There are general regulations about any construction permissible on land and no piece of land shall be used as a site for the construction of a building if the site is not eligible for it.

If the Authority considers that the site is insanitary, incapable of being well-drained, or is dangerous to construct a building on it then it is not permissible to use this land as a site for construction.

For Example, if the site is in Defense land, Railway region Hilly region, or not drained properly in this case there one cannot construct anything on the land without considering the regulations. This information about reservations and their use is very important when someone starts actual planning, whether they are land owners, builders, or construction owners. It is a must-know information before purchasing land or starting construction on the land

UDCPR 2020 Chapter 3 is all about General Land Development Requirements.

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. 3.4 Recreational Open Spaces

3.4.1 Recreational Open Space

Open space is the space left for recreational activities for the user of the plot. It remains part of the same land under the ownership of the society.

Generally, we have to leave 10% of the total plot are for any building or layout permission. Depending upon by-laws smaller plots, gunthewari plots, N.A., plots do not require an open-space area.

In any layout or subdivision or any development of land for any land use/zone admeasuring 0.4 ha. or more (after deducting area under D.P./R.P. road, D.P. Reservation including deemed reservation under these regulations, if any, from the total area under development), 10% of the area under layout shall be earmarked as recreational open space which shall, as far as possible, be provided in one place. In case of land admeasuring more than 0.8 ha, such recreational open space may be allowed to be earmarked at different locations in the same layout, provided that the size and other dimensions conform to the provisions herein below. However, the owner shall be at liberty to provide recreational open space of more than 10%.

i) The above-mentioned area of 0.4 ha., shall be measured with reference to the original holding as of 11th January 1967 and not with reference to sub-divided holding in revenue/city survey record thereafter without the permission under the Maharashtra Regional & Town Planning Act, 1966. However, this provision shall not be applicable to plots compulsorily got subdivided below 0.4 ha. Due to the D.P./ R.P. Roads/Road widening/reservations/deemed reservations or any other proposal of the Authority.

For the lands which are sub-divided after 11th January, 1967 without taking prior permission from the Authority and having plot area below 0.4 ha., the applicant may opt for any of the options from:-

a)  providing 10% open space subject to a minimum of 200 sq.m., or

b)  availing the reduced FSI of 75% of the basic FSI as otherwise permissible on such land. In such cases, loading of TDR shall be permissible to the extent of 50%, as mentioned in Chapter 6 on General Building Requirements - SETBACK, MARGINAL DISTANCE, HEIGHT, AND PERMISSIBLE FSI.

c)  avail full basic FSI and other permissible FSI/TDR by paying 10% of the value of the land under the proposal as per the Annual Statement of Rates for that year, without considering the guidelines therein.

(ii) For the plots having an area up to 0.4 ha. regularised under the Maharashtra Gunthewari Development (Regularisation, Upgradation, and Control) Act, 2001, no such open space shall be required for the development permission. However, for plots having an area of 0.4 ha. or more regularised under this Act, all the provisions of UDCPR, including Recreational Open Space and amenity space, shall be applicable.

Not more than 50% of such recreational open space may be provided on the terrace of a podium in a congested /non-congested area subject to Regulation No.9.13.

(iii) Notwithstanding anything contained in the definition of “Recreational Open Space” in these regulations, such recreational open space to the extent of 100% may be allowed to be provided on the terrace of a podium if owner/developer provides 1.5 m. a strip of land along plot boundary, exclusive of marginal distances, for plantation of trees.

(iv) In case of lands declared surplus or retainable under the Urban Land (C. & R.) Act, 1976, if the entire retainable holding or entire surplus holding independently admeasures 0.4 ha or more, then 10% recreational open space shall be necessary for respective holding.

(v) Such recreational open space shall also be necessary for group housing schemes or campus/cluster planning for any use/zone.

(vi)  Such open space shall not be necessary:-

a)  in cases of layout or subdivision of plots from a layout already sanctioned by the Authority, irrespective of the percentage of open space left therein.

b)  for the development of the reservations in the Development Plans designated for the purpose other than residential.

c) for the uses other than Residential, Industrial, and Educational permissible in the Agricultural zone.

(vii) In the case of the development of land for educational purposes, in lieu of 10% recreational open space, the following percentage of the gross area (or as decided by the Government from time to time), excluding the area under Development/Regional Plan road and Development Plan reservations, shall be earmarked for playground. Notwithstanding anything contained in this regulation, the shape and location of such open space shall be such that it can be properly used as a playground. The area of such playground shall not be deducted for computation of FSI. The independent playground of the institution attached with the school building shall also be entitled to the computation of FSI.

Provided that, in case of area more than 1.0 ha. such area to be earmarked for playground shall be as under:-

Provided further that, in cases where space for such playground is not available because of development permissions already granted by the Authority for education purposes and work is completed, such space for playground may not be insisted.

viii) Such recreational open space shall not be entirely proposed in marginal distances/setbacks, or a major part of it shall not be proposed in marginal distances/setbacks. However, such recreational open space, bigger than marginal distances and confirming to Regulation No.3.4.6, may include part of marginal distances/set back area, if such recreational open space is proposed adjoining to plot boundary.

3.4.2 Recreational Open Space - Owner’s Undertaking

The owner shall give an undertaking that the recreational open space shall be for the common use of all the residents or occupants of the layout/building unit.

i) On sanction of the development permission, the recreational open space shall be deemed to have been vested in the society/association of the residents/occupants of the layout/building unit except as specified otherwise. In case such society or association is yet to be formed, the owner shall give an undertaking to the Authority at the time of occupation certificate in case of Group Housing Scheme and at the time of final approval in case of plotted layout, that he will transfer the recreational open space at a nominal cost of Re.1/- to the society/association whenever it is formed. The recreational open space shall not be sold/leased out/allotted/transferred for any purpose, to any other person, and it shall not be put to any other use except for the common use of society/association of the residents/ occupants as mentioned in Regulation No.3.4.7.

ii) If the Authority is convinced that, either the owner has failed to abide by the undertaking or such open space is being used in violation of the provisions as prescribed in these regulations, then the Authority shall take over possession of such land of recreational open space for maintaining it for the uses permissible in these regulations, subject to condition that it shall not be further handed over or allotted to any person/institute/authority other than the society/association of the residents/occupants.

Provided that, it shall not bar the return of the possession of such open space to the original society/association of plot owners, after taking due undertaking to that effect.

Provided further that the cost incurred by the Planning Authority on maintenance of such Recreational Open Space shall be recovered as arrears of dues to the Authority from the owner/society/association of the residents/occupants till reversion of the possession.

3.4.3 Recreational Open Space - Rearrangement

No permission shall be granted to delete/reduce open spaces of the existing sanctioned layout/subdivision. However, while revising the layout, such recreational open space may be rearranged without a decrease in area subject to the minimum prescribed area under these Regulations with the consent of plot/tenement holders / co-owners, but such revision of recreational open space shall ordinarily not be allowed after a period of 4 years from 1st final sanction. However, such revision of open spaces may be allowed after 4 years also, where plots in the layout are not sold or transferred.

3.4.4 Recreational Open Space - Exclusive

The open spaces shall be exclusive of means of access/internal roads/designations or reservations, roads, and areas for road widening in the Development Plan/Regional Plan.

3.4.5 Recreational Open Space in Green Belt

Such recreational open space may be allowed to be earmarked, partly or fully, in the green belt area shown on the Development Plan after leaving a distance of 15.0 m. from the river and 9.0 m. from nallah, provided, such recreational space is sizable as required under these regulations. Provided that, the only use and structures permissible under Regulation No.4.11 on Land Use Classification and Permissible Uses on Agriculture Zone in respect of Green belt, may be permitted in such open space.

3.4.6 Minimum Dimensions

The minimum dimension of such recreational open space shall not be less than 10.0 m. and if the average width of such recreational open space is less than 20 m., the length thereof shall not exceed 2 1⁄2 times the average width.

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 structures with a maximum 15% built-up area of recreational open space, out of which, 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, vipassana, 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.

3.4.8 Recreational Open Space and Means of Access

Every plot meant for a recreational open space shall have an independent means of access. In the case of a group housing scheme, if such recreational open space is surrounded by or located along buildings and is meant for use by the occupants of those buildings, then independent means of access may not be insisted upon.

Related Regulations to Rule No. 3 - 

You can visit our other blogs related to Regulations 3 through the below-mentioned links:

Provision for Amenity Space in UDCPR 2020

Minimum Plot Area for Various Uses in UDCPR 2020

Provision for Inclusive Housing in UDCPR 2020

Relocation of D.P Reservations (Except Road) UDCPR 2020

Rules for Railway Line, River, Electric Line, Airport, Nallah in UDCPR 2020

Plotting, Land Subdivisions, and Access Road Rules in UDCPR 2020

Introduction

Construction in India involves a multitude of different factors. These factors involve the purchase of land, design procedures, permissions, construction, and post-construction operations and maintenance. For any construction project to be successful, the most important aspect is it’s finance. Project/ Construction budgeting is an essential element of a construction project and it’s management. 

What is the construction budget?

A construction budget is an estimate of overall costs incurred during the construction of a building. A construction budget involves every cost essential for the completion of a project. The construction budget is the allocation of resources majorly money with other resources such as Man, materials, machinery, and time required for the completion of a project in a specified time. 

Why is construction budgeting important?

A budget provides a glimpse of a project’s viability, sustenance and it’s success. Analyzing finances before the start of a project gives an upper hand in terms of overall financial planning, and decision-making regarding the quality and quantity of the project. Here are a few reasons why construction budgeting is important: 

• Financial budgeting: Budget creation allows an individual to plan expenses across the timeline of a project and allocate funds accordingly. It helps in setting realistic goals and keeping track of expenses. 
• Control over cost: As the budget is decided minutely, one can have control over expenses. One can prevent unnecessary expenses, make informed decisions, and hold onto cost-saving opportunities. 
• Prioritising needs and wants: Budgeting will help allocate funds according to priority to the most essential. It helps in understanding the need for certain expenses and getting rid of unnecessary wants according to the budget. 
• Avoiding pitfalls: A project spans for longer than a year and there can be certain surprises and expenditures during the construction. A well-planned budget helps to avoid such unexpected costs. It helps to plan the cost of contingencies that may arise during construction.

Steps to create a construction budget

• Project Research: The first step is to analyse the project goals and requirements. Evaluate the project feasibility by checking site conditions, zoning, permit requirements, location, and availability of construction materials. 

• Project Scope: Meet with engineers and architects to determine the scope and design options for the project. Create a detailed list of materials that will be needed. Reach out to contractors and suppliers to check with material costs and supply timeline. 

• Pre-construction and documentation: Before initiation of construction, 
• Meet all the stakeholders to discuss the project, material list, and cost overheads.
• Document these and create an intensive list of items, their costs, supply timelines construction timelines to avoid overruns, and reduce risks during construction. 
• Make use of technology by having templates made by project management professionals for the creation of a construction budget. 

• Construction and close-out: Keep track of the budget during the construction phase. Monitor actual costs against projected costs. Identify any issues and change any deviation according to budget or schedule. Keep track of deliverables from contractors and suppliers to make timely payments and have a closure to the project.

How to do construction budgeting?

There are different approaches to the process of budget making. 

• Bottom-up/ Unit cost estimation:  In this method of estimation, the work is divided into small work heads. A unit price is established for each piece. The unit price is then multiplied by the required quantity to find the cost of that head. This method provides the most accurate results of projected construction costs. 
  For example, the cost to build a brick wall can be accurately determined by finding the number of bricks required and estimating all costs related to delivering, storing, staging, cutting, installing, and cleaning the brick along with related units of accessories such as reinforcing ties, weep-holes, flashings. 

• Top-down/ Assembly estimation: In this method of estimation, the cost is calculated based on the previous project cost which is similar in nature of construction. 
  For example, if there is a residential project with piles footing to be done, the cost is estimated by referring to the construction cost of earlier completed similar projects for that head. Usually, this is not much reliable due to different factors like a timeline of both projects, fluctuating material costs, labour cost. 

• Parametric estimation: This method of estimation uses historical data to calculate the resources needed. This method uses more project data of similar building types to estimate the construction cost along with specifications of materials with their costs. This estimating method requires the assumption of an approximate gross area for the proposed work and a sufficient historical record of similar building types.

• Square foot estimation: In this method of estimation, the cost of the overall project is calculated based on the square feet area of the project built-up. The estimation requires data from previous similar construction types with proper and sufficient knowledge as well as experience of the construction field. 

Factors to consider for construction budgeting

• Property: One of the most important factors is the property. The rate of property varies based on it’s location, project scope, and vicinity. The land value is not just the value of property but also includes the cost of acquisition if there’s any. The property cost is a capital cost that is one-time investment. To calculate the overall budget of the project, the projection of this capital cost plays a very important role.

• Fees and services: A construction project requires a wide range of professional consultations and services. Depending on the scope, size, and requirement, one may be required to hire professionals including architects, engineer, landscape architect, Mechanical Electrical Plumbing consultant, surveyor, project manager, interior designer and many other consultants. Hiring professionals will incur service costs that are to be taken into account while working on the budget.
  With service costs, there are also fees that includes registration fees, building permission fees, occupancy certificate fees, No objection certificates, and other government service fees. 
  It is important to get highly detailed construction drawings for accurate estimation. Depending on the scale of project, the service fees to service provider may increase, and also other government costs may increase as well.

• Design: The cost of project depend on it’s design, soil conditions and use. Based on the design of project, the cost can vary. Like larger span between columns may give you bigger spaces but the steel design becomes heavy. So, finding balance between design and technicality is important. 
  For example, with extended cantilevers, the steel and concrete design will increase leading to increase in construction cost. 
  Also, based on soil conditions, type of foundation will be decided which will further affect the cost of construction. 

• Material: Material accounts for one of the most significant parts of the construction budget. The material required for the construction varies as per the stage of construction. The list of materials is extensive some heads common for most construction projects and with some heads that are project-specific based on design requirements. 
  The cost of a few materials is fixed while some materials have fluctuating costs based on market value, it is important to study the trends of that specific material and calculate the average cost for such materials. 
  Sourcing materials from reputable suppliers ensures quality construction and longevity of the project. Also, the procurement cost of materials depends on the accessibility of location. 
  Make a intensive list of all the materials from site preparation to beautification of the project including foundation, structural costs, interior finishes and fixtures, external works, and landscaping. 

• Labour: Any construction project to be completed, labour is a fundamental aspect. Hire contractors, sub-contractors, labour according to the requirement on site. One of the most challenging aspect of cost estimation is calculating construction labour costs. When calculating labour budget, keep in mind the true cost of human resources, including:
• Hourly wages both for employees and subcontractors
• Workers’ compensation costs and payroll expenses for employees
• Non-productive time and re-work, though these costs can also fall under a contingency budget

RCC contractors charge 10% of the project cost, electrical contractors charge based on square feet area of project, plumbing contractors charge based on number of toilets, Landscape contractors charge based on cost of plants/trees, structural consultant charge between INR 3 to INR 10 per square feet of slab area.

• Equipment and Tools: There are two ways this cost can be calculated. One if the contractor provides equipment and tools, the cost will be considered accordingly whereas if you plan to purchase equipment then the cost of equipment and tools have to be calculated separately. For large-scale projects, heavy equipment can be rented, and rental costs based on location and time should be calculated. 
  There could be operating costs, and fuel costs for certain equipment which should be taken into account. 

• Management & Technology: Construction projects require people who can manage the project technically. These members require their own equipment and supplies to perform their jobs. Salaries, office rent, and utilities have to be included in the construction budget. Security staff, safety supplies, and all other support roles and materials are also part of project management costs.
  There are new technologies for project management and construction. Many companies today use project management, accounting and scheduling software. These soft costs aren’t directly related to physical construction, but they are critical expenses you incur to get the job done.

• Utilities & Taxes: As per the scale of the project, utilities have been installed on the project site like water, electricity, sewage, and gas. These utilities have their permit and service fees that must be factored into the overall construction budget.
  The construction project will be subjected to local and state level taxes. Tax rates depend on the scope and type of construction, with larger construction investments subject to more tax. Be sure to work with a certified professional accountant who is experienced in construction finance to ensure you’re properly accounting for all taxes.

• Contingency: Even after accurate and technical planning of the budget, there will be surprises and unexpected scenarios during construction. It’s crucial to include a contingency budget in the overall construction budget. A contingency budget is funding set aside to pay for unexpected expenses that arise once the project gets started. A contingency fund isn’t allocated to any particular category of costs. 
  A contingency budget is usually between 5% and 10% of the project’s total budget.

• Insurance and bonds: Construction projects legally required to carry insurance. There might also be a deposit or bond required as a show of faith that your company is going to follow through and ensure all subcontractors, tradespeople, and suppliers are paid. This is especially true if working on a governmental project.

Things to avoid when planning the construction budget

• Inaccurate estimates: While planning the construction budget, estimates are to be planned according to current market prices. It is important to study the market cost and have accurate costings. 
• Poor quality: While estimating, usually one tends to look for the cheapest option.  But one needs to be careful of the quality of the material. 
• Miscommunication: During the process of making the budget and after, communication plays an important role. The contractors, labour, managers, and suppliers must be in the communication loop for the timely and successful completion of the project. 
• Delays: Even after making an accurate construction budget, the cost of a project can go haywire if there are project delays. Natural delays are beyond our control but one must avoid delays due to decision-making, procurement delays. 

The construction cost per square foot in India in 2024 is influenced by a multitude of expenses ranging from land acquisition and design fees to material costs, labor expenses, structural elements, interior finishes, and external works. It is important to understand the detailed list of expenses that are involved in construction. Careful planning, budgeting, and managing expenses can ensure the successful completion of their project with their decided budget constraints.

It’s not just about creating a budget; it’s about following it, reviewing it regularly, and amending it when necessary. After all, a comprehensive construction budget is dynamic and must serve as an active financial management tool throughout the span of your project!

Whenever you see a town planning map or a blue print, you come across various terms like open space, amenity space. Here is details explanation in common man’s language for construction related building rules. 

FSI (Floor Space Index)

1. In general language FSI means permissible built up area on any plot. It is calculated by dividing Built up area by Plot Area.
2. FSI = built up area/Plot area.
3. E.g. – If permissible FSI for a plot of 1000 Sqft. is 1.10, then we can construct 1100 Sqft. of built up area. (say 225 Sqft on 4 floors or 550SqFt on 2 floors)
4. Ducts, Parking floor, basement, architectural treatment are not considered while calculating FSI.
5. Depending upon planning authority by-laws, balcony, terrace, staircase, lift, lift machine room are deducted from FSI on payment of premium.

Check FSI in pune https://foot2feet.com/construction-calculator/pmc/fsi-in-pune/ 

Open Space

1. Open space is the space left for recreational activities for the user of that plot. It remains part of the same land under ownership of society.
2. Generally we have to leave 10% of total plot area for any building or layout permission.
3. Depending upon by-laws smaller plots, gunthewari plots, N.A. plots do not require open space area.

Amenity space

1. Generally for plot above 1 acre require 15% amenity space.
2. Amenity space is a space to be left for government for planning various public amenities like school, hospital library, fire stations, police chowki etc.
3. This space is to be handed over to govt. and owner gets FSI as compensation for land. (In short there is only loss of space but no loss of FSI)
4. N.A. plots and smaller plots do not require amenity space.

Paid FSI (Fungible FSI)

1. It is additional FSI on any plot after payment of premium amount to planning authority.
2. This premium amount depends upon ready reckoner rate of same land.

TDR (Transferable development rights)

1. Due to planning authority reservations FSI of one land cannot be utilized entirely on same plot. Hence Government allow plot holder to sell or transfer FSI of his plot. This is called Transferable Development Rights. Buying TDR is like buying virtual land.
2. Buyer of TDR can do extra construction on his land.
3. One cannot load more TDR than permissible on that land. Maximum Permissible TDR on any plot depends upon Access Road, Land Zone etc… 

Checkout The detail information about Transferable Development Rights (TDR) https://foot2feet.com/site/tdr_transferable_development_rights/ 

Road Widening

1. Area of plot falling under proposed or existing road is called as road widening area.
2. FSI of this area can be utilized on same plot or converted into TDR.

Carpet area

1. Before RERA Carpet area was considered as tile able area in property. It includes room floor area, Balcony area, terrace area, tile area at door jams etc…
2. But After RERA (Real Estate Regulatory Act 2016) have modified carpet area concept a bit.
3. According to RERA, carpet area include following things
4. Room Area
5. Internal wall area (wall between 2 rooms of same apartment)
6. Dry balcony area (separately mentioned)
7. Enclosed Balcony area (separately shown if any)
8. Terrace area (separately mentioned) the only difference between RERA carpet & old carpet is that internal wall area is added in RERA carpet.

Built up Area

1. Built up area term is most commonly used term in constriction industry. & at same time it has various meaning at various situations. Hence it is necessary to clarify area included or excluded while discussing with built up area. eg –
2. For government approvals it is the area covered by a building on all floors including cantilevered portion, mezzanine floors if any but excepting the areas excluded specifically from FSI.
3. For buyer / user – It is usable construction area which includes parking, floor area, but excluding footing & foundation area.
4. For contractor it is total construction area including parking, 50 % footing, water tank etc.., but excluding top terrace area.

Conveyance Deed

Any construction consists of 2 most important factors first is b.up area & 2nd is land on which building is constructed. After completion of construction builder/developer was supposed to transfer land in name of society (or association of apartment).  This transfer process is called as conveyance deed. A survey shows that in almost 80% society this process was not completed.

You can check the more information about conveyance deed here https://foot2feet.com/construction-services/legal-services/conveyance-deed/

Building Control Line

It is the line up to which we can build construction according to planning authority / or any government authority. 

Non Agriculture (NA)

1. Any land (except land in Gaothan area) is by default agriculture land in India. It is assumed as non-agriculture land only and only after taking NA permission (Non Agricultural use permission) from collector.
2. A copy of land conversion is called as NA order.
3. For NA land zone plays important role. (Agriculture, industrial , residential)
4. Depend upon zone NA can be done. Eg – Industrial NA, farmhouse NA, residential NA, commercial NA.
5. NA and R-zone are commonly misunderstood.
6. In simple words, NA is procedure to change tax on any land due to change in use of land.
7. NA land not necessary to be residential land all time, and similarly residential land not necessarily to be NA land.
8. A land which is in residential zone, but its use according to collector/revenue department is agriculture, then the land is not NA. (but this land can be converted into NA after completing NA procedure.)

You can Check more information about Non Agriculture here - https://foot2feet.com/site/na_order_land_conversion/

Side Margin

Side margin is distance to be kept from plot boundary to building line as per Regulations. Calculate how much side margin you need to keep for your building. 

https://foot2feet.com/construction-calculator/pmc/side-margin-calculator/ 

Ready Reckoner Rate

Government rates of land, property is called as ready reckoner rate. These rates are published and regulated by the respective state government. Find Out Ready Reckoner Rates in Pune here - http://www.igrmaharashtra.gov.in/eASR/frmMap.aspx 

R zone (Residential)

It is a zone demarcated as residential area in development plan mostly it shown in yellow color any agriculture land cannot converted in residential zone it agriculture/vanikaran land must pass certain criteria for zone conversion. you can use our site feasibility service to know  whether your land can be converted or not. 

You can check all Types of Land zone

Residential zones – R1 / R2

1. Residential Zone R1 includes Residential plots abutting on roads below 9 m. in congested area and below 12 m. width in outside congested area
2. Residential Zone R2 includes Residential plots abutting on road having existing or proposed width 9 m. and above in congested area and 12 m. and above in outside congested area.

There are general regulations about any construction permissible on land and no piece of land shall be used as a site for the construction of a building if the site is not eligible for it.

If the Authority considers that the site is insanitary, incapable of being well-drained, or is dangerous to construct a building on it then it is not permissible to use this land as a site for construction.

For Example, if the site is in Defense land, Railway region Hilly region, or not drained properly in this case there one cannot construct anything on the land without considering the regulations.

This information about reservations and their use is very important when someone starts actual planning, whether they are land owners, builders, or construction owners. It is a must-know information before purchasing land or starting construction on the land

UDCPR 2020 Chapter 3 is all about General Land Development Requirements.

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. 3.5 Provision for Amenity Space 

Amenity Space is space to be left for the government for planning various public amenities like schools, hospitals, libraries, fire stations, police chowki, etc.

This space is to be handed over to the government and the owner gets FSI as compensation for the land. (In short, there is only loss of space but no loss of FSI)

3.5.1

In the areas of Local Authorities, Special Planning Authorities, and Metropolitan Region Development Authorities, Amenity Space as mentioned below on gross area after deducting area under reservations/roads in the Development Plan including proposals of road widening therein, shall have to be provided in any layout or subdivision of land or proposal for development.

These amenity spaces shall be developed by the owner for the uses mentioned in the definition of amenity. However, the Authority may insist for handing over the amenity space to the Authority, if it is required for the following six purposes only. If it is not required for the following six purposes and required for other purposes, it may be taken over by the Authority with the consent of the owner.

i)  Garden.

ii)  Playground.

iii)  Municipal School.

iv)  Municipal Hospital.

v)  Fire Brigade.

vi)  Housing for Project affected Persons.

In such circumstances, amenity space shall be deemed to be reservations/proposals in the Development Plan, and Floor Space Index (FSI) in lieu thereof may be made available in situ on the remaining land. The calculation of this in-situ FSI shall be shown on the layout/building plan. 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 Regulation No.11.2 of Transferable Development Rights.

Regulation No.11.2 of Transferable Development Rights

Transferable Development Rights (TDR) are compensation in the form of Floor Space Index (FSI) or Development Rights which shall entitle the owner to the construction of a built-up area subject to provisions in this regulation. This FSI credit shall be issued in a certificate which shall be called as Development Right Certificate (DRC).

Development Rights Certificate (DRC) shall be issued by the Authority under his signature and endorsed thereon in writing in figures and in words, the FSI credit in square meters of the built-up area to which the owner or lessee is entitled, the place from where it is generated and the rate of that plot as prescribed in the Annual Statement of Rates issued by the Registration Department for the concerned year.TDR generated within the jurisdiction of a particular Authority shall be utilized within the jurisdiction of the same Authority as per this regulation.

Provided that:-

i) This regulation shall not be applicable where separate amenity space is mandated by the Government while sanctioning modification proposals under section 37 or 20 of the Act. In such cases, the development of the amenity shall be governed by the conditions mentioned in the said notification.

ii) Amenity space shall be approachable by a minimum of 12.0 m. wide road except for the cases where 12.0 m. the approach road to the site is not available. If in the case of B & C Class Municipal Councils, Nagar panchayats, and R.P. areas, such amenity space may be located on 9 m. road, however, in such cases, special buildings on amenity plots shall not be allowed.

iii) This regulation shall not be applicable to Regulation No.4.8.1, (i.e.Regulation for allowing Residential/Commercial users in Industrial Zone), wherein separate provision of land for public amenities/utilities is made.

iv) This regulation shall not be applicable where the entire development permission is for amenities specified in the definition of amenity space in these Regulations and also for uses other than residential permissible in an agricultural zone. This regulation shall also not be applicable, if construction on the entire plot is for a hotel building or IT establishment/building.

v)  This regulation shall not be applicable to the Town Planning Scheme area under the M. R. & T. P. Act, 1966, or similar schemes permitted in agricultural zones.

vi) This regulation shall not be applicable for revision of earlier sanctioned development permissions granted under the regulations in force prior to these regulations and work is commenced, where no such amenity space has been provided in development permission sanctioned earlier.

viii) If some amenity space is provided in the earlier permission, then the quantum of such amenity space in the revised permission:-

a) Shall be limited to the area provided in earlier permission.

b) Shall not be reduced even though the area of such amenity space is more than what is

specified in this regulation.

ix) If the owner agrees to construct the amenity and hands it over to the Authority with the consent of the Authority, then he shall be entitled for amenity TDR/in-situ FSI as per Regulation No.11.2.

x) The development in amenity space shall be allowed up to the building potential mentioned in Regulation No.6.1 on Regulations for Congested area in Development Plans/Gaothans of Village settlements in Metropolitan Region Development Authorities and Regional Plans or Regulation No. 6.3. on Permissible FSI

xi) Any other use, not mentioned in these regulations, may be allowed to be developed by the Authority similar to the uses defined as amenity.

3.5.2 

In the case of Regional Plan areas, the percentage of amenity space to be provided shall be as mentioned in Regulation No.5.1.8.

Regulation No.5.1.8. Provision of Amenity Space

i) In any layout or sub-division of land for residential purposes admeasuring 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, the 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.

iv) 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 the 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.

v) Proviso of Regulation No.3.5.1 shall be applicable to this regulation.

3.5.3 Development of Amenity Spaces in Earlier Sanctioned Layout

Amenity spaces, which are earmarked in the layout sanctioned tentatively or finally earlier and not so far developed, may also be allowed to be developed for any of the uses mentioned in this regulation. Such amenity buildings may be allowed to be developed on the road on which such amenity space is located in the sanctioned layout. However, special building shall require a front road as specified in Regulation No.3.3.9.

Regulation No.3.3.9. Access Provisions for Special buildings in Regulation No.1.3(93)(xiv)

For special buildings, as mentioned in 93(xiv) under Regulation No.1.3, the following additional

provisions of means of access shall be ensured;

(a)  The width of the main street on which the plot abuts shall not be less than 12.0 m. in non- congested area and shall not be less than 9.0 m. in a congested area, and one end of this street shall join another street of width not less than at least 9.0 m. (1) in congested areas and 12.0 m. in non-congested areas.

(b)  The marginal distances on all its sides shall be a minimum of 6.0 m., and the layout for the same shall be approved taking into consideration the requirements of fire services, and the margins shall be of a hard surface capable of taking the weight of fire engine, weighing up to 45 tonnes. The said marginal distances shall be kept free of obstructions and shall be motorable.

(c)  Main entrances to the plot shall be of adequate width to allow easy access to the fire engine, and in no case shall it measure less than 6.0 m. The entrance gate shall fold back against the compound wall of the premises, thus leaving the exterior accessway within the plot free for movement of fire engine/fire service vehicles. If the main entrance at the boundary wall is built over, the minimum clearance (headroom) shall be 4.5 m.

Related Regulations to Rule No. 3 - 

You can visit our other blogs related to Regulations 3 through the below-mentioned links:

Recreational Open Spaces in UDCPR 2020

Minimum Plot Area for Various Uses in UDCPR 2020

Provision for Inclusive Housing in UDCPR 2020

Relocation of D.P Reservations (Except Road) UDCPR 2020

Rules for Railway Line, River, Electric Line, Airport, Nallah in UDCPR 2020

Plotting, Land Subdivisions, and Access Road Rules 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. 7.3 Development/Redevelopment Of Staff Quarters Of the State Government or Its Statuary Bodies or Planning Authority

7.3.1 

Construction/reconstruction of staff quarters of the State Government or its statutory bodies or Authority shall be permitted on land belonging to such Authorities which are situated in developable zones such as Residential/Public Semi-public/Commercial Zones, etc. on the following conditions.

7.3.2  

The basic FSI specified in these regulations may be allowed to be exceeded as per the following table on the gross plot area solely for the project of construction of staff quarters (hereinafter referred to as - staff quarter project) for the employees of the Government, or its statutory bodies or the Planning Authority (hereinafter collectively referred to as - User Authority), on land belonging to such User Authority, by the PWD of the Government of Maharashtra or MHADA or Maharashtra Police Housing Corporation or Planning Authority or any other Public Agency nominated by the Government for this purpose, which may also include any Special Purpose Vehicle, wherein the Government or a fully owned Company of the Government holds at least 51% equity share (hereinafter collectively referred to as - “implementing Public Authority”).

7.3.3

7.3.4

For the purpose of calculating the FSI, the entire area of the plot, excluding areas under Development Plan roads/Regional Plan Roads and Development Plan Reservations, if any shall be considered.

Provided that, the Development Plan reservations like Government Staff Quarters, Police Housing, Municipal Housing, Municipal Staff Quarters, etc. on lands belonging to Government/Public Authorities/Local Authorities, shall not be excluded, if the scheme is undertaken on the said reservation.

Further, the amalgamation of such Development Plan reservation/s with adjoining lands for the execution of the project under this regulation shall be permissible.

7.3.5

The total permissible FSI under this regulation shall be utilized for the construction of staff quarters and ancillary activities for the User Authority, subject to the following:-

i) The area of staff quarters for various categories of employees shall be as per the norms prescribed by the concerned User Authority. In no case shall the area of staff quarters exceed the maximum limit of carpet area as prescribed therein.

ii a) The Authority may also permit up to 1/3rd of the total permissible FSI under this regulation for the construction of a free sale area (hereinafter referred to as “free sale component”) to be disposed of by the Implementing Public Authority as provided herein. The free sale component shall preferably be constructed in a separate block. Sub-division of plots shall be permissible on the basis of equitable distribution of FSI if construction of a free sale component is permitted by the Authority.

The free sale component may be utilized for commercial use as per the potential of the plot as decided by the following committee. The extent of commercial use, if required, shall be decided by the said committee strictly within the limits specified in these regulations.

ii-b) If the User Authority requires construction of staff quarters to the extent of full permissible FSI, then the User Authority shall pay the full cost of construction + 5% of construction cost as establishment charges to the Implementing Public Authority.

ii-c) The flats constructed under the free sale component shall be first offered to the Central Government, its statutory bodies, and Central/State PSUs for purchase as staff quarters and if the Central Government or its statutory Bodies or Central / State PSUs do not indicate willingness to purchase the same within the prescribed time limit, such flats shall be sold in open market.

7.3.6

 i) Notwithstanding anything contained in these regulations, no amount shall be charged towards Premium, Scrutiny Fee, etc., for the projects proposed under this regulation.

ii) The provisions of Inclusive Housing, mentioned in these regulations, shall not be applicable for development under this regulation.

7.3.7

 For any staff quarters project under this regulation, a development agreement shall be executed between the User Authority and the Implementing Public Authority, which, inter alia, shall authorize the Implementing Authority to dispose of the flats constructed under the free sale component of the project, wherever applicable. Such development agreement shall contain the details regarding the modalities and conditions of transferring such quarters (whether free of cost or on payment/receipt of a certain amount by the User Authority) to the user authority and also conditions, modalities of disposing of the flats under the free sale component by the Implementing Public Authority.

Related Regulations to Rule No. 7

Rule No. 7.0 in UDCPR 2020

Entitlement of FSI for Road Widening or Construction of New Roads or Surrender of Reserved Land 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