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!

UDCPR 2020 Chapter 1 is all about Administration 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. 1.0 Short Title, Extent & Commencement

These regulations shall be called as “Unified Development Control and Promotion Regulations for Maharashtra” (hereinafter called “These Regulations” or "Unified Development Control and Promotion Regulations" - ‘UDCPR’ )

1.1  Extent and Jurisdiction

i)  These regulations shall apply to the building activities and development works on lands within the jurisdiction of 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, Chikhaldara notified area (consisting Chikhaldara Hill Station M.C. & four villages) Eco-sensitive/Eco-fragile region notified by MoEF & CC, and Lonavala Municipal Council in Maharashtra.

ii)  These Regulations shall also be applicable to the Town Planning Scheme area. However this will not bar the Development Permission to be granted as per the Regulations of the Town Planning Scheme intoto.

1.2  Commencement of Regulations

These regulations shall come into force with effect from the date of publication of notification in the official Gazette. All the Development Control Regulations/special Regulations which are in operation shall cease to operate.

Related Regulations to Rule No. 1 - 

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

Other Various Regulations of Administration in UDCPR 2020

Definitions in Administration in UDCPR 2020

Applicability of Regulations in Administration in UDCPR 2020

Savings in Administration 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

Have you ever taken any decision for development of land? 

How to do best development proposal on your land? 

Have you met with people who invest months in planning with architect, their dream plans are changed totally at time of approval. 

Or  

Have you seen any project went on hold for years due to some unexpected site condition ?

All these situations could be avoided by proper planning based on feasibility report by consultants.

Content table 

I. Introduction to the feasibility report   

II. Factors studied in feasibility report                     

III. Studies required for types of property development                                

IV. Feasibility study consultant   

V. Conclusion

1. Introduction to the feasibility report

Feasibility Study and Report determine the potential and possibility of a particular plot, construction or land. It is one of the primary steps that owners, developers or builders conduct. Every construction project should get feasibility report from experts like architect, construction companies, marketing agencies etc.

Feasibility report is a report from experts to determine project’s viability through various perspectives like development, Construction , cost, time duration, profit, etc….

If someone asks me, how to know my land details, I simply say, get feasibility report. It lets you to know your land in detail, in a perspective of future profit. This report can be done for vacant land & sometime for ongoing construction projects also.

2. Factors Studied in feasibility report

Feasibility study is done in various manners to find feasibility of any project. Here are common study factors for feasibility of a construction project.  

A. Property Development Feasibility Study

(Also called as Land feasibility study)

Land feasibility study is most important when you buy any land, sell your land or decide to lease or develop any land. It contains a study based on development rules & legal clearances, to give clarity on all necessary pre construction activities for any land development. It also gives idea whether owner can do commercial property development, residential development, Industrial permissions etc. Depend upon feasibility of land cost of land increase. 

Factor of Land feasibility study are as follows.

Land zone & development restrictions

Access road width & its type

Natural reservations like river, mountain, Nala.

Development restriction like airport restriction zone, garden reservation etc…

Land ownership & development rights (Clear title land)

Planning authority & building rules

Calculation of FSI & TDR (floor space Index)

Cost of TDR & development charges for various approvals

Other development requirement like Fire Noc, Aviation NOC, Environment NOC etc….

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Contact us (form at bottom) to get free quotation for feasibility report.

B. Construction Project Feasibility Study

Speed of construction activity on any site varies due to various factors. Cost factor, quality of construction all these also varies due to these reasons. Construction cost, quality control & duration of construction is important factors for planning & scheduling the activities. These are the reasons why construction feasibility for following factors is important. This study is highly important in projects like commercial development, industrial development, institutional projects, hospitals, manufacturing plant etc. where time vs cost play important role in construction.

1. Availability of Labour
2. Availability of resources like water, electricity, drainage etc…
3. Connectivity for material transportation
4. Cost of materials
5. Site & Soil condition for easement of working
6. Space for storage & labour camps
7. Climatic conditions & challenges
8. Various Local issues etc…

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C. Marketing  & Sales Study

This study is not important when there is industrial development or. For other projects where sale is involved like residential development, commercial development projects, shopping mall, Hostels this study make huge difference. Marketing agencies do such research and make feasibility report.

1. Sale rate in vicinity
2. User’s requirement like amenities, room spaces, construction quality.
3. Demand and supply of sizes of units (like 2BHK, 3BHK)
4. Availability of residential needs like market, hotels, schools etc. . .
5. Connectivity of job location, railway stations, airports, High ways, other cities…
6. Competition in vicinity (profit margin)

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Contact us (form at bottom) to get free quotation for feasibility report.

3. Studies required for types of property development

A property can be developed for various reasons like commercial development, residential development, industrial development etc. Not all studies are important for all type of development. Depend upon various factor directly involved in decision making we recommend type of study to type of building.

*Note – Needed =  It is always better to get this report to avoid further inconvenience

Not Must = Results are in control of owner. External factor do not affect much. Hence this type of study is not compulsory for certain type of constructions. Thumb rules from known experts will be enough .

Not applicable = Studies which are not applicable for this type of construction project.

4. Feasibility study consultant & Cost

While selecting feasibility report agency, it is important to understand that the team behind making of report must be experienced. The feasibility report must bring some insights to reader. A feasibility report with data analysis brings more value to decisions.

Charges for feasibility varies form 10000 Rs to few lakh rupees depend upon expertise & quantity of work.

Agencies who give feasibility report are can register with foot2feet.

(Consultants can register themselves here for free)  

Hence whenever any company is looking for feasibility report, they can give their quotation to meet client’s requirement. 

5. Conclusion

Following points must be considered for any kind of construction

1. Due to zone & approval restrictions, Land feasibility is must in any kind of development.
2. Feasibility  report saves considerable time & money in any construction project.
3. Depend upon type of project feasibility should be done
4. Cost involved in this report is much lesser that its output.
5. Person making such report must be experienced and expert of his field.

Thank you

Team Foot2feet

When ever 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. Eg. – If permissible FSI for a plot of 1000 sq.ft. is 1.10, then we can construct 1100 sq.ft. 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.

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.

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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.

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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.

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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…

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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.

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Carpet area

1. Before RERA Carpet area was considered as tileable 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.

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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.

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Conveyance Deed

Conveyance deed is transfer of land in name of owner of constriction refer our conveyance deed page in redevelopment section for more detail 

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.)

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Side Margin

Side margin is distance to be kept from plot boundary to building line.

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. (in our useful link page, you can find link for ready reckoner rates by Maharashtra government.

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 )

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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