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Unravel Pune's land surveying mysteries! From high-tech tools to hidden legal traps, this guide empowers you to secure your real estate dreams. Don't build on shaky ground – discover how expert surveyors can save you lakhs!
Introduction
In this comprehensive guide, we'll dive deep into the world of private land surveys in Pune, exploring why they're crucial, how they're conducted, and why choosing the right surveyor can make all the difference in your property journey.
The Importance of Land Surveys in Pune's Booming Real Estate Market
Pune, the cultural capital of Maharashtra, has been witnessing a real estate boom in recent years. With rapid urbanization and increasing property values, accurate land surveys have become more critical than ever. A precise land survey can:
1. Prevent boundary disputes with neighbors
2. Ensure compliance with local zoning laws
3. Facilitate smooth property transactions
4. Aid in proper urban planning and development
But what exactly is a land survey, and why should you care? Let's break it down.
Understanding Land Surveys: More Than Just Measuring Land
A land survey is not just about measuring the size of a plot. It's a complex process that involves:
1. Determining precise property boundaries
2. Identifying easements and encroachments
3. Locating utilities and other underground structures
4. Assessing topographical features
In Pune's diverse landscape, from the bustling city center to the serene outskirts, each survey presents unique challenges. This is where the expertise of a skilled land surveyor comes into play.
The Role of a Land Surveyor in Pune
A land surveyor in Pune wears many hats. They are part detective, part historian, and part high-tech wizard. Their job involves:
1. Researching historical property records
2. Using advanced surveying equipment like total stations
3. Applying complex mathematical calculations
4. Creating detailed maps and reports
But not all surveyors are created equal. When it comes to private land surveys in Pune, you need someone who understands the local terrain, regulations, and property history.
Types of Land Surveys in Pune
Depending on your needs, there are several types of land surveys you might encounter:
1. Boundary Surveys: Determine the exact boundaries of a property
2. Topographic Surveys: Map the contours and features of the land
3. Construction Surveys: Guide the precise placement of structures
4. ALTA/NSPS Land Title Surveys: Comprehensive surveys for commercial properties
Each type requires specific expertise and equipment, making the choice of your surveyor important.
The Land Surveying Process: A Step-by-Step Guide
Ever wondered what goes on during a land survey? Here's a simplified breakdown:
1. Initial Research: The surveyor studies existing property records and maps.
2. Field Work: Using high-tech equipment, the surveyor takes measurements and identifies key features.
3. Data Analysis: The collected data is processed and analyzed.
4. Map Creation: A detailed map of the property is created.
5. Report Preparation: A comprehensive report is prepared, detailing the findings.
This process can take anywhere from a few days to several weeks, depending on the complexity of the survey.
Here are the details of the Step-by-Step Process:
1. Initial Research
This important first step involves extensive document review and historical research. The surveyor:
- Examines property deeds, titles, and legal descriptions
- Studies previous survey records and plat maps
- Investigates historical land records at local government offices
- Researches adjoining property information
- Reviews zoning regulations and local ordinances
- Checks for any easements or rights-of-way
- Analyzes aerial photographs and satellite imagery
This research provides context for the survey and helps identify potential boundary issues or discrepancies before fieldwork begins.
2. Field Work
This is the on-site phase where surveyors gather precise measurements and data. It involves:
- Setting up base stations for GPS reference
- Using total stations to measure angles and distances
- Employing GPS receivers for precise positioning
- Identifying and verifying property corners and boundaries
- Locating natural and man-made features (trees, structures, utilities)
- Taking photographs for documentation
- Using drones for aerial mapping of larger areas
- Marking boundaries with stakes or flags
- Measuring elevations and creating contour maps if required
Surveyors may also interview property owners or neighbors to gather additional information about boundary locations or historical land use.
3. Data Analysis
After fieldwork, surveyors process and analyze the collected data. This involves:
- Downloading and organizing raw data from survey equipment
- Using specialized software to process GPS and total station measurements
- Comparing field measurements with deed descriptions and historical records
- Resolving any discrepancies between measured and recorded data
- Performing complex mathematical calculations to determine precise boundary locations
- Analyzing topographical data to create elevation models
- Identifying any encroachments or boundary conflicts
- Verifying compliance with local zoning and building regulations
This step is critical for ensuring the accuracy and reliability of the survey results.
4. Map Creation
Using the analyzed data, surveyors create detailed maps or plats. This process includes:
- Using CAD (Computer-Aided Design) software to draft survey drawings
- Creating precise scale drawings of the property
- Depicting property lines, easements, and rights-of-way
- Showing locations of structures, utilities, and natural features
- Including legal descriptions and area calculations
- Adding notes about any special conditions or findings
- Ensuring the map meets local and state standards for survey plats
The resulting map is a comprehensive visual representation of the property and its features.
5. Report Preparation
The final step is compiling a detailed written report. This typically includes:
- A narrative description of the survey process and findings
- Explanation of any boundary discrepancies or issues discovered
- Details of the methods and equipment used
- Copies of relevant historical documents and previous surveys
- The newly created survey map or plat
- Photographs taken during the survey
- Certifications and statements of accuracy
- Recommendations for resolving any boundary issues
- An explanation of any limitations of the survey
This report serves as a legal document and provides a comprehensive record of the survey process and results.
Each of these steps is essential to producing an accurate and legally valid land survey. The process can take anywhere from a few days to several weeks, depending on the complexity of the property and any issues encountered during the survey. The thoroughness of this process ensures that property owners, buyers, and developers have reliable information for decision-making and legal purposes.
Technology in Land Surveying: The Game Changer
Gone are the days of simple chains and compasses. Modern land surveying in Pune employs cutting-edge technology:
1. Total Station Surveys: These electronic theodolites measure angles and distances with high precision.
2. GPS Systems: Satellite technology for accurate positioning.
3. LiDAR: Light Detection and Ranging for creating 3D models of the terrain.
4. Drones: For aerial mapping of large or inaccessible areas.
These technologies have revolutionized the field, making surveys faster, more accurate, and more comprehensive than ever before.
The Cost of Land Surveying in Pune: An Investment in Accuracy
One of the most common questions property owners have is about the cost of a land survey. In Pune, the pricing can vary widely based on several factors:
1. Size of the property
2. Complexity of the terrain
3. Type of survey required
4. Urgency of the project
On average, a basic boundary survey for a residential property in Pune can range from ₹15,000 to ₹50,000. More complex surveys, such as topographic surveys or ALTA/NSPS surveys, can cost significantly more, potentially ranging from ₹50,000 to ₹2,00,000 or higher.
It's important to note that these are rough estimates, and actual costs can vary. Always request detailed quotes from multiple surveyors to get an accurate picture of the costs involved.
Choosing the Right Land Surveyor in Pune
Selecting the right surveyor is crucial for ensuring accurate results. Here are some factors to consider:
1. Qualifications and Certifications: Look for surveyors registered with the Institution of Surveyors.
2. Experience: Prioritize surveyors with extensive experience in Pune's diverse landscape.
3. Technology: Ensure they use modern surveying equipment and techniques.
4. References: Ask for and check references from previous clients.
5. Turnaround Time: Discuss the expected timeline for completing the survey.
Remember, the cheapest option isn't always the best. Investing in a high-quality survey can save you from costly disputes and legal issues down the line.
Land Surveying in Civil Engineering: A Crucial Foundation
In the realm of civil engineering, land surveying plays a pivotal role. It forms the foundation upon which all construction projects are built. Here's how surveying in civil engineering impacts various aspects of construction:
1. Site Planning: Accurate surveys help in optimal site utilization.
2. Infrastructure Design: Road alignments, drainage systems, and utility placements all rely on precise survey data.
3. Structural Engineering: Building foundations and structural designs are based on survey information.
4. Environmental Impact Assessment: Surveys help in understanding the project's impact on the surrounding environment.
For civil engineers in Pune, collaborating with skilled land surveyors is not just beneficial – it's essential for project success.
The Future of Land Surveying in Pune
As Pune continues to grow and evolve, so does the field of land surveying. Here are some trends to watch:
1. Increased Use of AI and Machine Learning: For faster data processing and analysis.
2. Integration with BIM (Building Information Modeling): For seamless collaboration in construction projects.
3. Enhanced 3D Mapping Capabilities: For more detailed and interactive property visualizations.
4. Blockchain Technology: For secure and transparent land records management.
These advancements promise to make land surveys even more accurate, efficient, and valuable in the coming years.
Legal Aspects of Land Surveying in Pune
Understanding the legal implications of land surveys is crucial for property owners. In Pune, land surveys play a significant role in:
1. Property Registration: Accurate surveys are required for legal property registration.
2. Dispute Resolution: Survey reports are often used as evidence in property disputes.
3. Compliance with Zoning Laws: Surveys help ensure that construction plans comply with local regulations.
4. Environmental Compliance: Certain surveys are mandated for environmental clearances.
It's always advisable to consult with a legal expert alongside your land surveyor to ensure all legal bases are covered.
The Role of Landscape Surveyors in Pune's Urban Development
While often confused with land surveyors, landscape surveyors play a unique role in Pune's urban development. They focus on:
1. Analyzing the natural features of a site
2. Planning green spaces and recreational areas
3. Assessing environmental impact
4. Designing sustainable landscapes
As Pune strives for sustainable urban growth, the role of landscape surveyors is becoming increasingly important.
Conclusion
Whether you're buying a new property, planning a construction project, or simply want to understand your land better, a high-quality land survey is your first step towards informed decision-making.
Ready to get started with your land survey in Pune? Look no further than Foot2Feet. With our team of experienced surveyors, state-of-the-art technology, and deep understanding of Pune's landscape, we're here to provide you with accurate, reliable, and comprehensive land surveying services.
Visit www.foot2feet.com or call us today to schedule your survey and take the first step towards property confidence.
Frequently Asked Questions (FAQs)
1. How long does a typical land survey take in Pune?
A: The duration can vary widely depending on the size and complexity of the property. A simple residential survey might take 1-2 days, while more complex surveys could take several weeks.
2. Do I need a land survey if I already have property documents?
A: Yes, it's advisable. Property documents may not reflect recent changes or encroachments. A current survey provides up-to-date, accurate information about your property.
3. Can I use GPS on my smartphone for a DIY land survey?
A: While smartphone GPS can give a rough idea, it's not accurate enough for legal or construction purposes. Professional surveyors use specialized equipment for precise measurements.
4. How often should I have my property surveyed?
A: It's recommended to have a new survey done before any property transaction, major construction project, or if you suspect encroachment issues.
5. Are land surveyors in Pune regulated?
A: Yes, land surveyors in India, including Pune, should be registered with the Institution of Surveyors. Always verify a surveyor's credentials before hiring.
UDCPR 2020 Chapter 9 is all about the City Specific Regulations 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. 10.10 Navi Mumbai Municipal Corporation
10.10.1 Basic FSI Permissible for Certain Categories of Plots.
Business or Mercantile use wholly or in combination with the residential use in any other zone mentioned in Regulation, other than Regional Park Zone and No Development Zone, shall be as below.
Provided that, in case of combination, Business or mercantile use shall not be less than 10% of the admissible FSI. Provided further that the area of all such plots taken together in the zone from Node shall not exceed 15% of the area of the relevant zone from the Node.
a. For plots of area below 1000 sq.m. Basic FSI = 1.00
b. For plots of area 1000 sq.m. and above
& fronting on a minimum of 15.0 m. wide road Basic FSI = 1.50
Note :
1) The benefit of the regulation mentioned at (a) above may be extended to plots of land leased out or agreed to be leased out by CIDCO earlier with different (lower) FSI, in Zones other than predominantly Commercial Zone, provided further that all other UDCPR provisions including parking are fully complied with.
2) All plots leased by CIDCO with FSI 1.50 and fronting on roads less than 15.0 m. if any, prior to the sanction of this UDCPR shall be exempted from the 15.0 m. road with criteria.
If the intended development is within the scheme for allotment of land to the project-affected landholders in the defined area contiguous to the villages or within the scheme of allotment of 12.5%/22.5% land to the project-affected landholders, 15% of such FSI may be utilized for the commercial area and FSI permissible shall be 1.50. In such case, the clear marginal open spaces within the plot required to be provided for the purposes of deriving light and ventilation, shall be as follows :-
| Category | Area of plot fronting road (in m.) | Max permissible height of buildings | Min. Marginal Open Spaces (in m.) | ||||
|---|---|---|---|---|---|---|---|
| Front | Side | Side-2 | Rear | ||||
| Row houses with or without common walls | a | 40 m² to less than 150 m² | 13 m | 1.5 | 0.0 | 0.0 | 2.25 |
| b | 150 m² to less than 150 m² | 13 m | 3.0 | 0.0 | 0.0 | 3.0 | |
| Semi-detached building | a | 150 m² to less than 150 m² | 13 m | 1.5 | 2.25 | 0.0 | 2.25 |
| b | 150 m² to less than 150 m² | 13 m | 3.0 | 1.5 | 0.0 | 3.0 | |
| c | 150 m² to less than 300 m² | 13 m | 3.0 | 3.0 | 0.0 | 3.0 | |
| Detached building | a | 450 m² to less than 1000 m² | 13 m | 3.0 | 3.0 | 3.0 | 3.0 |
| b | 1000 m² and above | As per regulations No. 6.2 and 6.3 of these regulations | |||||
3) In the case of a plot where the basis FSI is 1.5 the maximum building potential of the plot including in-situ FSI as mentioned in table 6-G may be allowed to be exceeded by a further 0.5.
10.10.2 Reconstruction/Redevelopment of Building in CIDCO/NMMC Areas
Regulation for reconstruction/redevelopment schemes undertaken by CIDCO/Owner’s Association/Co-operative Housing Society (CHS) in respect of the authorized buildings previously constructed by CIDCO but subsequently destroyed by natural calamities or accidental fires or which have collapsed by aging or are demolished or being demolished under a lawful order of the Municipal Commissioner etc. :-
Reconstruction/Redevelopment, in whole or in part of a building, previously constructed by CIDCO (not being a building wholly occupied by warehousing/Industrial user and also not being an individually owned structure, which has ceased to exist for the reasons mentioned above) or a building constructed by CIDCO which has been declared dilapidated by the Commissioner NMMC or a buildings constructed by CIDCO which is above 30 years of age, irrespective of its status of dilapidation, (hereinafter collectively referred to as “dangerous/dilapidated building”) shall be permissible in accordance with the following Regulations.
Regulation for Reconstruction/Redevelopment :-
1. For redevelopment of buildings or buildings in the housing schemes of CIDCO, containing houses or tenements for
(i) EWS/LIG
(ii) MIG
(iii) HIG
The total permissible FSI shall be as specified in the Table below or Rehab + Incentive FSI as per clause 2(A) & (B), whichever is more and shall be based on gross plot area :-
Table No.10-C | ||
|---|---|---|
| Sr. No. | Category | Permissible FSI |
| i) | Plot area of 1000 sq.mt. or more and having access road of minimum 15.0 m width. | 3.00 |
| ii) | Plots area of 1000 sq. mt. or more and having access road of minimum 9.0 m. width | 2.00 |
| iii) | All other plots have access roads below 9.0 m. width. | 1.80 or Authorised consumed FSI + 50% Incentive whichever is less |
If the entitlement of FSI as above is less than the maximum building potential mentioned in column 6 or 9 of Table 6-G of Regulation No.6.3, then the difference of FSI entitlement shall be availed by payment of premium. Moreover, the maximum building potential mentioned in Table No.6-G shall be allowed considering the road width one step below subject to a road width of a minimum of 12.0 m.
e.g. for the roads as mentioned in Sr.No.3 in Table No.6-G, the maximum building potential shall be considered as given in Sr.No.4.
Identification of dangerous/dilapidated buildings shall be done by a Committee under the Chairmanship of the Municipal Commissioner, N.M.M.C., comprising Superintendent Engineer, Public Works Department, Thane; Joint Director, Town Planning, Konkan Division; City Engineer, N.M.M.C.; Chief Engineer, CIDCO; Chief Planner, CIDCO and such other members as may be appointed by the Municipal Commissioner, N.M.M.C., having regard to their academic qualifications, technical competence and previous experience in the field of Structural Engineering.
2. Where redevelopment of any dangerous/dilapidated buildings(s) in a Housing Scheme of CIDCO constructed building is undertaken by the Co-op Housing Society or the occupiers of such building(s) or by the lessees of CIDCO, the Rehabilitation area Entitlement, Incentive FSI and sharing of balance FSI shall be as follows:-
A) Rehabilitation Area Entitlement:
i) Under redevelopment of any dangerous/dilapidated building(s) in a Housing Scheme of CIDCO, the entitlement of rehabilitation are for an existing residential tenement shall be equal to sum total of -
(a) a basic entitlement equivalent to the carpet area of the existing tenement plus 35% thereof, subject to a minimum carpet area of 300 sq. ft. and
(b) an additional entitlement, governed by the size of the plot under redevelopment, in accordance with the Table below :-
Table No - 10 D | |
|---|---|
| The area of the Plot under Redevelopment | Additional Entitlement (As % of the Carpet Area of the Existing Tenement) |
| Up to 4000 sq.m | Nil |
| Above 4000 sq.m to 2 hect | 10% |
| Above 2 hect to 5 hect. | 15% |
| Above 5 hect to 10 hect | 20% |
Explanation: The plot under redevelopment means the total area of the land on which redevelopment of dangerous/dilapidated building(s) is to be undertaken.
Provided that the maximum entitlement of the rehabilitation area shall in no case exceed the maximum limit of carpet area prescribed for the MIG category by the Govt., as applicable on the date of approval of the redevelopment project.
Provided further that the entitlement of rehabilitation area, as admissible under this regulation, shall be exclusive of the area of balcony.
ii) Under redevelopment of any dangerous/dilapidated building(s) in a Housing Scheme of CIDCO, the entitlement of rehabilitation area of any existing authorized commercial unit/amenity unit in the Residential Housing Scheme shall be equal to the carpet area of the existing unit plus 20% thereof.
B) Incentive FSI: Incentive FSI admissible against the FSI required for rehabilitation, as calculated above, shall be based on the ratio (hereinafter referred to as Basic Ratio) of Land Rate (LR) in Rs./sq.m. of the plot under redevelopment as per the Annual Schedule of Rates (ASR) and Rate of Construction (RC)* in Rs./sq.m. applicable to the area as per the ASR and shall be as given in the Table below :-
Table 10-E | |
|---|---|
| Basic Ration (LR / RC) | Incentive (As % of Admissible Rehabilitation Area) |
| Above 3.00 | 70% |
| Above 2.00 and up to 3.00 | 80% |
| Above 1.00 and up to 2.00 | 90% |
| Upto 1.00 | 100% |
Explanation:- RC is the rate of construction in respect of R.C.C. Construction, as published by the Chief Controlling Revenue Authority & Inspector General of Registration, Maharashtra State in the Annual Schedule of Rates.
Provided that the above incentive will be subject to the availability of the FSI on the Plot under redevelopment and its distribution by N.M.M.C., with prior approval of CIDCO.
Provided further that in case there is more than one land rate applicable to different parts of the plot under redevelopment, a weighted average of all the applicable rates shall be taken for calculating the Average Land Rates and the Basic Ratio.
Provided further that the Land Rate (LR) and the Rate of Construction (RC) for calculation of the Basic Ration shall be taken for the year in which the redevelopment project is approved by the authority.
C) Sharing of the Balance FSI :
The FSI remaining in the balance after providing for the rehabilitation and the incentive components, calculated as per (A) and (B) above respectively, shall be shared between the existing or proposed Co-operative Housing Society/Apartment Ownership Association and CIDCO, in the form of built-up area, as given in Table below. The share of CIDCO shall be handed over to CIDCO free of cost.
Table No.10-F | ||
|---|---|---|
| Basic Ratio (LR/RC) | Sharing of Balance FSI | |
| Society / Association Share | CIDCO Share | |
| Above 3.00 | 30% | 70% |
| Above 2.00 and up to 3.00 | 40% | 60% |
| Above 1.00 and up to 2.00 | 50% | 50% |
| Up to 1.00 | 60% | 40% |
Provided that building or buildings under redevelopment in the N.M.M.C. area, up to 20% of the CIDCO’s share in the form of tenement shall be handed over free of cost to the N.M.M.C. N.M.M.C. required the same for rehabilitation of the project affected persons.
2.1 Where redevelopment of dangerous/dilapidated building(s) in a Housing Scheme of CIDCO is undertaken by CIDCO directly or jointly by CIDCO along with the Co-operative Housing Society/Association or the occupiers of such building(s) or by the lessees of CIDCO, the Rehabilitation Area Entitlement, incentive FSI and sharing of balance FSI shall be as follows :
A) Rehabilitation Area Entitlement:
The Rehabilitation Area Entitlement shall be increased by 15% of the existing carpet
area, over and above the Rehabilitation Area Entitlement calculated in (A) of Clause 2 above, subject to the maximum of the size of MIG, prescribed by the Government in the Housing Department.
B) Incentive FSI : Incentive FSI shall be the same as in (B) of Clause 2.
C) Sharing of the balance FSI : There shall be no sharing of the balance FSI, which shall
be entirely available to CIDCO for implementing the Affordable Housing Project. 3. Other
Other requirements/Criteria:
For the purpose of calculating the FSI, the entire area of the layout including widening of existing roads and internal roads but excluding the land earmarked for public amenities shall be considered. Sub-division as well as amalgamation of plots shall be permissible. Amalgamation of more than one Apartment Owners’ Association/Co.op. Hsg. Society (CHS)/Residents’ Association shall be permissible and after such amalgamation, the amalgamated plot should be in the name of the applicant CHS with legal ownership title, without considering the provision made in the Regulation of the DCR. However, consent of at least 70% of leaseholders/occupants who intend to amalgamate such condominium shall be necessary.
In a condominium/plot area, widening of existing roads as per the regular line of street prescribed by the Commissioner, N.M.M.C. or widening of road providing vehicular access to the condominium plot to bring it to the minimum right of way as prescribed in Table No.10-C, shall be permissible for reconstruction/redevelopment, after handing over required stretch of land under road to N.M.M.C., free of cost, duly developed with storm water drains and footpath, if any, to the satisfaction of the Municipal Commissioner.
iii. In the case where there are a number of dangerous/dilapidated buildings on a plot, in such cases, the equivalent land component of such buildings shall be worked out and incentive F.S.I. shall be based on such land component.
iv The normal permissible tenement density per net hectare may be allowed to be exceeded in multiple of F.S.I. permissible.
v. The existing residential premises (other than R + C premises) shall be permitted to be redeveloped for residential users only. No change of use from Residential to Residential cum Commercial shall be permitted. However, in such premises, if the area of such a plot is more than 1000 sq.m. and the same is fronting on a road having a width of 20 mt. and above then it shall be permissible to construct convenience shopping to the extent of 5% of the plot area and if the plot area is more than1000 sq.m. and the plot is fronting on a road having a width of 30 meters and above then this limit for convenience shopping will be upto 10%.
vi. In a condominium/plot area, It shall be mandatory to keep a minimum of 10% or 15%, as the case may be, compulsory recreational open space on the ground clearly open to the sky over and above the podium garden, in the proposed redevelopment project in respect of land area between 2500 sq. mt. to 4000 sq. mt. or more than 4000 sq.mt., respectively.
vii. 5% of the Plot area under reconstruction/redevelopment project shall be surrendered to the Municipal Corporation, free of cost, towards essential amenity area, in case the plot area is more than 2500 sq. mt. The FSI of such amenity area shall be permissible on the balance plot area and the entire area of such amenity space will be considered for computation of FSI, without deducting this area from the gross plot area. However, 1.0 FSI out of amenity space FSI will be deducted from the total permissible FSI. Alternatively, a carpet area equivalent to 5% of the area of the plot Under redevelopment can be constructed within the Scheme, providing Separate access, and handed over to N.M.M.C. free of cost as a Social amenity.
viii. The Layout of the entire condominium/residential/Residential cum commercial premises, duly signed by the Apartment owners’ Association/CHS shall be submitted at the time of Commencement Certificate to ascertain the feasibility of the entire condominium for redevelopment, so that in the future, proper redevelopment of other buildings in the condominium/residential premises is smoothly feasible. However, such redevelopment can be undertaken in a phased manner in respect of one or two buildings likewise as per the approved layout of the entire condominium/residential premises. In case of such partial redevelopment, the infrastructure charges shall also be deposited in proportion to the area under such partial redevelopment.
ix. For the purpose of deciding the authenticity of the age of the structure, if the approval plans of such existing structure are not available, the Municipal Commissioner shall consider other evidence such as Assessment Record, or city survey record, or sanad.
x. In any Redevelopment project where the existing or proposed Co-operative Housing Society/Apartment Owners’ Association/Developer appointed by the concerned Society/Association has obtained No Objection Certificate from the CIDCO, thereby securing additional balance FSI with the consent of 70% of its members and where such N.O.C. holder has made provision for alternative accommodation in the proposed building (including transit accommodation), then it shall be obligatory for all the occupiers/members to participate in the Redevelopment Scheme and vacate the existing tenements for the purpose of redevelopment. However, in the case of the Apartment Owners’ Association, the Consent as per the concerned Act will be required.
xi. For the redevelopment of any dangerous/dilapidated buildings in any Housing Scheme of CIDCO under clause 2.1 hereinabove, by CIDCO, the consent of the Cooperative Housing Society in the form of a valid Resolution as per the Co-operative Societies Act, 1960 will be sufficient. Similarly, in the case of the Apartment Owners’ Association, the consent as per the concerned Act will be required.
xii. For providing the requisite infrastructure for the increased population, an infrastructure charge at the rate of 10% of the Land Rate as per the ASR of the year of approval of the redevelopment project shall be levied and charged by the N.M.M.C. for the extra FSI granted for the redevelopment project, over and above the Basic Zonal FSI.
xiii. A corpus fund, as may be decided by the Municipal Commissioner, shall be created by the Developer which shall remain with the concerned Co-operative Housing Society/Apartment Owners’ Association for the maintenance of the new buildings under the Rehabilitation Component.
xiv. For the purpose of this Regulation, the carpet areas for EWS, LIG, or MIG tenements shall be as determined by the Government in the Housing Department from time to time.
xv. Any redevelopment proposal where N.M.M.C. has already issued a Commencement Certificate (C.C.) prior to the date of coming into force of this Modification (hereinafter referred to as “the appointed date”) and which is valid as on the appointed date, shall be allowed to convert to redevelopment projects under this Regulation, provided it satisfies all the requirements specified in this Regulation.
10.10.3 Road width of 11.0 m
The road width of 11.0 m. in Navi Mumbai Municipal Corporation area shall be treated at par width of 12.0 m. for all purposes including permissible uses mentioned in this UDCPR.
10.10.4 Allowance of premium FSI in lieu of TDR
In addition to the quantum of premium FSI mentioned in Table 6-A of Regulation No.6.1.1 and Table 6-G of Regulation No.6.3, the additional premium FSI to the extent of TDR mentioned in the said table shall be allowed till the generation of TDR in Navi Mumbai Municipal Corporation area and CIDCO as a Planning Authority by virtue of NTDA.
10.10.5 Provision of Amenity Space
The Regulation No.3.5 shall not be applicable to the CIDCO area.
10.10.6 Provision of Recreational Open Space
The recreational open space required to be provided in the lands allotted outside the Action area shall be as per the relevant clause of the Agreement to lease or as per these regulations (UDCPR), whichever is more.
The Action area is the area for which the CIDCO intends to prepare a detailed layout plan with special development control regulations.
Related Regulations to Rule No. 10
Special Rules for Pune City in UDCPR 2020
Thane Municipal Corporation Area in UDCPR 2020
Special Rules for Nagpur City and Nagpur Metropolitan Region Development Authority in UDCPR 2020
Nashik Municipal Corporation in UDCPR 2020
Vasai Virar City Municipal Corporation in UDCPR 2020
Kolhapur Municipal Corporation in UDCPR 2020
Bhiwandi Surrounding Notified Area in UDCPR 2020
CIDCO Area Excluding Naina Area in UDCPR 2020
UDCPR has a Unified rule, which means that instead of having numerous regulations for every city/region in the state, it is better to have a single rule for all cities in Maharashtra.
But due to some geological conditions or some other restrictions the regulations may vary a bit for some regions in Maharastra.
For Example, the Coastal Region, Hilly Region, Densely Populated Region, and Gaothan can't have the same type of rules, and the rules differ according to them.
UDCPR 2020 Chapter 5 is all about Additional Provisions for Regional Plan Areas.
This is Applicable to all Planning Authorities and Regional Plan Areas except the 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. 5.4 For Kolhapur Regional Plan
Rule No. 5.4.1 Committed Development
Instead of Regulation No.5.1.3(i) and (ii), the following regulations shall be applicable for committed development -
i) Regarding Committed Development outside the previously Sanctioned Regional Plan of Kolhapur - Ichalkaranji Region :- All development permissions/layout approval granted by the District Collector/Concerned Revenue Authority or any development proposal for which tentative or final approval has been recommended by the concerned Town Planning Office and is pending with the concerned Revenue Authority for demarcation or for final N.A. approval on 12/09/2016 i.e. the date of board resolution for publication of draft R.P. shall continue to be valid for that respective purpose along with approved Floor Space Index.
Provided that it shall be permissible for the owner to either continue with the permission in toto as per such earlier approval and for that limited purpose, erstwhile regulation shall apply or apply for grant of revised permission under the new regulations. However, in such revision of cases, the premium, if any, shall not be applicable, for the originally approved land use and FSI only.
ii) Regarding Committed Development within the ambit of the previously sanctioned Regional Plan of Kolhapur - Ichalkaranji Region.
The development permission/layout approval granted by the District Collector/concerned Revenue Authority within the ambit of the sanctioned Regional Plan of Kolhapur - Ichalkaranji prior to the publication of the Draft Regional Plan, Kolhapur and if the said Development permission/layout is as per the provisions of sanctioned Regional Plan of Kolhapur - Ichalkaranji Region then such permission/layouts shall be treated as valid permission for the respective sanctioned use. These permissions/layouts, if submitted for revised approval, then it should be corrected as per the present sanctioned regulations of the Regional Plan of Kolhapur Region.
a) The development permission/layout approval granted by the District Collector/concerned Revenue Authority within the ambit of the sanctioned Regional Plan of Kolhapur - Ichalkaranji and if the said development permission/layout approval is contradictory or adverse to the provisions of sanctioned Regional Plan of Kolhapur - Ichalkaranji Region or Draft Published Regional Plan of Kolhapur Region then such permission/layout shall be treated as illegal and to be canceled with immediate effect.
Note :- The layouts that are approved before publication of the Regional Plan but do not fulfill the requirements of the then DCR, such as road width, open space, etc., but are saved as per the above special regulation; in such cases, the building permission shall be granted with 75% of FSI permissible in such zones.
Related Regulations to Rule No. 5 -
You can visit our other blogs related to Regulations 5 through the below-mentioned links:
Additional Rules for Regional Plan Area than Basic UDCPR Rules in UDCPR 2020
Additional Regulations for Thane, Raigad, Palghar Regional Plan in UDCPR 2020
Additional Regulation for Ratnagiri in UDCPR 2020
Additional Regulations for Satara in UDCPR 2020
Additional Regulations for Hingoli, Buldhana, Washim, Yavatmal, Nanded Regional Plan in UDCPR 2020
Additional Regulations for Raigad in UDCPR 2020
Additional Regulations for Solapur in UDCPR in 2020
Additional Regulations for Pune in UDCPR 2020
Additional Regulations in Aurangabad in UDCPR 2020
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. 1.5 Savings
Notwithstanding anything contained in these regulations, any development permission granted or any development proposal for which any action is taken under the erstwhile regulations shall be valid and continue to be so valid, unless otherwise specified in these regulations.
Provided that, the words 'action taken' in this regulation shall also include the issuance of the letter for payment of Development and other Charges issued after approval of the proposal in principle.
Provided further that if any development permission has been issued before the date of coming into force of these regulations and if work is not commenced within the validity period and such permission is not renewed (1) in time i.e. before the expiry of the validity period of one year, then the said development permission should be deemed to have been lapsed. (1) However, there is no bar to further renew the valid permission from year to year; but such an extended period shall in no case exceed three years.
Provided further that, it shall be permissible for the owner to -
a) Either continues to develop the project as approved under the erstwhile regulations in toto; and for that limited purpose, erstwhile regulation shall remain in force.
In case the commencement certificate is issued and the construction is in progress/part occupancy issued, and if plans for the additional built-up area as per erstwhile regulations are submitted to the Authority either before or after coming into force of these regulations by consuming/utilizing FSI/TDR as per the erstwhile regulations; but could not be sanctioned due to the pandemic situation arisen out of COVID-19, the same may be allowed to be permitted as per the erstwhile regulations in toto including the payment of premium/charges, if the applicant so desires. However, such cases shall be disposed of by the authority before 31st January, 2022; else such applicants will have to submit the
fresh proposal as per these regulations.
Provided further that, if any development proposal as per erstwhile regulations
is submitted before the date of coming into force of these regulations either up to maximum building potential or part of maximum building potential for which any action is not taken under the erstwhile regulations, due to the pandemic situation arising out of COVID-19, it shall be permissible for the owner to continue the project as per the erstwhile regulations in toto up to maximum building potential as per erstwhile regulations, if the applicant so desires (1) and for that limited purpose the erstwhile regulations shall remain in force. However, such cases shall be disposed of by the authority before 31st January, 2022 else such applicants will have to submit a fresh proposal as per these regulations.
b) Apply for a grant of revised permission under the new regulations, if the project is ongoing and the occupation certificate has not been granted fully. In such cases, charges/premiums etc. paid earlier against the FSI sanctioned/exemptions granted in side margins, allowing Residential/Commercial use on the Industrial Zone as per erstwhile regulations shall be deemed to have been paid against such earlier sanctioned FSI/exemptions/allowance of use. In such cases, the charges/premium under these regulations shall be leviable against the revised permission and the charges/premium paid earlier shall be adjusted against the revised charges/premium under these regulations. Provided that no refund is permissible in any case.
c) In case the development is started with due permission before these regulations have come into force, and if the owner/developer, at his option, thereafter seeks further development of plot/layout/buildings as per these regulations, then the provision of these regulations shall apply to the balanced development. The development potential of such an entire plot shall be computed as per these regulations from which the sanctioned FSI of buildings/part of buildings that are proposed to be retained as per the approved plan shall be deducted to arrive at the balanced development potential of such plot and ancillary FSI shall be permissible only on such balance potential. Such balance potential can be distributed on one or more existing, earlier/newly proposed building/s in a group housing scheme.
In case of approved layouts in group housing scheme with buildings having heights between 15.0 m. to 24.0 m., and complying with provisions mentioned in Regulation No.1.3(93)(xiv), NOC from Chief Fire Officer shall not be necessary, if the applicant is applying for revised permission under these regulations.
d) The existing marginal distances including front margin may be allowed for higher floor/floors subject to step margin as per these regulations. In the case of a building sanctioned under the erstwhile regulations as a non-special one with a height of 16 m. with 3.0 m. setbacks and the construction work is in progress, then while revising the plan under these regulations, for heights up to 16.0 m., the setbacks as per the erstwhile regulations shall be allowed to be continued and for the height above 16.0 m. (instead of 15.0 m.), setback as per H/5 requirement shall be insisted in the form of step-margin.
e) For the ongoing buildings for which passages, stairs, lifts, lift rooms etc. are allowed as free of FSI by charging premium, in such cases these free of FSI items are allowed to that extent only and for the remaining balance potential, provisions for free of FSI items of these regulations shall be applicable.
f) For the on-going buildings for which balconies are allowed to be enclosed as free of FSI by charging premium, these free of FSI items are allowed to that extent only and for the remaining balance potential balcony shall only be allowed as mentioned in these regulations.
g) For the cases where occupation certificate is fully granted, revised permission as per these regulations, may be granted subject to provisions of Real Estate (Regulations and Development) Act, 2016, as may be applicable.
Provisions mentioned in (b) to (f) shall be applicable mutatis-mutandis to the proposals to be sanctioned under this provision.
h) If the project proponent applies for occupation with minor amendments in plans approved prior to this UDCPR, then the amendment is permitted as per the erstwhile regulations in terms of internal/locational changes, the amendment to the extent of 5% in the built-up area/dimensions per floor within the permissible FSI as per the regulations may be considered.
Note - The State Government may issue guidelines occasionally, if necessary, for smooth implementation and removal of difficulties in transitional proposals.
1.5
(i) Megacity Project approved under Regulation No.15.4.3 of Mumbai Metropolitan Regional Plan shall remain valid till completion of the said project as per said regulation.
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
Short Title, Extent & Commencement in UDCPR 2020
UDCPR 2020 Chapter 9 is all about the Requirements of Part of the Building 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. 9.26 Boundary/Compound Wall
i) The maximum height of the front compound wall shall be 1.5 m. above the central line of the front street. Compound wall up to 2.4 m. height may be permitted, if the top 0.9 m. is of open type construction. The maximum height of the side and rear compound wall shall be 1.5 m. above the average ground level of the particular plot.
ii) In the case of a corner plot, the height of the boundary wall shall be restricted to 0.75 m. for a length equal to the fanning of the road on the front and side of the intersection and the remaining height of 0.75 m., if required, in accordance with sub-regulation (i) above, may be of open type construction (railings).
iii) The provision of sub-regulations (i) and (ii) above shall not be applicable to boundary walls of jails.
iv) In the case of industrial buildings, electric sub-stations, transformer stations, institutional buildings like sanatoria, hospitals, industrial buildings like workshops, factories and educational buildings like schools, colleges including the hostels and other users of public utility undertakings the height up to 2.4 m. may be permitted by the Authority.
v) The gates in a compound wall shall not open on any public access/pathway/road/street and shall open entirely inside the property.
Rule No. 9.16 Stilt
A stilt with one or more levels may be permitted underneath a building. The height of the stilt floor below the soffit of the beam shall not be less than 2.4 m. At least two sides of the stilt shall be open. In the case of stack parking, a clear height of 4.50 m. shall be maintained. The open stilt portion shall not be used for any purpose other than for vehicle parking or play areas for children. However, habitable use may be allowed in part of the stilt which shall be counted in F.S.I. In the case of a stilt on the ground floor plinth of the stilt shall not be more than 15 cm. from the surrounding ground level.
Rule No. 9.17 Chimneys
Chimney, where provided, shall conform to the requirements of the Indian Standard Code of Practice for Fire Safety of Building. Provided that the Chimney shall be built at least 0.9 m. above flat roof. In the case of sloping roofs, the chimney top shall not be less than, 0.6 m. above the ridge of the roof in which the chimney penetrates.
Rule No. 9.18 Letter Box
A letter box of appropriate dimensions shall be provided on the ground floor of residential and commercial buildings.
Rule No. 9.19 Meter Room
A meter room shall be provided as per the requirement of M.S.E.D.C.L. or power supply
company as per the number of tenements/units.
Rule No. 9.21 Overhead Tanks
Every overhead water storage tank shall be maintained in a perfectly mosquito-proof condition by providing a properly fitting hinged cover and every tank more than 1.5 m. in height shall be provided with a permanently fixed iron ladder.
Rule No. 9.22 Parapet
Parapet walls and handrails provided on the edges of roof terraces, podiums, balconies, verandahs, and recreational floors shall not be less than 1.0 m. and not more than 1.2 m. in height from the finished floor level. In case of occupancies like educational, health, etc. such parapet may be permitted up to 2.00 m. height.
Rule No. 9.23 Cabin
Where cabins are provided, the size of cabins shall be 3.0 sq.m. with a minimum width of 1.0 m. The clear passages within the divided space of any floor shall not be less than 0.9 m. and the distance from the farthest space in a cabin to any exit shall not be more than 18.5 m.
Rule No. 9.24 Wells
Wells intended for the supply of water for human consumption or domestic purposes may be permitted at a suitable place in a plot.
Rule No. 9.25 Septic Tanks
Every building or group of buildings together shall be either connected to a Drainage system or be provided with a sub-soil dispersion system in the form of a septic tank of suitable size and technical specifications. Modern methods of disposal, as may be specified by Government/Government bodies such as NEERI etc. may also be permissible.
Rule No. 9.30 Architectural Projections
Architectural Projections may be allowed to the following extent.
| Horizontal | Vertical (above building) |
|---|---|
| H/20, subject to min 0.3 m. and max 3.0 m. exclusive of side and rear marginal distance of 6.0 m. required for movement for fire fighting vehicles in case of special buildings. | H / 20, subject to max. 6.0 m. |
Where H = Height of building from ground level.
The owner shall submit the undertaking to the authority that, such architectural projection shall not be converted to any habitable or other purpose.
Rule No. 9.33 Service Floor
A service floor of height not exceeding 1.8 m. may be provided in a building exclusively for provision/diversion of services. Provided further that a service floor with a height exceeding 1.8 m. may be allowed in a building of medical use or in a building having a height more than 70.0 m. with the special permission of the Authority with reasons recorded in writing.
Related Regulations to Rule No. 9
Habitable Rooms as Requirements of Part of Building in UDCPR 2020
Basements as Requirements of Part of Building in UDCPR 2020
Ramp as Requirements of Part of Building in UDCPR 2020
Balcony as Requirements of Part of Building in UDCPR 2020
Provision of Lift as Requirements of Part of Building in UDCPR 2020
Lighting and Ventilation of Room as Requirements of Part of Building 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
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