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)
- In general language FSI means permissible built up area on any plot. It is calculated by dividing Built up area by Plot Area.
- FSI = built up area/Plot area.
- 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)
- Ducts, Parking floor, basement, architectural treatment are not considered while calculating FSI.
- Depending upon planning authority by-laws, balcony, terrace, staircase, lift, lift machine room are deducted from FSI on payment of premium.
- 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.
- Generally we have to leave 10% of total plot area for any building or layout permission.
- Depending upon by-laws smaller plots, gunthewari plots, N.A. plots do not require open space area.
- Generally for plot above 1 acre require 15% amenity space.
- Amenity space is a space to be left for government for planning various public amenities like school, hospital library, fire stations, police chowki etc.
- 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)
- N.A. plots and smaller plots do not require amenity space.
Paid FSI (Fungible FSI)
- It is additional FSI on any plot after payment of premium amount to planning authority.
- This premium amount depends upon ready reckoner rate of same land.
TDR (Transferable development rights)
- 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.
- Buyer of TDR can do extra construction on his land.
- One cannot load more TDR than permissible on that land. Maximum Permissible TDR on any plot depends upon Access Road, Land Zone etc…
- Area of plot falling under proposed or existing road is called as road widening area.
- FSI of this area can be utilized on same plot or converted into TDR.
- 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…
- But After RERA (Real Estate Regulatory Act 2016) have modified carpet area concept a bit.
- According to RERA, carpet area include following things
- Room Area
- Internal wall area (wall between 2 rooms of same apartment)
- Dry balcony area (separately mentioned)
- Enclosed Balcony area (separately shown if any)
- 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
- 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 –
- 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.
- For buyer / user – It is usable construction area which includes parking, floor area, but excluding footing & foundation area.
- For contractor it is total construction area including parking, 50 % footing, water tank etc.., but excluding top terrace area.
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)
- 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.
- A copy of land conversion is called as NA order.
- For NA land zone plays important role. (Agriculture, industrial , residential)
- Depend upon zone NA can be done. Eg – Industrial NA, farmhouse NA, residential NA, commercial NA.
- NA and R-zone are commonly misunderstood.
- In simple words, NA is procedure to change tax on any land due to change in use of land.
- NA land not necessary to be residential land all time, and similarly residential land not necessarily to be NA land.
- 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.)
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 )
Residential zones – R1 / R2
- Residential Zone R1 includes Residential plots abutting on roads below 9 m. in congested area and below 12 m. width in outside congested area
- 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