Uses Permissible in Various Zones UDCPR 2020

Mar 05, 2024

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

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

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

UDCPR 2020 Chapter 4 is all about Land Use Classification and Permissible Uses.

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

Rule No. 4.5 LOW-DENSITY RESIDENTIAL ZONE

In this zone, all uses permissible in the Residential Zone shall be permitted subject to FSI restrictions mentioned in these regulations. (Chapter 10)

Rule No. 4.6 FUTURE URBANIZABLE ZONE

In this zone, all uses permissible in the Residential Zone shall be permitted subject to fulfillment of the following requirements.

i) For extending offsite infrastructure like roads, water supply, sewage line, and electricity, to the land, the expenses shall be borne by the owner and shall be deposited with the Authority as per the expenses communicated by it. However, the owner shall have the liberty to construct such infrastructure at his own cost, as per the drawing, design, and specification approved by the Authority.

ii) If the land is located on a Development Plan road of width more than 18.0 m., then the construction of a road of width 18.0 m. to his land, shall be the liability of the owner, else 12.0 m. wide road with asphalting shall be necessary.

Rule No. 4.9 Loom Industry cum Residential Zone

The following uses shall be permissible :-

i) Uses permissible in R - 1, R - 2 Zone according to road width.

ii) Power loom.

iii) Power looms cum residential to any extent.

User (i) above shall be as per conditions of R - 1 and R - 2 zone. However, (ii) and (iii) shall be permissible with the following conditions.

a) Power loom use shall be restricted up to a maximum permissible floor area of 250 sq.m. with a maximum of 20 H.P. and 20 laborers.

b) Total FSI permissible shall be as that of a residential zone.

c) Adequate safety measures shall be taken to reduce noise and air pollution etc. by providing a vibration absorbing platform and dust settler.

d) Working hours for looms shall be 8 am to 8 pm.

Rule No. 4.13 TRAFFIC AND TRANSPORTATION ZONE

i) All uses / activities related to surface, water, and air traffic and transportation including Parking, and ancillary uses shall be permissible.

ii) Separable lands of Railways shall be allowed to be developed for uses permissible in the Commercial Zone.

Rule No. 4.14 REGIONAL PARK ZONE

The following uses shall be permissible :-

i) All uses permissible in Green Belt Zone, Hill Top Hill Slope Zone and Afforestation Zone.

ii) Uses at Regulation No.4.11 (iv, v, vi, viii, ix, x, xiii, xix, xx, xxii, xxv, xxviii, xxix, xxxvi, xxxix, xxxxii) permissible in Agriculture Zone.

iii) Uses at Regulation No.4.11 (xv, xxxiii, xxxiv) permissible in Agriculture Zone with maximum FSI of 0.20 without premium and additional 0.30 i.e. up to 0.50 with payment of premium @ 20% of the land rate in ASR.

iv) Gaothan expansion as specified in Regulation No.5.1.1 subject to 200 m. from the gaothan limit.

Rule No. 4.15 TOURISM DEVELOPMENT ZONE

The following uses shall be permissible :-

i) All uses permissible in the Agricultural Zone (except uses at Sr.No.xviii and xxxi of Regulation No.4.11).

ii) Gaothan expansion as specified in Regulation No.5.1.1.

Rule No. 4.16 AFFORESTATION ZONE

The following uses shall be permissible :-

i) All uses are permissible in the Hill Top and Hill Slope Zone.

ii) Forest houses, meant for forest tourists/servants/technicians/owners and for storing of fertilize, etc., may be permitted subject to the following :-

It shall have a built-up area not exceeding 150 sq.m., provided that, the forest plot area is not less than 0.4 hectares. Structures to be erected for these purposes should be of ground + 1 floor only and should not have a height more than 7.0 m. and should be of such material as would blend with the surroundings. The owner shall plant trees at the rate of 250 trees per hectare and shall maintain it properly.

Provided that, the layout of the forest houses may be permitted for areas more than 0.4 hectares.

iii) Uses mentioned in Regulation No.4.11 (iv, v, vi, xiii, xxviii, xxix) permissible in the Agriculture Zone.

iv) Uses mentioned in Regulation No.4.11 (2) (xv, xvi, xxxiii, xxxiv) permissible in Agriculture Zone with FSI of (1) 0.2, 0.2, 0.1, 0.15 respectively.

v) Development permissible adjacent to Gaothan as specified in Regulation No.5.1.1 subject to a maximum 200 m. periphery from gaothan limit.

vi) The above uses shall not be permitted on a hill slope steeper than 1:5, and such area shall not be considered for FSI.

Rule No. 4.17 HILL TOP - HILL SLOPE ZONE/HILLY AREA

Kept in abeyance.

Rule No. 4.18 GREEN ZONE - 2

The following users shall be permissible in this zone.

i) All uses are permissible in the Hill Top - Hill Slope Zone.

ii) Gaothan expansion as specified in Regulation 5.1.1.

iii) Primary and Nursery Schools, including student hostels.

iv) Uses at Regulation No.4.11 (vi, ix, xiii, xx, xxii, xxv, xxviii) with maximum FSI of 0.20.

Rule No. 4.19 FOREST ZONE

The developments as may be required by the Ministry of Forest or its Authorities shall only be permissible on the lands owned and possessed by the Ministry / Department of Forest or its Authorities.

Rule No. 4.20 DEFENCE ZONE

i) The developments as may be required by the Ministry of Defence or its Authorities shall

only be permissible on the lands owned and possessed by the Ministry of Defence or its

Authorities.

ii) Restrictive Zone –

No development in contravention with the notification shall be permissible in the area affected by the notification under the Works of Defence Act - 1903, whether earmarked as such on the Development Plan/Regional Plan or not, or development shall be permissible with the No Objection Certificate from the concerned Defence Authority.

Provided that, it shall be permissible to treat the area under such restrictive zone as the marginal distance at the time of construction of any building proposed on the contiguous unaffected area.

Provided further that, it shall be permissible to utilize the FSI and also the receiving potential of the land under this zone, on the remaining contiguous unaffected land of the same land owner.

Rule No. 4.21 MINES AND QUARRY ZONE

In this zone, quarry, mining, stone crushing, or similar operations shall be permissible subject to provisions of Regulation No.15.1. In addition to this, the following uses shall be permissible.

Stone quarrying, soil excavation, stone crushing or other similar activities, mining activity, bricks kilns, caretaker's quarters or residential quarters for essential staff up to maximum built-up area of 20 sq.m. ancillary buildings like site offices, cafeteria with full built-up area up to 250 sq.m.

The existing uses within these zones, such as brick kilns, fly ash bricks, cremation ground, etc., shall be continued for the respective purposes. The mining and quarry operation shall not be permitted within the restrictive area as per their prevailing regulations. The development after the closing of existing mining areas/quarries shall be as per the closing policies of the respective department. However, the private lands that are included in the Mines and Quarry Zone shall deem to be included in the adjacent zone, and the Authority shall grant development permission accordingly.

Rule No. 4.22 PUBLIC UTILITY ZONE

The following users shall be permissible in this zone.

The water treatment plant, water reservoirs, pumping station, water storage tank, sewage / influent treatment plant, wastewater recycling plant, electric substation, cemeteries, burial ground, and cremation grounds, slaughter house, solid waste landfill/management site, fire station, post, telegram and communication office, telephone exchange, cattle pond, dairy farm, public urinals including all public utilities.

Rule No. 4.23 WOODLAND CORRIDOR

Following uses shall be permissible in this zone.

i) Garden, Nurseries, Horticulture, and Arboriculture.

Rule No. 4.24 SPECIAL ECONOMIC ZONE

Following uses shall be permissible in this zone.

i) Residential, Educational, Institutional, Assembly, Business, Mercantile, Industrial, Storage, Information Technology, Recreational.

ii) Any other land use as may be made permissible by the Government of India within SEZ.

Rule No. 4.25 AIRPORT AND ALLIED ACTIVITIES / SERVICE ZONE

The following uses shall be permissible in this zone.

i) Airport and allied activities and services incidental thereto.

Rule No. 4.26 ADDITIONAL USES

The lists of uses mentioned under various land use zones herein above may be amended by the Authority from time to time with the consent of the Director of Town Planning, Maharashtra State, Pune.