is not easy for someone out of the field to achieve the accuracy in calculating it. FSI is regulated by the department called the Development control regulation of a certain location and works as per the National Building Code of India.

The value of FSI is not same everywhere it is regulated according to the city zone, type of building and a lot of other amenities. It is possible to build up the construction only as imposed by the government.

The formula for the FSI calculation goes this way,

                                                  Floor Space covered in all floors

               FSI =                             ——————————————

                                                         Area of the plot

Let us see about the Premium F.S.I  

Well, these are some of the deviations allowed irrespective of locations and the building types.

If you ever wish or desire to stretch your Floor Space Index (F.S.I), you will have to pay some premium amount to the government. In order to avail this F.S.I, the joining road has to be 30 feet.

If the land you are planning to build on happens to be 30-40 abutting the roadway, the premium FSI will allow you to build on 20% more than actually allowed area. This increases with the increase in the width. Like, for the 40-60 road width you get 30% premium FSI, and for 60 feet road width it is 40% premium FSI.

F.S.I is not just the best option for us but it is also a great factor that helps to reduce the stress on the city. It is considered as the best concept since it limits and aligns the sources. With all the positive attributes it has, a lot of us tend to misunderstand its holistic approach. FSI helps the government to decide what % of the city area must be dedicated to the park, what percent for the road and how to divide the remaining into the different zones. This helps in a great way to keep the resources of the city on good terms with more greenery, lesser traffic, and a lot more other amenities.

Advantages  

Even though the FSI is considered as the restricted concept it carries its own benefits at the places where construction is taking place rapidly. Let’s see some of the basic advantages of F.S.I,

 It serves as a medium to maintain the ratio of open space and the built-up space.

 It is one of the many factors that maintain the city skyline.

 An average F.S.I illustration is the key for a better development

 F.S.I maintains the equality between sustainability, growth, and development.

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Now that you have understood what Floor Space Index is and how important it is. You might also have gotten the idea about how much of efforts are required to get it done. Yes, there goes a lot of legal procedures that we need to follow and they can really get tiring. But to make it easy for you Foot2Feet offers all kind of services and calculators concerning Floor Space Index. To explore more you can feel free to call us and we will be more than glad to assist you with your queries.

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.

different types of nocs for construction you should be aware of

Know more about NOC (No Objection Certificate) for Building Construction

Every person who intends to carry out new development and erect, re-erect or make any alterations in any place in a building or demolish any building essential to obtain building permission from local planning authority. Similarly, Building permission is the No Objection Certificate for Building Construction. You can make the application for Construction Noc through registered architect or licensed engineer/ structural engineer, to the authority planning authority.

 

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What are the documents required for Building Permission?

To obtain construction noc, it is mandatory to submit complete information in the form with all necessary documents. Subsequently, Payment receipt of scrutiny fee and any other fee /charges needs to be attached along with the application for Construction Noc.  Below is the Checklist of documents required for building permission-

a)  Application for Building permission

    b)  Mojani map showing plot boundaries

    c)   7/12 or property card

    d)      Property Fer-Faar (Mutation Entries)

    e)      PREDCR drawing & report

    f)       Zoning Demarcation

    g)      Building drawing as per DC rules 2017

    h)      Structural stability certificate

    i)        Site supervisor Letter

     j)        Owner Registration to PMC

     k)      Tax NOC

 l)        Title & Search Report

m)   Aviation NOC (or elevation certificate)

n)      Society Allotment letter & NOC

o)      Site Photos

p)      Layout Plan (If available)

 

Procedure for Building Approval

The process involves to obtain building permission is subject to stringent scrutiny. Following are the step by step process involves in online permission-

Step 1.  Procuring all required documents.

Step 2.  Online application with Pre-dcr drawing to get Pre Approval.

Step 3. Offline file submission.

Step 4. Site visit report and order by Building Inspector

Step 5. Payment of Challan.

Step 6. Final stamp on blueprint and get Commencement Certificate.

 

 

List of Other NOC required for construction

When you make a dream of new home and opt to execute it, you enter into the pre-approvals’ stage. Many of us know how to take decisions but very few know that there is list of documentation needed for it to come in existence. Every builder and owner of the land has to give applications and documents which are required for building constructions and its clearance. Following are the list of various NOC’s requires for the construction as depends on the project-

 

a)     Fire Noc

b)     Aviation Noc

c)     Garden Noc

d)     Forest Noc

e)     Heritage Noc

f)      Road Noc

g)     PWD Noc

h)     Irrigation Noc

i)       M.O.U / Development Agreement Noc.

 

 FAQ about Building Permission-

1.     What are the various factors occurs to get noc for building?

Specifically, Various factors are involved in building permission. However it starts from  the identification and authentication of land, to check that building conforms to all the standards of safety and regulations, distance from road, distance of surrounding buildings, height of proposed construction, and any other criteria set by the local planning authorities arises time to time.

 

2.     What are the Building Rules in PCMC?

 

Click here https://pmc.gov.in/sites/default/files/DC%20Rul%202017.PDF
for PMC Building Rules DCPR 2017.

 

Click here https://www.pcmcindia.gov.in/PDF_forms/Dc_rule.pdf for PCMC Building Rules.

 

 

 

 

           3.How much time it takes to get Construction NOC?

   Generally, from the date of final application along with necessary documents to local planning authority, it takes upto 25 days or more to obtain Construction Noc or Building PermissionOne should seek this process while constructing a new building. Also it is required at time of extension, Addition of floor, Lift addition  in existing building. Remember, for any interior changes approvals are not required

 

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Quarrying Operations in UDCPR 2020

UDCPR 2020 Chapter 15 is all about the Regulations For Special Activities/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. 15.1 Quarrying Operations

 

With the approval of the, Authority Mining or Quarrying operations may be permitted in

Agriculture Zone on the following conditions :

 

1) The quarrying and mining operations shall be permitted outside CRZ and notified eco-sensitive zones and heritage precincts but only at specific locations decided by the competent authority. The development permission shall be granted subject to production of order to carry out these activities from the revenue authority concerned under the Minor Minerals Act and NOC of the MPCB.

 

2) The application for Development Permission for quarrying shall include :

 

a) Original 7/12 extract along with a location plan at 1:5000 scale of the quarry site and an area up to 500 meters around the quarry site showing important natural and manmade features and contours.

 

b) A site plan at 1:500 scale showing site boundaries, contours, and all existing natural and man-made features such as hills, water courses, trees, and other important landscape features, access roads, buildings, and other structures.

 

c) Proposed excavation plan and cross sections at 1:500 or larger scale showing proposed phasing; terracing; stepping; benching slopes; locations of process equipment; diversion of water courses; impounding lake; storage areas for topsoil, waste material, quarried material; workers housing; landscaping including screen planting, mounding and measures against visual intrusion, etc.

 

d) A restoration plan including landscaping proposals, phasing, and proposal for reuse of the area after quarrying.

 

e) A report supplementing the excavation and restoration plans, costs, and implementation program.

 

f) Scrutiny fee shall be paid by the owner.

 

g) Development Charge for the land under quarrying shall be paid by the owner, as per the

provisions of section 124-B of the M.R. & T.P. Act, 1966, at 0.50% of the rates of developed land mentioned in the A.S.R. of the Registration Dept. of the year in which permission is granted.

 

3) No quarrying shall commence until the excavation plan is also approved by the Director of Geology and Mining, Government of Maharashtra.

 

4) The Restoration Plan approved by the Planning Authority shall be carried out in consultation with the concerned Conservator of Forest or District Forests Officer, and the Revenue Authority.

 

5) The natural gradient of the slope should be maintained during quarrying operations. The slope of the foot-wall side (A slope in the direction in which mining does not exist) should be properly organized by planting adequate trees of suitable species so as to have soil-binding vegetation.

 

6) In the case of murum quarrying, entire weathered soil or murum shall not be excavated exposing hard rock; instead, a capping of at least half a meter be left so that it can support vegetation and plantation that be done later on. Similarly, these operations shall not cause depression below the average ground level.

 

7) The watercourse, if any from a higher slope, should be properly diverted out of the quarry area so that minimum water flows into the quarry and is safely channeled out of any nearby human settlement.

 

8) During quarrying operations, the water should be sprayed at least once in a day over the roads at quarry sites and nearby areas.

 

9) Kachha road leading to the quarry site shall be invariably sprayed with water during the period when trucks carry murum. In addition, to minimize dust pollution, measures such as the adoption of hoods at transfer points, vulcanizing of conveyor belt joints, under belt cleaning devices, apart from the installation of a dust extrication system for conveyance, shall be adopted. The kachha road leading to the quarry shall have a roadside plantation in order to arrest the dust pollution.

 

10) No Quarrying and crushing shall be permitted if a highway or public road having a width of 30 m. or more, a railway line, or any human settlement is located within 200 m. from the quarrying site. However, for quarrying with blasting operations, the distance shall be at least 500 m.

 

11) Residences for laborers and related temporary structures should be constructed at least 500 meters away from the place of blasting as well as from the place of quarrying. Heavy blasting by the use of heavy machinery shall be prohibited

 

12) The development permission for quarrying shall be granted for period of 1 year and may be revalidated every year for a maximum period of 3 years. After this fresh permission for further quarrying will be necessary. In granting such fresh permission, the Authority shall have regard to the applicant’s performance in observing the approved excavation and restoration plans, and in carrying out the quarrying operations in accordance with these guidelines.

 

Related Regulations

 

You can visit our other blogs related to Regulations 15 through the below-mentioned links:

 

Various Regulations of Chapter 15 in UDCPR 2020

 

CIDCO Area Excluding Naina Area in UDCPR 2020

UDCPR 2020 Chapter 9 is all about the City Specific Regulations 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. 10.14 CIDCO Area Excluding Naina Area

 

10.4.1

 

The Regulations No.10.10.1, 10.10.2, 10.10.3, (1) 10.10.4, 10.10.5 and 10.10.6 shall be applicable to CIDCO area.

 

10.14.2  Regulations for Land Compensation Scheme and Rehabilitation Pocket in Navi Mumbai

 

(i) Land Compensation Scheme and Rehabilitation Pocket: Land Compensation Scheme means the Scheme devised by City and Industrial Development Corporation of Maharashtra Ltd. (CIDCO) with the approval of the State Government vide Government Resolution CID-1812/ C.R.274/UD-10, dated 1/3/2014 and as amended from time to time for compensating the landholders whose lands are being acquired on or after 1st March, 2014, The Rehabilitation Pocket means the land identified by CIDCO for allotment under land compensation scheme. The compensation under the Scheme shall have three components.

 

a) Component - I : involving allotment of 10% developed land in lieu of monetary

compensation after deduction of 30% of the eligible area for the development of

infrastructure and amenities. A maximum of 15% FSI may be used for commercial use

provided that such commercial use shall be permissible as per provisions of UDCPR.

 

b) Component - II : involving allotment of 12.5% developed land in lieu of monetary compensation after deduction of 30% of the eligible area for the development ofinfrastructure and amenities. A maximum of 15% FSI may be used for commercial use provided that such commercial use shall be permissible as per provisions of UDCPR.

 

c) Component - III : involving allotment of developed plot to the eligible owner of the house whose house and land under the house are being acquired and resettled at another location. A Maximum of 15% FSI may be used for commercial use provided that such commercial use shall be permissible as per provisions of UDCPR.

 

(ii) Floor Space Index admissible on lands allotted under the scheme shall be as follows :

 

a) Component - I : Floor Space Index for the development of lands allotted under Component - I shall be 2.5.

 

b) Component - II : The Floor Space Index for the development of land allotted under Component - II shall be 1.5.

 

c) Floor Space Index for the development of total land allotted under Component - I and Component - II which is 22.5% shall be 2.0.

 

d) Component - III : The floor Space Index for the development of land allotted under Component - III shall be 1.5.

 

e) The base FSI of the lands within Pushpak Node as described by CIDCO shall be 2.0 irrespective of the land use and the maximum permissible FSI shall be 2.5. Provided that with the previous approval of V.C. & M.D., CIDCO, this additional 0.5 FSI may be granted for utilization on these plots subject to payment of additional premium as may be decided by the Corporation.

 

Alternatively, with the previous approval of V.C. & M.D., CIDCO, additional FSI 0.5 in the form of DRC shall be allowed on lands within the Pushpak Node only over and above the base FSI of 2.0. However, while granting such an additional 0.5 FSI V.C. & M.D., CIDCO shall give priority to granting such additional FSI in the form of DRC.

 

(f) The basic FSI for the lands allotted to the project-affected person by the JNPT in any area, defined and made available by the JNPT under the 12.5 % scheme, shall be 2.0. All the aspects of development shall be governed by these regulations.

 

Provided that -


A) Maximum FSI of 2.0 shall be admissible for plots having an area equal to or in as excess of

1000 sq.m., however in case, the available FSI cannot be used at the site due to hardship of height restriction and for any other reasons recorded in writing in Pushpak Node, floating of TDR shall be allowed and such TDR shall be used within Pushpak Node only with the approval of V.C. & M.D.

 

B) FSI 1.5 shall be admissible for a plot having an area less than 1000 sq.m. and the balance 0.5 or 1.0 FSI, as may be applicable, shall be admissible for utilization in the form of a Development Right Certificate (DRC) as a Transferable Development Right (TDR), the utilization of which shall be within Pushpak Node only.

 

(iii) Locations for utilization of DRC: 


DRC in the form of TDR shall be eligible for utilization in the following locations. a) Pushpak Node as shown on the plan with CIDCO.

 

(iv) Extent of Utilization of DRC:


The utilization of DRC within the Pushpak node only shall be permitted is as follows:

 

Road widthMaximum Permissible Utilization of TDR in addition to basic FSI under these regulations.
Equal to or above 20.0 mtr and along the the service road in Pushpak nodeUpto 0.5 FSI on receiving plot.

 

10.4.3 Development of Land Notified for Acquisition

 

i)  In case of land notified for acquisition under the Land Acquisition Act, 1894 or The Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013, and where the land has not been acquired, the CIDCO may in its absolute discretion to grant permission for temporary development.

 

Provided that the period of such temporary development shall not exceed 1 year and provided further that the applicant shall undertake to remove the so executed on or before the date specified by the CIDCO.

 

ii)  Temporary Development shall be permissible as per uses permissible in respective zones as per UDCPR.

 

iii)  The permission may be renewed from time to time at the discretion of the CIDCO.

 

iv)  Security Deposit :-

 

a. The applicant shall deposit and keep deposited an amount as Security Deposit at the rate of Rs.10/- per Sq.m. of the floor area of the proposed development for the due performance of the conditions of the permission granted under the Commencement Certificate.

 

b. The amount shall be refunded, without interest; after the removal of the development with due compliance with the conditions of the Commencement Certificate.

 

c. The Security Deposit shall be forfeited either in whole or in part at the discretion of the CIDCO, for breach of any of the provisions of these regulations and conditions attached to the permission covered under the Commencement Certificate.

 

v) The development permission may be granted at the discretion of the CIDCO with the following conditions of the Commencement Certificate.

 

a. The applicant shall remove all the development on land when directed by the CIDCO.

 

b. The applicant shall neither be entitled for any compensation for the removal of the

development nor for any alternative land.

 

c. The applicant if he desires may apply in writing for renewal of the permission.

 

Rule No. 10.14 A CIDCO Area within Panvel Municipal Corporation

 

10.14 A.1 

 

The Regulations No.10.10.1, 10.10.2, 10.10.3, 10.10.5, and 10.10.6 shall be applicable to the CIDCO area within Panvel Municipal Corporation.

 

Related Regulations to Rule No. 10

 

Special Rules for Pune City in UDCPR 2020

 

Thane Municipal Corporation Area in UDCPR 2020

 

Special Rules for Nagpur City and Nagpur Metropolitan Region Development Authority in UDCPR 2020

 

Nashik Municipal Corporation in UDCPR 2020

 

Vasai Virar City Municipal Corporation in UDCPR 2020

 

Kolhapur Municipal Corporation in UDCPR 2020

 

Navi Mumbai Municipal Corporation in UDCPR 2020

 

Bhiwandi Surrounding Notified Area in UDCPR 2020

 

Manner of Development of Reserved Site in Development Plan (Accommodation Reservation Principle) in UDCPR 2020

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

 

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

 

11.0 General

 

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

 

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

 

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

 

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

 

Table No.11-A - Manner of Development

ReservationPerson / Authority who may acquire/ developPrinciple For Development through Accommodation Reservation subject to which development is permissible
123
1) Recreational -
1.1) Open reservations like Garden, Playground, Children PG, Open Space, Recreation Ground, Recreational Centre, Park, etc.Planning Authority/Appropriate Authority/Owner

Planning Authority may acquire the land and develop the same for the purpose. If the Land under reservation is owned by any Government agency/Authority, in such cases the Planning Authority may allow such Government agency/Authority to Develop full reservation for the said purpose subject to condition as may be decided by the Authority, and such Developed Amenity shall be open to the general Public.

 

OR

 

The Authority, after handing over of 70% of the land of the reservation to the planning authority by the owner free of cost and free from all encumbrances, may allow him to develop the remaining 30% of land as per adjoining use, subject to the following terms/conditions:-

 

i) The owner shall be entitled to develop the remaining 30% of land for the uses permissible in adjoining zones with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

ii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI as mentioned in Sr.No.(i) above), to be utilized as per TDR Regulations.

 

iii) The reservation shall be allowed to be developed in parts. However, it shall be ensured that the Garden and Playground area to be handed over to the Authority shall be a minimum of 1000 sq.m.

1.2) Stadium, Sports Complex, etc.Planning Authority/Appropriate AuthorityPlanning Authority/Appropriate Authority shall acquire the land and develop the same for the purpose.
1.3) Swimming Tank/Swimming PoolPlanning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring the land or after acquiring and developing the same, as the case may be, leases out as per the provisions of the Municipal Councils/Municipal Corporations/Authority Act, to the Registered Public Institution for developing and running or only for running the same.

 

OR

 

The Owner may be allowed to develop according to the designs; specifications and conditions prescribed by the Authority and run the same.

2) Public Utilities

a) Cremation Ground

 

b) Burial Ground


c) SlaughterHouse


d) Sewerage Treatment Plant

 

e) Water Treatment Plant

 

f) Water Tank

Planning Authority/Appropriate AuthorityThe Planning Authority/Appropriate Authority shall acquire the land and develop the reservation for the same purpose.
3) Commercial

3.1) Market and Mandies -

 

a) Weekly Market

b) Vegetable Market

c) Open Market.

d) Hawkers Market

 

3.2) Shopping centres-

 

a) ShoppingCentre,

b) Commercial Complex,

c) District Commercial Centre,

c) Municipal Market

d) Fish Market

e) District Commercial (C-2) etc.

Planning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority shall acquire the land and develop the reservation for the same purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of the total area, mentioned in Note - 1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in adjoining zones with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

4) Health Facility

a) Health Centre 

 

b) Hospital


c) Dispensary

 

d) Maternity Home

 

e) Veterinary

Hospital/Clinic

 

f) Urban Health Centre

 

g) Rural Hospital and like

Planning Authority/Appropriate

The Planning Authority / Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

The owner may be allowed to develop the entire reservation for the intended purpose only.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authorityan independent plot along with constructed amenity of total area, mentioned in Note -1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

5) Transportation

5.1) Depots and Stands

 

a)  Bus Stand

 

b)  Bus Depot etc.

 

c)  Metro Car Shed

 

d)  MRTS Station

Planning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

The owner may be allowed to develop the entire reservation for the intended purpose. 

 

OR


i) The Authority may allow the owner to

develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of total area, mentioned in Note-1 below this table& as per norms prescribed by the Authority. The Authority shall ensure that the constructed amenity to be handed over is of proper size and utilisable for the said use.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in adjoining zones with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.

 

iv) In the case of a Bus Stand/Bus Depot, at least 40% of the area shall be kept for parking/ movement of buses.

 

v) Reservation may be allowed to be developed in parts.

5.2) Roads ProposedPlanning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority shall acquire the land and develop the reservation for the same purpose.

 

OR

The Authority may allow the owner to develop the new Development Plan road, along with the construction of the road as per the specifications given by the Authority. After handing over the said constructed road along with the land under the proposed road to the Authority, the owner shall be entitled for TDR and Amenity TDR. The cost incurred for the construction of the road shall be calculated on the basis of the District Schedule of Rates of the Public Works Department.

5.3) ParkingPlanning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring the land or after acquiring and developing the same, as the case may be, is leased out as per the provisions of the Municipal Corporations Act, to the Registered Public Institution for developing and running or only for running the same.

 

OR

 

The owner may be allowed to develop the entire reservation for public parking and he shall maintain it for public parking forever. Agreement to that effect shall be executed with the Authority by the owner.

 

OR

 

The Owner may be allowed to develop an area of the reservation, subject to the following :-

 

i) The owner shall develop a parking space according to the designs, specifications and conditions prescribed by the Authority and hand over the constructed parking area equal to the reservation area, to the Authority.

 

ii) The operation and the maintenance of the facility will be decided by the Authority.

 

iii) Parking spaces may be in the basement or on stilts or on the first/second floor with separate entry & exit.

 

iv) After handing over the above-said parking area to the Planning Authority, the owner shall be entitled to construct with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot for other permissible users in that zone.

 

v) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as TDR Regulations.

 

 vi) Reservation may be allowed to be developed in parts, if the area under such part reservation is 50% or more, out of the total area of the reservation.

5.4) Truck Terminus or similarPlanning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

The owner may be allowed to develop the entire reservation for the intended purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of total area, mentioned in note-1 below this table &as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

6 ) Authority anEducational

(a) Primary School

(b) High School 

(c) College

Planning Authority/Appropriate Authority/Registered Educational Institution Trust/Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring land or after acquiring and constructing the building on it, as the case may be, leases out the same as per the provisions of the Municipal Councils/Municipal Corporations/Authority Act, to the Registered Public Educational Institution trust for developing and running or only for running the same.

 

OR

 

The owner may be allowed to develop the reservation for the same purpose. The Registered Public Educational Institution trust on behalf of the owner may also be allowed to develop subject to terms/conditions as prescribed by the Authority.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Authority an independent plot along with constructed amenity of total area, mentioned in Note- 1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI) to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts. However, it shall be ensured that a school or college of proper size is constructed. It shall be ensured that the Primary School and High School area to be handed over to the Authority shall be a minimum of 2000 sq.m.

(c) Educational ComplexPlanning Authority/Appropriate Authority/Land Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring land or after acquiring and constructing the building on it, as the case may be, leases out the same as per the provisions of the Municipal Corporations Act, to the Registered Public Educational Institution Trust for developing and running or only for running the same.

 

OR

 

The owner may be allowed to develop the reservation for the same purpose. The Registered Public Educational Institution trust on behalf of the owner may also be allowed to develop subject to terms/conditions as prescribed by the Authority.

 

OR

 

If the area of the Educational Complex reservation is more than 1.00 Ha. then,

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of the total area, mentioned in Note-1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

7) Residential

a) Public Housing /EWS/LIG Housing.


b) High Density

Housing.

 

c) Housing for Dis-housed.

 

d) Reservation similar as above.

Planning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire the reserved land and develop it for the same purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed tenements of not more than 30 sq.m. carpet area each to the Authority, mentioned in Note-1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) The Planning Authority/Appropriate Authority shall allot such tenement on priority to the persons dispossessed by the implementation of the Development Plan.

 

v) Reservation may be allowed to be developed in parts.

 

OR

 

The Authority may allow the owner to develop the reservation, subject to -


a) Handing over of 40% of land to the Authority in lieu of FSI/TDR, for laying out plots for EWS/LIG. The owner shall thereafter be entitled to develop the remaining plot as per the uses permissible in the residential zone with permissible FSI / TDR potential of the entire plot on the remaining plot without taking into account the area handed over to the Planning Authority.

 

b) The Planning Authority/Appropriate Authority shall prepare a layout for EWS/LIG plots and allot such plots on priority to the persons dispossessed by the implementation of the Development Plan. The Planning Authority may construct EWS/LIG tenements on such land.

8) Assembly and Institutional  

a) Town Hall


b) DramaTheatre


c) Auditorium


d) Samaj Mandir


e) Community Hall


f) Multipurpose Hall


g) Library


h) Town Centre


i) Town Sub-Centre etc

Planning Authority/Appropriate Authority/Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

OR

 

The Planning Authority/Appropriate Authority after acquiring the land or after acquiring and developing the same, as the case may be, leases out as per the provisions of the Authorities' Act to a Registered Public Institution to develop and run or only for running the same.

 

OR

 

The owner may be allowed to develop the entire reservation for the intended purpose only.


OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of the total area, mentioned in Note-1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

9) Public-Semi public

a) Govt. Offices


b) Fire Brigade Station

 

c) Reservations similar to above.

Planning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority independent plot along with constructed amenity of total area, mentioned in Note - 1 below Table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

10) Reservations of composite nature like Vegetable Market & Shopping Centre, Town Hall & Library, etc.Planning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire and develop the site for the same purpose.

 

Explanation - For the reservation of composite nature, proposed in the Development Plan except for Town Hall & Library, the area of each user shall be considered equal i.e. 50 - 50%, and for Town Hall & Library, the area of the Library shall be 10% of the 

area of Town Hall and such area shall be allowed to be developed as per the norms applicable for such reservation as mentioned in these regulations.

11) Reservations that are not included in these regulations but are compatible with other similar types of reservation.Planning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire the reserved land and develop it for the same purpose.

 

OR

 

The development permissions for such type of user under this Regulation may be granted by the Authority in consultation with the Divisional Joint Director of Town Planning, subject to verification of compatibility of both the users and as per the norms applicable for such reservation as mentioned in these regulations.

12) For other buildable reservations shown in the Development Plan that are not covered abovePlanning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire and develop the reservation site for the same purpose.

 

OR

 

i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of the total area, mentioned in Note - 1 below this table & as per norms prescribed by the Authority.

 

ii) The owner shall be entitled to develop the remaining land for the uses permissible in the adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.

 

iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilized as per TDR Regulations.

 

iv) Reservation may be allowed to be developed in parts.

13) Reservations for the Appropriate Authority other than the Planning AuthorityPlanning Authority/Appropriate Authority /Owner

The Planning Authority/Appropriate Authority may acquire the reserved land and develop it for the same purpose.

 

OR

 

The Authority may allow the owner to Develop the reservation subject to the condition that;

 

i) Wherever the reservation is to be developed by the Appropriate Authority other than the Municipal Corporation, No Objection Certificate from the Appropriate Authority shall be obtained before granting development permission.

 

ii) The concerned Appropriate Authority (other than the State Government Department) shall deposit the cost of construction for the built-up area to be handed over to it, as per the Annual Statement of Rates with the Planning Authority. However, the Authority shall hand over such constructed area to the State Government / concerned State Government Department free of cost.

 

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

 

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

 

Sr. No. of above TableReservationType of AuthorityPercentage of total land to be surrendered free of cost & free from encumbrancesPercentage of constructed amenities of the total land area to be surrendered free of cost & free from
12345
3CommercialA, B, C Class Municipal Corporations and Development Authorities4050
4Health Facility
5TransportationD Class Municipal Corporations & A Class Municipal Councils.4025
7Residential
8Assembly & InstitutionalB & C Class Municipal Councils and Nagar Panchayats.3020
9Public-Semi public
12Other Buildable Reservations
5.4Truck Terminus or SimilarA, B, C Class Municipal Corporations and Development Authorities.4010
  D Class Municipal Corporations & A Class Municipal Councils.307
  B & C Class Municipal Councils and Nagar Panchayats205
5.1Bus StandA, B, C Class Municipal Corporations and Development Authorities5020
  D Class Municipal Corporations & A Class Municipal Councils4015
  B & C Class Municipal Councils and Nagar Panchayats4010
6EducationA, B, C Class Municipal Corporations and Development Authorities4050
  D Class Municipal Corporations & A Class Municipal Councils4040
  B & C Class Municipal Councils and Nagar Panchayats4030

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

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

 

Related Regulations to Rule No. 11- 

 

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

 

Regulations for Grant of Transferable Development Rights in UDCPR 2020