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snehal shinde

Pune, Maharashtra 411033

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Pune, Maharashtra 411033

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jk krish

Pune, Maharashtra 411033

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Experts In:Advocate ,   Architect ,   TDR Buy Sell Road Handover  

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Pune, Maharashtra 411033

Experts In:Advocate ,   Architect ,   Environment Consultant  

Working Hours: 08 AM to 9 PM


Pune, Maharashtra 411033

2 times Hired

Experts In:Architect ,   Environment Consultant ,   Estimator  

Working Hours: 08 AM to 9 PM


1. Know more about Architect in Pune

The human being, however, is not just a living creature that needs space. However, the emotional response is no less important. The way a room is dimensioned, divided, painted, lit, entered and furnished by Architect has great significance which makes impression. Hence An architect understand the relationships of the size of limbs of a healthy being and how much space a person occupies in various postures and in movement. Architects are  professionals who are trained in the art and science of building design. In short architect plays a key role in the construction activity by not only creating overall look of building but also other structures.


2. Roles and responsibilities of Architect in Pune


Usually people needs places like where to live, play, worship, meet, eat, work, and shop. For instance architects are responsible for designing these places. From the very initial discussion with the client through the final delivery of the completed structure they are involved in every phases of a construction project. Whereas an prime role of an architect is to create design for any kind of construction projects. For which it requires his specialist construction knowledge and extra ordinary high level drawing skills to design building that are functional, safe, sustainable and aesthetically pleasing.


3. Types of Architect in Pune

A first person to whom we choose to build our dream project is an Architect who gives an astonishing impression. There are many types of architect to choose from as per our requirement, here is major of them listed –


i. Residential Architect

ii. Commercial Architect

iii. Bungalow Specialist Architect

iv. Liaisoning Architect

v. Industrial Architect

vi. Landscape Architect

vii. Interior Architect

4. Design Parameters involved in Architecture


Architect are familiar with the dimensions of the appliances, clothing etc. which  people encounter every day, in order to be able to determine the appropriate sizes for containers and furniture. For instance must know how much space a person needs between furniture in the kitchen, dining room, libraries etc. in order to undertake the necessary reaching and working among these fittings in comfort without squandering space. Certainly architect must know how furniture should be placed so that people can fulfil their tasks  or relax in the home, office or workshop. And, finally, the architect need to know the minimum practical dimensions of spaces in which people move around on a daily basis, like trains, trams, vehicles etc. Above all typically very restricted minimum spaces give the architect fixed impressions, which are then used, even if unintentionally, to deliver dimensions of other spaces. Find pdf of architectural data here. https://www.pdfdrive.com/architects-data-e18947586.html


5. Cost required for Architectural design

The cost involve in the Architectural design are depend wise. As Comprehensive Architectural Services in the conditions of Engagement including Site Development but Excluding Landscape Architecture, Interior Architecture, Graphic and Signage are approx 3% or more of total cost of construction project. In the same vein, some architect charge on lump sum basis. You can only buy as house plan for small scale construction. 


6. How Do I choose an Architect in Pune

Selecting an architect is for your dream home is one of the important and prime task in process of constriction. Because if you mistakenly choose wrong Architect; the whole project will lead to nowhere. So, first ever thing you can do is Google “Top Architect in pune” and check whether they are providing what you are looking for. This process may seem difficult to some of you. You can get consultation and free quotation from foot2feet.com as well. Hiring an architect from local city is a toughest challenge in competition world. As Architect in pune would also know the building codes and zoning requirement. For any query. Get more information to know the step by step guide for any construction. https://foot2feet.com/blog/a-9-step-guide-for-construction-of-any-building/


7. FAQ about Architect in Pune


i. How much do architectural firms in Pune charge per square feet?


Architectural cost for normal unfurnished home can be constructed at a cost of 950 – to 1000 rs Per square feet. And a finished home around takes 1250 to 1350 Rs Per Square feet.


ii. Do I need an architect or a structural engineer?


If you are doing structural work, then you will need a structural engineer, whereas the role of architect depends on the complexity of project. Structural engineer and architects both design building projects.


iii. How long does it take an architect to draw house plans?


The time require to draw house plan is completely depends on the size of project. Whereas total set of plan for typical 3 bedroom house takes upto 7 to 8 hours to complete.


 iv. What is difference between an architect and designer?

The basic difference between Architect and interior designers are professionals who develops design plans. Architects design and deliver the complete building, In the same vein Designer always tries to create the desired feel, look and mood within the building.



Hotel Architect


1.   Know more about Hotel Design Architect  


The hotel, formerly a business offering accommodation and catering, often with exclusive flair, has today become a complex and efficient service provider business with a wide spectrum of possibilities like conferences, wellness, and holidays. Different types hotel offer varying standards of quality and facilities. Whereas the hotel area is an uninterrupted narrative of a story, which gives client the astonishing feelings that express their wisdom during their accommodation. Subsequently an hotel design architect need to know from the general aesthetics’ to guest’s experience.


2.  Types of Hotels


Hotels may be part of chain or independent. Special design requirements may imposed to hotels which do form of chain. Moreover Hotel types include town hotels, Holiday hotels, clubs, and hotels with apartments and motels. There are hotels in various price and comfort classes, which are classified according to five categories In addition, they are essentially determined by room’s size and features, as follows –


i.  1 Star (Tourist) – Reception as a separate area, Single room is of 8m2, and double room 12m2 in which minimum area for 75% of the hotel rooms, without bathroom, bed, wardrobe, seat, washbasin in the room.


ii.  2 Stars (Standard) – As 1 star, but single room 12 m2, double room 16 m2 in which minimum area for 75% of the hotel rooms, including bathroom and corridor, bathroom in room seat per bed, colour television in 70% of the hotel rooms.


iii.  3 Stars (Comfort)– as before, but single room 14 m2, double room 18 m2 (minimum area, see above), bathroom in room (for all rooms in the hotel), telephone, reception area with seating for group, independent reception.


iv.  4 Stars (First Class)– as before, but single room 16 m2 , double room 22 m2 (minimum area, see above), minibar, armchair/couch with coffee table, lobby with seating and drinks service.


v.  5 Stars (Luxury)– as before, but single room 18m2 , double room 26m2, (minimum size, see above), 2% of the hotel rooms as suites (at least two), each with an armchair/sofa per bed, additional washbasin in double rooms and suites, additional colour television in suites, reception lobby.


3.  Design Rules for Hotel


If a hotel is not operating efficiently, then guest don’t care how good it looks. Firstly the hotel design should be equitable, like fair and non –discriminating to diverse users, secondly, it should be operable by all the users, thirdly the design should be respects affordability and cost considerations and last but not the least, the hotel design employs aesthetics.


4.   Cost required for Hotel design


The cost involve in the Hotel design are extraordinary high. Cost required for the hotel design is totally depends on the architect you select. As some of Hotel design architect may charge the cost for Hotel design on lump sum basis on other hand some hotel design architect may charge at the 5% of total cost for comprehensive architectural services.


5. Design Parameters involved in Hotel Design


Design parameters involved in hotel design varies on the basis of type of hotel you choose to build. In addition, there are some common areas in every hotel has to build. The essential areas are as the administration, a staff area, which is separately accessed and partly in direct connection with other areas of the hotel, guest room area with differentiated rooms and individual access areas arranged under the aspects of category, orientation and noise screening, service area with kitchens, store and associated rooms. Nowadays, modern hotels often provides extra facilities such as swimming pools, fitness rooms, saunas etc. See details information of this areas as follows –


i.  Hotel Rooms – Hotel Rooms may include a sitting area with chairs, a desk, TV, Self – service drinks, refrigerator and suitcase stand. In the same vein, the size and number of beds largely dictates dimensions and layout of room, e.g. Twin 100/200 cm, double 150/200 cm, queen-size 165/200cm, or king-size 200/200cm.


ii.  Corridor Space – Corridor space should be about 6m2   per room, and normally at least 1.5 – 1.80m wide. Likewise, separate routes also be provided for guest, staff and goods.


iii.  Hotel lobby and hotel reception – This is at the central in hotel, which is well-arranged and prestigious nerve center between the various parts of the operation. Customers move from parking areas, through the entrance and reception, and then to lifts, staircases or corridors leading to bedrooms or public rooms.


iv. Catering area–Catering area should be in connection with the hotel lobby extent of the services depend on the hotel category, whereas to be able to eat in comfort, one person requires a table area around 60 cm wide and 30-40 cm deep. This provides sufficient distance between adjacent diners. Although an additional20 cm space in the centre for dishes and large bowls is sometimes desirable, an overall width of 80-85 cm is suitable for a dining table. If the food is served on plates, then 70 cm is sufficient, and for fast food 60 cm table depth. Distance between table and wall >75 cm -7 0, because the chair alone requires a space of 50cm. If the space between table and wall is also used for access, the distance should be> or equal to 100 cm. Round tables need a little more space, a difference of up to 50 cm.


v.  Hotel Kitchen –Kitchen size is determined by the number of workstations, the space required for equipment, the range of meals and the extent of food preparation. Therefore number of covers or number of seats are not adequate guides.  Whereas kitchen planning requires four stages of development, as follows –


·         Determine a process plan covering all major areas,

·         Check maximum and minimum personal needs per area,

·         Determine the equipment needed for each area,

·         Space allocation.


vi.  Laundry Services–Laundry services for a hotel may provided by 


·         Linen rental or contracts with outside laundries.

·         Centralized services operated by the hotel group

·         Hotel – operated laundry on the premises.


6.  Layout and area requirements in Hotel Design


Layout and area requirement in hotel is varies as the size of project is going to be done. The proper structure gives astonishing impression to hotel. Special areas for seminars, health centers and outdoor facilities for which space required can vary tremendously, which will be also needed, so Here we can see the approx space requirement in hotel on tentative percentage basis as follows –


i.         Accommodation facilities                                                                                             – 50-60% of total floor area

(Like rooms, toilets, bathroom, shower room, hallways and floor service)

ii.          Public guest room, reception area, hall and lounges                                         – 4-7% of total floor area

iii.         Hospitality areas, Restaurant and bars for guest and  visitors       – 4-8% of total floor area

iv.        Banqueting area with meeting and conference rooms                    – 4-12% of total floor area

v.          Domestic area, kitchen, personnel rooms and stores                      – 9-14% of total floor area

vi.        Administration, management and secretarial                                      – 1-2% of total floor area

vii.       Maintenance and repair                                                                                               – 4-7% of total floor area

viii.     Leisure, sport, shops and hairdressing salon                                        – 2-10% of total floor area            


7.    FAQ about Hotel Design


i.  What are the criteria and principals involved in the selection of furniture style and type in a modern hotel?


Where the furniture is going to be placed, Style and durability like furniture must last only stylistically but it also stand up to tremendous amount of wear and tear during the lifespan of hotel. These three are the main criteria for selection of furniture style and type in modern furniture.


ii.  What is the standard size of hotel room?


100 square feet and above is the standard size of hotel room.


iii.  Why is hotel design important?


Hotel interior design and its appearance is an very important factor to grab the attention of guest which also increase the customers satisfaction.


iv.  How many rooms are in a hotel floor?


On an average there are 10 to 12 rooms in a hotel per floor.


v. What is difference between hotel room and suite?


A hotel room includes one or more beds like king queen, full or twin beds, a work desk, bathroom, closet, TV and a dresser. In the same vein a suite is a wide larger accommodation which usually has an attached bathroom, living area and many times it includes dining area as well.



Farmhouse Architect


1.  Know more about Farmhouse Design Architect    


Traditionally farmhouses are simply homes which are built on agricultural lands. It serves a residential purpose on agricultural land. Certainly farmhouses are surrounded by a farm or well landscape garden. Farmhouse design architects has an endless challenges to taking old things and making them new again.


2.  Different Style of Farmhouse design


The farmhouse style is a toughest one to finalize. There is lot of  elements in the farmhouse styles like old jars, vintage pieces, cream painted wood, wire crates etc. The farmhouses are designed in various manners from traditional to modern, moreover all have the rural or agricultural flavor. See few styles of farmhouse design –


        i.            French Farmhouse –

       ii.            Cottage Farmhouse

      iii.            Western Farmhouse

      iv.            Modern Farmhouse

       v.            Classic Farmhouse

      vi.            Rustic Farmhouse

     vii.            Bohemian Farmhouse


3.     Cost required for Farmhouse design


The cost involved in the Farmhouse design are extraordinarily high. Cost required for the farmhouse design totally depends on the architect you select. Some of farmhouse designers may charge the cost for modern farmhouse design on lump sum basis.  On other hand some farmhouse design architect may charge at the 5% of total cost of construction. In addition you can also get the customized farmhouse floor plan here https://construction.foot2feet.com/house-plan/


4.     Design Parameters involved in Farmhouse Design


While designing a farmhouse, ample space must be allowed for each of the daily activity. Further, it’s not so much related to total space as such things like door width and height, corridor width, plenty of space for furniture like bed or a table  and chairs. Space required for farmhouse kitchen, farmhouse bedroom and farmhouse living room etc. In 1890, farmhouses were covered with a layer of soil for fire protection purposes, certainly its causing plants to grow. After that in the 20th century, during the classic modernist period and with the introduction of flat roofs, the almost forgotten green roof which is rediscovered. Whereas the farmhouse should be fitted into its surroundings. Farmhouse design should always considered the Sunlight, direction of prevailing summer and winter winds, views which  already exist and those that can be developed and location of public  road and driveway etc. In short, farmhouse uses common elements from traditional rural building like timber cladding, A frame roofs, and lofted spaces which is connected to natural surroundings.


5.     Various Permissions required for Farmhouse construction?


For constructing a Farmhouse various noc’s and building permissions required. Local Bodies like, Pune Municipal Corporation, PMRDA, PCMC grant the permission for Farmhouse construction. As you can build farmhouses on agricultural land, so the area requirement to build a farmhouse is of 1 Acre or more. In the same vein you get FSI (floor Space Index) of 4 to build the farmhouse in Pune.


6.     FAQ about Farmhouse Design


i.  What are the different types of farmhouse style?


French Farmhouse, Cottage Farmhouse, Western Farmhouse, Modern Farmhouse, Classic Farmhouse, Rustic Farmhouse and Bohemian Farmhouse these are the different types of farmhouse style. You can check other various types of farmhouse design  at https://en.wikipedia.org/wiki/Farmhouse


ii.  How big is a farmhouse?


Farmhouse area depends generally upon the requirement. The built up are mostly in between 1000 – 1500 sq.ft. Also you can find many large farmhouses also. Farmhouse design plan is ordinarily of two stories, with plenty of space upstairs for bedrooms, sleek line large windows and open layouts.


iii.  What is farmhouse siding called?


Farmhouse siding called as clapboard or horizontal siding, lap siding, vinyl or fiber cement siding.


 iv.  What makes a modern farmhouse exterior?


Crisp paint colors is the key to make a modern farmhouse exterior.


 v.  How much does it cost to build a farmhouse in India?


At the rate of Rs. 3000/- per square foot or more is charged to build a farmhouse in India. As this is the basic rate, which may vary on the specification of a construction.


vi.  What is difference between farmhouse and modern farmhouse?


There is something enduring and warm hearted about farmhouse style, whereas modern farmhouse design takes the comfortable, relaxed farmhouse style which adds modern touches.


vii. What kind of wood should I use for a farmhouse table?


Most farmhouse table are made out of pine. Likewise pine is inexpensive and absorbs stain well.



Apartment Architect


1.  Know more about Apartment Design Architect                 


The need for new housing, considered against a background of continuing urbanization, clearly indicates an increasing proportion of expanding housing market. The inevitability of this trend contains a challenge to the architect to do more than merely meet a statistical demand. Apartment Design Architects must rather address, identify, and solve the problems of multifamily building types as an attractive alternative to freestanding single-family buildings.


2.  Type of Apartment Building


In the world of modern architecture, there are many different types of apartments and multifamily building. The buildings are designed in various manners from traditional to modern, moreover many apartment buildings are a mix or hybrid of types, here are the most often basic building types are as follows –


i.  Studio– A studio apartment is also known as studio flat, a self-contained apartment in which normal functions of a number of rooms like the bedroom, living room and kitchen are combined into a single room. This is mostly prefer for bachelors or people looking for a budget house because they save space and cost. 


ii. Multistorey – Multistorey apartment building is a building that has a multiple storey. Whereas, it typically contains vertical circulation in the form of ramps, stairs and lifts. As this is the many floors building, so lift facility is mandatory to pass easily to other floors.


iii. Villa –A villa is a large, detached structure with spacious land surrounding it. It’s very luxurious and may include amenities like swimming pool, stables and gardens. Villa is generally designed for single family.


iv.  Builder floors– A builder floor apartment is a residential unit in a low rise independent building that has a few other flats. The number of floors generally 2-4 including the ground floor. As builders floors apartments have less number of floors compared to multistorey building. Such apartments usually developed by builder on its own or in collaboration with land owner.


v. Integrated Township –In an Integrated township, cluster of housing and commercial businesses with many amenities like, Schools, roads, hospitals, convenience shopping, water treatment plants, drainage and sewage facilities etc. however, these complexes constructed either by the government or by private realtors


vi.  Gated Community –By keeping safety in mind, gated community consist of Gated community  of Villas, Row houses and multistorey apartment contains strictly controlled entrance for pedestrians, bicycles, automobiles and often characterized by closed perimeter of walls and fences.


 vii.  Row House –a group of series of houses connected by common sidewalls and foaming continuous group fundamentally. Its follow the same architectural layout and design. Row houses are very different from villa.


3.  Time require to build an Apartment Building


The average time to build housing project varies with the number of units in the building. Whereas, average time to complete construction of an apartment building is approximately 2 years. In addition, building with 20 or more units takes upto 3 years to complete, moreover, building with 10 to 19 units takes upto 18 -24 months to complete the construction.


4.     Cost required for Apartment design


The cost involved in the Apartment design are not so high. Cost required for the Apartment design  totally depends on the architect you select. As some of apartment designers may charge the cost for modern Apartment design on lump sum basis on other hand some Apartment design architect may charge at the 3% of total cost for comprehensive architectural services. In addition you can also get the customized Apartment floor plan here Apartment Floor plan fascinating apartment design within the budget.


5.     Design Parameters involved in Apartment Design

As design development, the evolution of an apartment building design is not a sequential process. Rather its  a process of continuing interaction, feedback, and reevaluation. And that the number and complexity of events will vary according to the program, scope, and funding sources involved in apartment construction. The sequences known as program development, site analysis, building planning, and building design . Site analysis involves evaluation of physical data which must be recognized, identified, and weighed by the architect in making basic design decisions dealing with site use, allocation and development. Following are the factors –


 i.  Apartment Floor Shape and Size – 


The shape and size of an apartment building can have significant influence on the cost and consequently the feasibility of a project. The shape of the repetitive typical floors influences the cost of constructing and enclosing the floors. For purposes of economy and efficiency, building shape should be simple and repetitive. 


 ii.  Building Height – 


The cost of a building may be affected by building height. A building may be of such height that it exceeds prevailing capacities in terms of available construction equipment and contractor experience. Of the various mechanical systems which serve an apartment building, each has various increments and “step-up” points. For example, there is a situation such that the addition of a single extra floor could require a substantial increase in elevator service either through an additional elevator or an expensive increase in elevator speed Similar situations exist for fire, plumbing, and electrical, and opinions of the various consultants.


iii.  Length and Width – 


Building length or width are generally proportionate to increase in area, however, as with other such items, there are step-up points at which there are disproportionately large increases in cost for slight dimensional increases.


iv. Wind Bracing -


Wind bracing becomes a structural design consideration in buildings beyond the 10-to 12-story range, and one must then consider measures which may be introduced to resist the overturning tendency due to wind loads. Wind bracing may be achieved by introduction of various structural measures. The extent and, therefore, the expense of these measures may be reduced if the building shape itself contributes to wind bracing.


v. Structural systems


Concrete – The most common structural system presently employed for medium- to high-rise apartment construction is flat-plate cast-in-place reinforced concrete with randomly placed columns. This structural approach has certain advantages which make it particularly adaptable to apartment construction.


Steel – Although much less common than cast-in place concrete, steel frame structures are also employed in the construction of apartment buildings Limitations As a rule of thumb, spacing between concrete columns may economically be in the range of 12- to 18-ft centers and spacing for steel Columns may range from 16 to 24 ft.


 Systems Approach – Any discussion of structural considerations in conjunction with housing must recognize that the housing industry appears to be at the beginning of an era of greatly increased pre fabrication, which is leading towards full systems building and industrialization of the building process


vi. Elevators – 


There are four variables involved in elevators Selection, as necessary for an efficient solution –


1. Travel distance

2. Elevator speed

3. Elevator capacity

4. Building population


vii.  Safety – In general, the architect may choose only among accepted and approved procedures as set down in codes. In most codes, two means of egress must be provided within specified distances from each dwelling unit except in the case of duplexes, which frequently require an additional means of egress off the corridors, usually by means of an escape balcony. However,effectively preclude the use of scissor stairs, in many cases by limiting the allowable length of dead-end corridors. Fire escapes are usually required for construction that is not fireproof; and sprinklers, smoke doors, fire detectors, and alarms are additionally required for various classifications of construction in some codes.


viii.  Plumbing – Vertical plumbing risers and waste lines or” plumbing stacks” are expensive due to both material and labor costs. Reduction in the number of stacks saves money and is, therefore, to a greater or lesser extent advantageous and advisable.


ix. Ventilation – Interior spaces such as bathrooms, interior kitchens, and public halls require mechanical exhausting. In making preliminary layouts, to determine the floor area to be allocated to exhaust ducts.


x.   Heating and Cooling- In most cases, planning and spatial lay out are not significantly influenced by heating and/or cooling units and their lines of supply. The most common exception is the case in which ducts deliver conditioned air from either a central source or a unit in the apartment. In such a case, ducts may be of such size as to become a planning factor. Otherwise, heating or cooling units are served either by hot and/or chilled water pipes or electric conduct.


6.  Various Permission required for Apartment construction


For constructing an Apartment building various noc’s and building permissions are required. Local Bodies like, Pune Municipal Corporation, PMRDA, PCMC grant the permission for Apartment Building construction. Permission consist in various form of noc’s,  For example, NA Order, Plinth Checking, Garden Noc,  Water Noc and Drainage Noc etc.


7.     FAQ about Apartment Design


i.  What is difference between flat and apartment?


Flat and apartments usually refers as a self-contained residential unit with its own front door, bathroom, toilet and kitchen. In the same vein, the word apartment known as purpose-built unit in a building, where as flat refers as a converted unit in an older building. You can check in details here also, https://en.wikipedia.org/wiki/Apartment


ii.  Do I decorate single room apartment?


Interior designers do apartment designing work. Single room apartment decoration costs around 1-2 lakhs.


 iii.  Which is better apartment or house?


Apartment and house both are the best, but in most cases living in a house offers more space than you would get with an apartment.


 iv.  What is a multistorey apartment?


A multistorey apartment is a housing unit in a multistoried building which has multiple storeys, it also contains vertical circulation in the form of ramps, stairs and lifts.


v.  What are amenities in apartments?


There are many apartment amenities like, fitness center, business center, balconies, laundry room, swimming pool, childcare centre, playground, community room, garden and senior citizen space etc.


 vi.  What are the different types of apartment?


The apartments is usually classified by size and number of rooms. Whereas, Large apartments known as 3+ bedroom apartments, penthouse, duplex or triplex and parlor floor etc., medium apartment known as 2 bedroom apartment, 1 bedroom apartment, flex, junior 1 bedroom apartment, Garden apartment, shotgun apartment, basement apartment and flat etc. moreover, tiny apartment known as studio apartment, alcove apartment, convertible apartment, micro apartment, Single room occupancy unit etc.



Landscape Architect


Know more about Landscape Design Architect             


Landscape design architect creates beautiful outdoor spaces. The term landscape design covers two apparently contradictory elements. Landscape is traditionally thought to refer to undisturbed natural landscapes, and design is evidently artificial. But we must recognize that untouched landscapes are almost absent from large parts of the world, or exist only as a temporarily abandoned terrain subject solely to sporadic attacks. Built and unbuilt land are today strongly related in a dialectic relationship. This has also generated a spatial way of thinking in landscape design, comparable with architectural or town planning design processes .Landscape design architect plan design public outdoor spaces, such as gardens, campuses, parks, commercial centers, waterfront development, resorts, Institutional and industrial.


1.  Design Rules


A very basic rule landscape architect need to be in follow is that the building should be linked with the site.  There are regulations about the distance of walls and fences from boundaries are laid down in the Law on the Rights of Neighbours and the individual state building regulations. The normal situation is that every house owner has to fence the right-hand side of their boundary as seen from the road. The joint back is to be fenced communally, i.e. the costs of minimal fencing (wire mesh fence, height = 1.25 m are to be shared. If a house owner has a sole duty of enclosure, then they must bear the cost of fencing alone and the fencing must stand on their own property. If the enclosure duty is shared, then the barrier must be centred on the boundary. There is a general duty of enclosure when it is usual in the location. Walls and retaining walls including enclosures do not require.


2. Cost required for Landscape Design


The cost involve in the Landscape design are extraordinary high. Landscape design architect may charge the cost for Landscape design on lump sum basis or at the 5% of total cost for comprehensive architectural services.


 Design Parameters involved in Landscape


Aesthetic landscape compositions are congenial solutions for a space, which form an inseparable unit with buildings or town planning. So it is evident that landscape design architects are integrated into the project team right from the start, like structural or services engineers. The Foundation aspect in landscape design architect as follows –


  i.  Horizontal aspects –


The general structuring of outdoor areas in context with the surroundings is regarded as a horizontal aspect. This is a fundamental organization following considerations like idea, function, design and form. It can produce horizontal results like paving, lawns etc. and also vertical like buildings, trees, pergolas etc.

According to concept, items can be related to each other, repeated or contrasted; or a number of items can be superimposed. Open areas can, for example, continue themes or materials from

Buildings or provide a contrast. The ideal is to produce a central theme without functional limitations and then develop a design to make it readable.


ii.  Vertical aspects–


It is the concepts for outdoor areas derive from the fundamental horizontal aspects and substantiate them. Not only is the selection of materials important but also the spatial contexts of the immediate surroundings. If there is a dip or a rise in the field of view, this lends the space to different interpretations. On the peak of a rise or in an open area, a roof, object or shelter can offer an impression of spatial definition. In street environments, trees can reduce the proportions of high buildings to a human scale and create small spaces within large. Vertical aspects, whether built or planted, should be to a sensible scale and integrate seamlessly into the overall concept of landscape architecture.


 iii.       Form of illustration

The decision how to illustrate with plans or drawings depends greatly on the stage of the project work. In the preliminary design and actual design phases, hand sketches and drawings can even today still contribute to a project’s presentation. At these stages, forms of illustration have a great significance.


iv.  Design of earthworks –


Modelled areas of ground are generally perceived as pleasant and interesting which can have a strong effect on the perception of as pace. The human eye looks for viewpoints and fixed objects in an open area. An example of this is the common hilly landscape with meadows, farmland and isolated trees in open man-made countryside. This impression can be achieved with intentionally designed terrain modelling as an addition to vertical structures or plants. Homogeneously occupied areas (lawns, ground-cover planting of uniform height, paving), with sunken centres in particular,make spaces seem larger. Wavy or hilly ground modelling can also enlarge the impression of space. According to the situation,this can enable economic synergies to be gained through the management of earth quantities. While designing landscape, there are many factors compacted like Preservation of topsoil, Slope Protection, Soil formation, Soil Loosening, soil improvement,  etc.


 v.  Design aspects of walls and fences –


During the planning stage of landscape design it should generally be noted that walls and fences form vertical optical barriers. This should be used intentionally to create spaces or particular views. Individual spaces can be created out of large areas either geometrically or also organically. The selection of materials should consider the overall design concept. For Instance, paving can be of materials natural stone, brick etc. that ‘grow out of their original location, and can be continued into walls to create a tranquil and homogeneous effect. Walls and fencing offer a multitude of design forms and types. Like, Wooden Fences, Metal Fences, Metal mesh or grilles etc.


vi.  Freestanding walls and Retaining Walls –

Freestanding walls are only subject to damp from the soil through the foundations and there less problematic in the choice of materials. Whereas Retaining walls can be self-supporting of concrete with facing brick or of dry stone.


vii. Copings -


The tops of walls must be protected against rain and snow by covering them with large slabs or stones. The coping element should have a cross-fall of at least 0.5%. Longitudinal joints in the coping are not allowed and butt joints must be at right angles to the wall centre-line.


viii.  Pergolas and trellises – 


In addition to the selection of a material for the planned pergola, its position within the outdoor area needs to be considered carefully. Large pergolas form spaces almost like buildings, and should be justified by their function or particular aesthetic value. Pergolas can lead to special places or viewpoints and can be used to divide spaces and/or as a sitting area Pergolas with climbing plants should be detailed in accordance with the particular characteristics of the intended plant (spacing of supports for climbing or winding plants.




For the design of paths and paved areas, questions of proportion are important and the selection of materials is decisive. Firstly ,the correct dimensions for path width, free paved areas and enclosed spaces need to be determined according to the use and surroundings. Where as Steps overcome height differences: they are therefore always Significant as a vertical design aspect and require detailed matching to the overall theme. Flat and wide steps with low risers appear softer, more spacious and stronger in design. The steeper and narrower the steps, the more functional the impression.


x.   Rainwater Management and drainage–

Rainwater management is urgently suggested for ecological and economic reasons in order to preserve the natural rainwater cycle as far as possible. The basic principle of rainwater management is to avoid, reduce or at least greatly delay surface water running off into the drains where it arrives or in the immediate vicinity. Certainly, Drainage is generally differentiated into linear or point drainage. Depending on the surfacing, surface falls should be provided to drain surface water appropriately at all times of year.




5. FAQ about home, Terrace or any Landscape Design



i.   What are the 6main types of landscapes?


There are different types of landscapes. https://en.wikipedia.org/wiki/Landscape, like, desert, taiga, wetland, mountain range, cliff, littoral zone, coast, tundra, shrub land, forest, rain forest, woodland, moors etc.


 ii.  What is the difference between architect and landscape architect?


Architect Design structures, such as residential buildings or commercial buildings, whereas Landscape architects Provides plan for the outdoor areas around structures, as design work is the fundamental difference between architect and Landscape Architect. 


iii.  How do I find landscape architect in pune?


Speak with number of landscape architect and discuss with them about your budget and project. You can take reference from your contact also. The best way to post enquiry on https://foot2feet.com/construction-services/architect-in-pune/ about architectural services, here you will get quotation from several architect. 


iv. What is difference between natural and man made landscape?


Natural Landscape is an environment which exist even in man’s absence, certainly its not affected by human activities. In the same vein Manmade landscape is the art of designing the drives, lawns, walks, gardens and shrubs  with the help of natural elements like stones, bricks, water, landforms and many more. 


v.  What is cheapest rock for landscaping?


Crushed gravel and pea gravel are the cheapest landscapes rocks. 


vi. How do you landscape the front of your house?


Enormous foundation planting along the front of your house will make good landscape look. 



House Design Architect


Know more about House Design Architect   


Architect is an expert professional who mixed up art and science of design, plan and look into the construction of a erecting building or house. They always make sure that design of a house make sense. Architecture field includes a wide variety of designing and planning, likewise they plan design develop present and oversees of all sort of project. House design architect also known as residential architect.


2. Roles of House design architect


House design Architect plays a very important role in construction of a home. In the same vein they are responsible for visual appearance of a house before final structural design.Whereas they are also responsible for decorating home interior as well as exterior. Architects are involved in all kind of construction activities from simple 1 bedroom house to multi story commercial complex. They usually hire for many things like, kitchen designer, furniture ideas for bedroom, design a modern home, living room interior etc.


 How to select best house design architect


To live in a mesmerizing home is the dream of an every individual. But its very rare to choose an architect who will fulfill our all the requirement! Now Foot2Feet made easy with its intermediary-free, transparent, reliable online platform where you get instant access to many house design architect in Pune.


Cost to hire house design architect      


Costs to hire house design architect is depends on what kind of house you want, what services you want your architect to provide, and what kind of architect you want. Some architect charge on percentage of total construction cost where as some architect cost on lump sum basis                               


FAQ about House Design Architect   


i.  What is the difference between an architect and a home designer?


Architects and interior designers are expert professionals who design the plans. The very basic difference is architect design buildings where as home designers use fixtures, furniture and other accessories to create a finished look and functional spaces inside a house


ii. How long does it take for an architect to design a house?


Generally, new home design or remodel a house takes upto 5/6 months to design, draft, and coordinate through the consultant, whereas to draw a house plan it takes less than 1 day or it’s done it within some hours also.


iii. How much does it cost to hire an architect for a home addition?


Cost to hire architect for home addition is same as its cost for the new construction. Generally architects charge at 3%  of the total construction cost.


iv. What is a 1.5 story house called?     


1.5 story house or one-and-a-half storey house is a detatched home which has a second floor that is about half the size of the main floor, but is off to one side. So this style of home called as half storey house.


v. What are the four types of houses?


There are various types of houses for example Attached, Detached House, Semi Detached, twin house, Duplex or Triplex.



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

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.


Suppose the Authority considers that the site is insanitary, incapable of being well-drained, or dangerous to construct a building on. In that case, 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 appropriately drained in this case there, one cannot construct anything on the land without considering the regulations. This information about reservations and their use is essential 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.


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 3.10 Transfer of Land Under D.P Sites (Other than D.P. Road) In Leau of FSI


If in any development proposal, the owner desires to hand over the reserved site/area free of cost to the Authority, then FSI of such reserved site/area equivalent to the TDR may be allowed to be utilized on the remaining land. The transfer deed to that effect shall be executed, and the FSI calculation shall be mentioned in the plans of the development proposal. In the case of plotted layout, distribution of FSI on plots in pursuance of such transfer shall be as desired by the owner and up to maximum building potential according to road width as mentioned in Regulation No.6.3. It may differ from plot to plot; however, the receiving plot shall front on the road having minimum 9.0 m. width. If some FSI remains unutilized, the owner shall be entitled for TDR against the remaining FSI. In such cases where in-situ FSI is proposed to be used, the DRC procedure shall not be insisted on.


3.11 Relocation of D.P/R.P Sites/Roads


If the land proposed to be laid out for any development is affected by any reservations of public purposes, the Authority may allow adjusting the location of such reservation to suit development without altering the area of such reservation. Provided that such shifting of the reservations shall not be permitted :-


a)  If the reservation proposed to be relocated is in parts.


b)  If the reservation proposed to be relocated is beyond 500 m. from the original location in the Development Plan.


c)  If the reservation proposed to be relocated is beyond the holding of the same owner.


d)  Unless the alternative location and size are at least similar to the location and size of the Development Plan as regards access, levels, etc.


e)  If the reservation is already relocated under these regulations.


f)  If the land is reserved considering its geographical location like Bio-Diversity Proposal, Nallah training reservation, etc., and;


g)  Unless the relocation is within the area covered by the layout or development permission under sanction.


All such relocation of the reservations shall be carried out by the Authority and shall be reported to the Government and Director of Town Planning, Maharashtra State at the time of sanctioning the development permission. The Development Plan is deemed to be modified to that extent. Notwithstanding anything contained in this regulation, the relocation of the reservation from a land may also be permitted on any land within 300 meters belonging to the other owner’s land if the said other owner consents (by way of registered deed) to such relocation of reservation on his land and consents to hand over his land to the Planning Authority where reservation is proposed to be relocated instead of TDR and also subject to restrictions mentioned in above sub Regulation No. (d), (e), and (f). In such case, the other owner may not insist on submitting the layout or development proposal for his land.


In case of shifting of road alignment, the same shall be allowed without change in the inlet & outlet points and also, without affecting the smooth flow of traffic.


Provided that such shifting shall be carried out by the Authority in consultation with the Divisional Joint Director of Town Planning in case of D-class Municipal Corporations, Municipal Councils, NagarPanchayats, and Regional Plan areas.


In such case of shifting, the Development Plan/Regional Plan shall be deemed to be modified to that extent.


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


Provision for Amenity Space in UDCPR 2020


Minimum Plot Area for Various Uses in UDCPR 2020


Provision for Inclusive Housing in UDCPR 2020


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


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


Entitlement of FSI for Road Widening or Construction of New Roads or Surrender of Reserved Land 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. 7.2 Entitlement of FSI for Road Widening or Construction of New Roads/Surrender of Reserved Land


The Authority may permit on the same plot, additional FSI of the area required for road widening or for construction of a new road proposed under the Development Plan/Regional Plan/Planning Proposal, and also service road proposed to NH/SH/MDR/ODR whether shown on plan or not, if the owner (including the lessee) of such land surrenders such land without claiming any monetary compensation in lieu thereof and hands over the same free from encumbrances to the satisfaction of the Authority. FSI generated against the surrender of land, shall be in proportion to the provisions mentioned in Regulation of TDR and may be utilized on the remaining land within the building potential mentioned in Table 6-A, 6-G, and 6-H of Regulation No.6.1, 6.3 and 6.4 respectively, whichever is applicable. If desired by the owner, TDR, wherever applicable, may be granted against such surrendered land instead of utilizing FSI on the remaining land. Such TDR shall be allowed to be utilized as a Development Right in accordance with the provisions regulating the Transfer of Development Rights (TDR). Thereafter, the road shall be transferred in the city survey records/revenue records in the name of the Authority and shall vest in it becoming part of a public street.


Provided further that, this concession shall not be granted in respect of:-


a) Roads in the areas of the Town Planning Scheme are the proposals for the scheme.


b) Cases mentioned in the provision of TDR as mentioned in Regulation No.11.2.3.



Related Regulations to Rule No. 7


Rule No. 7.0 in UDCPR 2020


Development and Redevelopment Of Staff Quarters Of the State Government or Its Statuary Bodies or Planning Authority 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


Regulations for Permissible FSI in Non Congested Area In Maharashtra in UDCPR 2020

For the construction of any building, there is a restriction of floor space to be used. It is called as FSI (Floor space Index). Also, we have to provide distance from the plot boundary which is called as marginal distance or setbacks.


UDCPR 2020 Chapter 6 is all about Regulations for FSI & Marginal distance.


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. 6.3 Permissible FSI


Permissible basic FSI, additional FSI on payment of premium, Permissible TDR Loading on a plot in a non-congested area for Residential and Residential with mixed uses and other buildings in developable zones like residential, commercial, public-semi-public, etc. shall be as given in Table 6-G below :-


Table 6-G 

Sr. No.Road width in metersBasic FSIFor all Municipal Corporations (2) CIDCO as Planning Authority by Virtue of NTDAFor remaining Authorities/Areas
   FSI on payment of premiumMaximum permissible TDR loadingMaximum building potential on plot, including in-situ FSIFSI on payment of premiumMaximum permissible TDR loadingMaximum building potential on plot, including in-situ FSI
1Below 9.0 m.1.10----1.10----1.10
29.0 m. and above but below 12.0 m.1.100.500.402.000.300.301.70
312.0 m. and above but below 15.0 m.1.100.500.652.250.300.602.00
415.0 m. and above but below 24.0 m.1.100.500.902.500.300.702.10
524.0 m. and above but below 30.0 m.1.100.501.152.750.300.902.30
630.0 m. and above1.100.501.403.000.301.102.50


Note –


i)  In addition to the above, ancillary area FSI up to the extent of 60% of the proposed FSI in the development permission (including Basic FSI, Premium FSI, and TDR but excluding the area covered in Regulation No.6.8) shall be allowed with the payment of premium as specified in Regulation No.6.1.1.This shall be applicable to all buildings in all zones.

Provided that in case of non-residential use, the extent of ancillary area FSI shall be up to 80%. No separate calculation shall be required to be done for this ancillary area FSI. The entire FSI in the development permission shall be calculated and shall be measured with reference to permissible FSI, premium FSI, TDR, and additional FSI including ancillary area FSI added therein.

Provided further that, this ancillary area FSI shall be applicable to all other schemes like TOD, PMAY, ITP, IT, MHADA, etc., except 


Rehabilitation component in SRA. In the result, free of FSI items in the said schemes, if any, other than those mentioned in UDCPR, shall stand deleted.


ii)  The column of TDR shall not be applicable for the area, where there is no Planning Authority, and accordingly, values in subsequent columns shall stand modified.


iii)  The maximum permissible limits of FSI specified in the Table above, may be allowed to be exceeded in cases mentioned in Chapter 7, where higher FSI is permissible over and above the limit specified in the above table.


iv)  Maximum permissible building potential on plot mentioned under column No.6 or 9 shall be exclusive of FSI allowed for Inclusive Housing as per Regulation No.3.8. There is no priority fixed to utilize premium FSI or TDR as mentioned in Column No.4, 5 and 7, 8. (1) However the Authority, considering the local situation, may allow utilization of premium FSI and TDR, in equal proportion of permissible premium FSI and TDR mentioned in column No.4, 5 and 7, 8. (e.g. if out of premium FSI mentioned in column No.4 & 7, 40% is proposed to be utilized then out of TDR mentioned in column No.5 & 8, 40% TDR shall also be utilized.) In such cases the Authority shall issue written, well-reasoned speaking orders to that effect. Other conditions of TDR utilization shall be applicable as per the TDR Regulations No.11.2. In respect of service roads, shown on the development plan or in the approved layout, or plots facing on a major road, however deriving access from other roads, the width of highway or major road shall be considered for entitlement of building potential as per column 6 or 9 of the above table, as the case may be.


v)  Out of the quantum of TDR mentioned in Column No.5 or 8 minimum 30% and subject to a maximum 50% of TDR shall be utilized out of the TDR generated from Slum Rehabilitation Scheme (Slum TDR) / Urban Renewal TDR / (2) TDR generated from the area of notified URP as per Regulation No.14.8.8(iv)(c)(i) / Amenity construction TDR (till generation of URT). If such TDR is not available, then other TDR may be used.


vi)  The restrictions of road width mentioned above shall not be applicable in cases where, the permissible FSI is more than the basic FSI in various schemes such as slum rehabilitation schemes, redevelopment of dangerous buildings, cluster development for the congested (core) area, redevelopment of MHADA buildings, TOD, etc. in such scheme, regulations of the respective scheme shall be applicable. (3) However, for special buildings, as mentioned in Regulation No.1.3(93)(xiv), provisions mentioned in Regulation No.3.3.9 shall be applicable.

vii)  The maximum limits of FSI prescribed above shall be applicable to (a) fresh permission (viz. Green-field development (i.e., building on a vacant plot of land) and brown-field development (i.e., cases of addition to an existing building where a permissible FSI has not been exhausted.) and also to (b) an existing building that has not been granted full occupation certificate. The cases of existing buildings shall be subject to the production of a stability certificate from the structural engineer.


viii) Premium - The rate of premium for the premium F.S.I., as mentioned in Columns No.4 and 7 above shall be 35% of the rate of the said land mentioned in the Annual Statement of Rates without considering the guidelines therein. Apportionment of such amount between Authority and Government shall be as decided by Government from time to time. The government premium, if to be paid, shall be deposited by the Authority in the specified head of government account. In the area of Regional Plans, the entire premium shall be paid to the Government through the District offices of the Town Planning and Valuation Department.


ix)  Basic FSI and premium FSI for unauthorisedly subdivided plots having an area of up to 0.4 ha. Shall be (2) 75% of the quantum mentioned in columns No.3, 4 & 7, and the TDR shall be to the extent of 50% of the quantum mentioned in columns No.5 & 8. This provision shall be subject to provisions in Regulation No.3.4.1(i)(a) and (c), wherein the plot shall be entitled for full potential.


x)  The utilization of TDR mentioned in the above table would be available to an existing road width of 9.0 m. and above so marked under the relevant Act.


xi) For plots regularised under the Maharashtra Gunthewari Development (Regularisation, Upgradation, and Control) Act 2001, these regulations shall apply, and allowance of TDR in columns No.5 and 8 shall be to the extent of 50%. This shall also be applicable for cases mentioned in Regulation No.3.4.1(i)(b).


xii) In case plots have an approach by a dead-end road, (point access), the potential of the plot mentioned in the above table shall be permissible if the length of such access road does not exceed 100 m.


xiii) If the strip of land/plot adjacent to the road is surrendered by the owner to the authority for road widening, then the benefit of a widened road in terms of building potential, and permissible height shall be granted subject to the condition that such road widening shall result in widening of road from junction of roads (or origin of road) to junction of roads (or T junction).


xiv) The entire area of a plot may be considered for calculating the potential of the plot in respect of premium FSI + TDR, but not the basic FSI. Basic FSI shall be calculated on the area of the plot remaining with the owner after deducting area under D.P. road/road widening/reservations and amenity space. This shall be applicable in cases where a reservation area or amenity space is handed over to the authority.


xv) If any road of width less than 9.0 m. is proposed to be widened to 9.0 m. by the Authority under the provisions of the Municipal Corporation or Municipal Council Act, by prescribing the line of street considering 4.5 m. from the center line of the existing road and owner of the plot hands over such affected strip along such road to the authority, then he may be entitled to FSI and potentially applicable to 9.0 m. road. (2) This shall be applicable to roads in congested areas also.


Rule No. 6.5 FSI Of Green Belt


Basic FSI, along with the full potential of premium FSI and TDR of the green belt zone shown on the Development Plan/Regional Plan, may be allowed on the remaining land of the owner by counting the area of the green belt in the gross area of the plot subject to the condition that the area shall always be under tree cover. The owner shall plant trees in this area with proper planning at the rate of a minimum of 100 trees per hectare that should have survived for at least one year prior to issuance of the occupation certificate.


Rule No. 6.6 Calculation Of Built-Up Area For The Purposes Of FSI


An outer periphery of the construction floor-wise (P-line), including everything but excluding ducts, voids, and items in Regulation No. 6.8, shall be calculated for the purpose of computation of FSI. The open balcony, double-height terraces, and cupboard shall also be included in the P-line of a respective floor, irrespective of its use/function. If part of the stilt, podium, or basement is proposed for habitation purposes or for the construction that is counted in FSI, then such construction shall also be measured in the P-line in that respective floor.



Related Regulations to Rule No.6 - 


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


What are the Regulations for Height of Building in UDCPR 2020?


What is the Calculation of FSI Pline and its exemption in UDCPR 2020?


What are the Projections allowed in Front and Side Margin as per UDCPR 2020?


Industrial Building Regulations of FSI, Marginal Distances and Plot Area in UDCPR 2020


What are the Setback, Marginal, Distance, Height in Non Congested Area in Maharashtra in UDCPR 2020


What are the Setback, Marginal, Distance, Height, and Permissible FSI in Gaothan or Congested Area in Maharashtra in UDCPR 2020


Terminology used in Building Byelaws

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.


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…


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 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.


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

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.)


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 )


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

Must Know Factor of Your Land

Are planning to buy / sell any land ? 

Are  you looking to develop a land ? 

Are you looking for joint venture of you land with any builder ? 


Here is what you must know about your land before you buy it.

  1. For any Investment in land for Buy , Sell, Develop or Joint venture legal rights, clear 7/12 extract (7-12 उतारा), title clear certificate, with no litigations or with undisputed rights to seller are must.
  2. There is also a common misconception for that clear ownership rights is all enough for any kind of development (eg-  residential, bungalow, commercial, industrial, institutional etc…) Title & search report clarify ownership rights of land but it does not clarify development uses of the land. So a wise decision in land deal is to consider various parameters of land development. Few of them are explained below

Zone of plot –

  1. Land zone is most important factor for any kind of use of land. Planning authority plans various zones in development Plan. These zones are like Residential (R zone), Commercial Zone, Industrial Zone, Agriculture Zone…
  2. One cannot develop the land for any other purpose except those decided by planning authority or government. (eg- residential building, industry etc…)
  3. Zone conversion is not easy to go process. Unless it matches certain parameters of access road, distance from Gotham, land area etc. zone cannot be converted.
  4. Most of cases zone change is permitted after payment of certain charges to government.

Access Road –

  1. Many times plot are purchased with 10 feet or 20 feet access road. It do not serve all development purpose of user.
  2. eg – commercial building must have min 12 M road. (In non congested area)
  3. On any highway or major roads, one cannot develop area without leaving certain distance from road.
  4. If access road is not of required width then planning authority do not allow such development.

Reservations –

  1. Reservation are not necessarily to be marked on site. So verification in development / regional plan & on site is recommended.
  2. Most of the natural reservations cannot be developed & no FSI / TDR as compensation is given to owner. These natural reservation include River blue Line, Area Under Nala, Hill Top & Hill slope, BDP (Bio Diversity Park), etc…
  3. For some reservations owner gets FSI / TDR (sometimes 2 times of land area) after handing over such land to authority. Eg – D.P Road, Garden, Metro station, Fire station etc…
  4. Some reservations can be developed by owner/ developer under certain restrictions.

Factors affecting planning and construction area –

  1. Various factors affect plot & permissible development on such plot. In such case desired construction area may or may not be achieved.
  2. These factors are like plot shape, plot sizes, land slope, Height limitations etc…
  3. Few other factors are like Electric lines, building control line, buffer zone, distance from railway line, airport vicinity zone, etc.. Plot in these cases can be developed after leaving certain distance from such factors.