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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 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 it.
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. 5.2 For Thane - Raigad - Palghar Regional Plan
Development around Tarapur Atomic Power Station in Tarapur - Boisar Area
5.2.1
The development within the area of a 5km to 16 km radius of Tarapur Atomic Power Station shall be governed by the following regulations.
Rule No. 5.2.1.1 Provisions mentioned in Regulation No.6.23 shall be applicable with the following changes-
Side and Rear Marginal Distances for the building of Height more than mentioned in Table No.6-D/6-E of Regulation No.6.2.1 and 6.2.2 :- The marginal distances on all sides, except the front side, of the building shall be a minimum of 6.0 m. or H / 5, whichever is more.
(Where H = Height of building above ground level) Provisions mentioned in Regulation No.6.2.4 shall be applicable
Rule No. 5.2.1.2 Provisions mentioned in Regulation No.6.10 shall be applicable with the following changes :- Distance between Two Buildings :-
The distance between the two buildings shall be 6.0 m. or H/5 of the taller building between the two adjoining buildings, whichever is more. (Where H - Height of building above ground level)
Rule No. 5.2.1.3 Provisions mentioned in Regulation No.6.10 shall be applicable with the following changes :- Height of Building :-
The maximum permissible height of the building, including the parking floor, shall be 24.0 m.
5.2.1.4 Permissible FSI -
a) Provisions mentioned in Regulation No.6.1 and 6.3 shall be applicable with the following changes :-
The permissible Basic Floor Space Index shall be 1.10. In to basic permissible FSI, 0.30 FSI shall be permissible on payment of premium.
If the land is affected by the proposed road or road widening and if the owner hand over the land under such proposed road or road widening of very said plot, free of cost and free from all encumbrances, to the Authority, such FSI can be used instead of FSI on payment of the premium to the maximum extent of 0.30 or 0.30 FSI over and above. 1 Basic FSI may be allowed to be utilized partly from road widening FSI of the very said plot and partly from premium FSI.
Provided that, the above provision of FSI shall also be permissible for earlier sanctioned proposals within the limits of maximum permissible FSI of 0.75 or 1.00, as the case may be, subject to the marginal distances and Distance between Two buildings as prescribed above.
b) Provisions mentioned in Regulation No.7.7.2 shall be applicable with the following changes :- Development of Housing for EWS/LIG - proposed in Agriculture Zone as per Regulation No.7.7.2 - FSI permissible shall be 1.0.
c) Provisions mentioned in Regulation No.4.11 shall be applicable with the following changes :- FSI for users permissible in the Agriculture Zone shall not exceed the FSI as prescribed in Regulation No.4.11.
However, if FSI on payment of premium is permissible over and above the FSI allowed without payment of premium to a certain user in Regulation No.4.11, then the maximum FSI on payment of premium for such user shall be permissible to the extent of such permissible FSI on payment of premium or 0.40, whichever is minimum.
d) Provisions mentioned in Regulation No.6.4 shall be applicable with the following changes :- The permissible basic Floor Space Index shall be 1.00. In addition to the basic permissible FSI, 0.40 FSI shall be permissible on payment of premium.
e) Provisions mentioned in Regulation No.6.1 and 6.4 shall be applicable with the following changes :- Notwithstanding anything mentioned in various provisions of Unified Development Control and Promotion Regulation, Ancillary FSI shall not be permissible in this area.
5.2.1.5
Excepting the Regulation mentioned above, all other Regulations in the Unified Development Control and Promotion Regulation shall be applicable for the area.
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 Regulation for Ratnagiri in UDCPR 2020
Additional Regulations for Kolhapur 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 15 is all about the Regulations For Special Activities/Plans as per mentioned in the UDCPR
This is Applicable to all Planning Authorities and Regional Plan Areas except Municipal Corporation of Greater Mumbai, Other Planning Authorities/Special Planning Authorities/ Development Authorities within the limit of Municipal Corporation of Greater Mumbai, MIDC, NAINA, Jawaharlal Nehru Port Trust, Hill Station Municipal Councils, Eco-sensitive/Eco-fragile region notified by MoEF & CC and Lonavala Municipal Council, in Maharashtra.
Rule No. 15.1 Quarrying Operations
With the approval of the, Authority Mining or Quarrying operations may be permitted in
Agriculture Zone on the following conditions :
1) The quarrying and mining operations shall be permitted outside CRZ and notified eco-sensitive zones and heritage precincts but only at specific locations decided by the competent authority. The development permission shall be granted subject to production of order to carry out these activities from the revenue authority concerned under the Minor Minerals Act and NOC of the MPCB.
2) The application for Development Permission for quarrying shall include :
a) Original 7/12 extract along with a location plan at 1:5000 scale of the quarry site and an area up to 500 meters around the quarry site showing important natural and manmade features and contours.
b) A site plan at 1:500 scale showing site boundaries, contours, and all existing natural and man-made features such as hills, water courses, trees, and other important landscape features, access roads, buildings, and other structures.
c) Proposed excavation plan and cross sections at 1:500 or larger scale showing proposed phasing; terracing; stepping; benching slopes; locations of process equipment; diversion of water courses; impounding lake; storage areas for topsoil, waste material, quarried material; workers housing; landscaping including screen planting, mounding and measures against visual intrusion, etc.
d) A restoration plan including landscaping proposals, phasing, and proposal for reuse of the area after quarrying.
e) A report supplementing the excavation and restoration plans, costs, and implementation program.
f) Scrutiny fee shall be paid by the owner.
g) Development Charge for the land under quarrying shall be paid by the owner, as per the
provisions of section 124-B of the M.R. & T.P. Act, 1966, at 0.50% of the rates of developed land mentioned in the A.S.R. of the Registration Dept. of the year in which permission is granted.
3) No quarrying shall commence until the excavation plan is also approved by the Director of Geology and Mining, Government of Maharashtra.
4) The Restoration Plan approved by the Planning Authority shall be carried out in consultation with the concerned Conservator of Forest or District Forests Officer, and the Revenue Authority.
5) The natural gradient of the slope should be maintained during quarrying operations. The slope of the foot-wall side (A slope in the direction in which mining does not exist) should be properly organized by planting adequate trees of suitable species so as to have soil-binding vegetation.
6) In the case of murum quarrying, entire weathered soil or murum shall not be excavated exposing hard rock; instead, a capping of at least half a meter be left so that it can support vegetation and plantation that be done later on. Similarly, these operations shall not cause depression below the average ground level.
7) The watercourse, if any from a higher slope, should be properly diverted out of the quarry area so that minimum water flows into the quarry and is safely channeled out of any nearby human settlement.
8) During quarrying operations, the water should be sprayed at least once in a day over the roads at quarry sites and nearby areas.
9) Kachha road leading to the quarry site shall be invariably sprayed with water during the period when trucks carry murum. In addition, to minimize dust pollution, measures such as the adoption of hoods at transfer points, vulcanizing of conveyor belt joints, under belt cleaning devices, apart from the installation of a dust extrication system for conveyance, shall be adopted. The kachha road leading to the quarry shall have a roadside plantation in order to arrest the dust pollution.
10) No Quarrying and crushing shall be permitted if a highway or public road having a width of 30 m. or more, a railway line, or any human settlement is located within 200 m. from the quarrying site. However, for quarrying with blasting operations, the distance shall be at least 500 m.
11) Residences for laborers and related temporary structures should be constructed at least 500 meters away from the place of blasting as well as from the place of quarrying. Heavy blasting by the use of heavy machinery shall be prohibited
12) The development permission for quarrying shall be granted for period of 1 year and may be revalidated every year for a maximum period of 3 years. After this fresh permission for further quarrying will be necessary. In granting such fresh permission, the Authority shall have regard to the applicant’s performance in observing the approved excavation and restoration plans, and in carrying out the quarrying operations in accordance with these guidelines.
Related Regulations
You can visit our other blogs related to Regulations 15 through the below-mentioned links:
Various Regulations of Chapter 15 in UDCPR 2020
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. 7.7 Development of Housing for EWS/LIG
7.7.1 In Residential Zone -
If the owner constructs the housing for EWS/LIG in the form of tenements of size up to 50 sq.m. (1) carpet area on his plot, then he shall be allowed FSI of maximum building potential mentioned in column 6 or 9 of Table No.6-A or column 6 or 9 of Table No.6-G of Regulation No.6.1 or 6.3, subject to following conditions -
i) For the FSI availed over and above the basic FSI, the premium shall be charged at the rate of 15% of the land rate in ASR, without considering the guidelines therein.
ii) Out of the total tenements, at least 40% of tenements shall be of (1) carpet area not more than 30 sq.m.
iii) Only one tenement should be sold to a family. Adjoining tenements should not be sold to a close relative of such tenement owner. An affidavit to that effect shall be obtained from the land owner/developer and purchaser.
iv) For these proposals, marginal distances (except front margin) parking and other requirements shall be as per Slum Redevelopment Regulations, wherever such regulations exist.
v) The owner shall have the option to avail TDR over and above basic FSI instead of availing FSI with the payment of premium as mentioned in (i) above.
Note - Out of the permissible FSI, 10% of the basic FSI mentioned in Regulation No.6.1 or 6.3 shall be allowed for commercial use.
7.7.2 In Agricultural Zone -
The housing scheme mentioned in Regulation No. (1) 7.7.1 shall be permissible in the Agricultural Zone with an FSI of 1.00 with an approach road of a minimum of 9.0 m. The responsibility for the development of infrastructure shall lie with the owner/developer.
Note - Out of the permissible FSI, 10% of the FSI shall be allowed for commercial use.
7.7.3 For Regional Plan Area -
The housing scheme mentioned in Regulation No.7.7.1 and 7.7.2 shall be applicable for Regional Plan area mutatis mutandis.
Related Regulations to Rule No. 7
Redevelopment of Existing Buildings 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
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 for 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. 6.0 General
The following regulations shall be applicable for the lands included in the congested areas (or core areas) as shown on the Development Plan. These regulations shall also be applicable for the gaothan areas in Regional Plans (including the areas of Local Bodies and Special Planning Authorities where a Development Plan or Planning Proposal is not sanctioned).
However, in congested areas, if the original land holding is more than 0.40 Hectares, then regulations of non-congested areas, except FSI, shall apply. FSI in such cases shall be as per the Regulation No.6.1.1
Rule No. 6.1 Regulations For Congested Area In Development Plans/Gaothans Of Village Settlements In Metropolitan Region Development Authorities And Regional Plans
(Note - In Nashik Municipal Corporation, the term ‘Core Area’ is synonymous to ‘Congested Area.’)
6.1.1 Residential Buildings/Residential Buildings with mixed-use
i) Floor Space Index :-
The maximum permissible basic floor space index, FSI on payment of premium, and permissible TDR loading shall be as per the following Table No.6-A.
Note for Table No.6-A :
1) In addition to what is mentioned in Table No.6-A, ancillary area FSI up to the extent of 60% of the proposed FSI in the development permission (including Basic FSI, Premium FSI, TDR but excluding the area covered in Regulation No.6.8) shall be allowed with the payment of premium at the rate as specified below on the land rate in Annual Statement of Rates of the said land without considering the guidelines therein. This shall be applicable to all buildings in all zones.
| Sr.No | Authority/Area | Rate of Premium |
|---|---|---|
| 1 | Pune and Thane Municipal Corporation | 15% |
| 2 | Nagpur, Nashik Municipal Corporation and Municipal Corporations in M.M.R (except Thane) and Metropolitan Development Authority are and CIDCO as Planning Authority by virtue of NTDA | 10% |
| 3 | All other Municipal Corporations | 10% |
| 4 | Municipal Councils, Nagar Panchayats and R.P. area | 10% |
Provided that in case of non-residential use, the extent of ancillary area FSI shall be upto 80%. No separate calculation shall be required to be done for this ancillary area FSI. 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, the above-mentioned rates shall not exceed the rate of premium mentioned in column 4 of Rule 7-A under Chapter - 7 where the development permission is sought for the uses mentioned in the said table.
Provided further that, this ancillary area FSI shall apply to all other schemes like TOD, PMAY, ITP, IT, MHADA, etc. except (1) the 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.
2) All notes mentioned below Table 6-G of Regulation No.6.3 shall be applicable, mutatis- mutandis.
3) Utilization of ancillary area FSI is optional. It can be used fully/partly.
4) In the case of the composite building of mixed users premium and ancillary area, FSI shall be on a prorated basis.
Table No. 6-A | ||||||||
|---|---|---|---|---|---|---|---|---|
| Sr.No. | Road width in meter | Basic FSI | For all Municipal Corporations and (2) CIDCO as Planning Authority by Virtue of NTDA | For remaining authorities/areas | ||||
| FSI on payment of premium | Maximum permissible TDR loading | Maximum building potential on plot | FSI on payment of premium | Maximum permissible TDR loading | Maximum building potential on plot | |||
| 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 |
| 1 | Below 9.0 m. | 1.50 | - | - | 1.50 | - | - | 1.50 |
| 2 | 9.0 m. and below 18.0 m | 2.00 | 0.30 | 0.30 | 2.60 | 0.30 | 0.10 | 2.40 |
| 3 | 18.0 m. and below 30.0 m. | 2.00 | 0.30 | 0.50 | 2.80 | 0.30 | 0.20 | 2.50 |
| 4 | 30.0 m. and above | 2.00 | 0.30 | 0.70 | 3.00 | 0.30 | 0.20 | 2.50 |
ii) Front Marginal Distances/Setback/Roadside Margin/s in Congested Area
The minimum front setback from the existing or proposed road/roads shall be as per the following Table No.6-B.
Table No.6-B | |||
|---|---|---|---|
| Sr. No. | Table No.6-B Road width | For Residential building | For Residential Buildings with mixed-use |
| (i) | For streets/lanes less than 4.5 m. width | 2.25 m. from the center of the street/lane | 2.25 m. + 1.50 m. from the center of the street/lane |
| (ii) | For streets 4.5 m. to less than 6.0 m. in width | NIL | 1.50 m. |
| (iii) | For streets 6.0 m. to less than 12.0 m. in width | 1.00 m. | 2.00 m. |
| (iv) | For streets 12.0 m. in width and above | 2.00 m. | 2.50 m. |
iii) Side and Rear Marginal Distances in Congested Areas
The minimum side and rear marginal distances shall be as per the following Table No.6-C.
| Table No.6-C | ||
|---|---|---|
| Plot Area | Side | Rear |
| Up to 1000 sq.m | 0.00 | 0.00 |
| Above 1000 & up to 4000 sq.m | 1.00 m | 1.00 m |
| Above 4000 sq.m | As per Regulation for non-congested area | |
Note :-
1) For light and ventilation, provisions about interior & exterior chowks shall apply.
2) Irrespective of the area of a plot, if the width thereof is 7.0 m. or less, then the side margin
shall be nil.
iv) For the lanes having a width less than 4.5 m. abutting to any side of the plot, a setback of 2.25 m. from the center of the lane shall be provided to make such lane 4.5 m. wide. No projections shall be permissible on such a widened lane.
v) Excepting the FSI and its maximum loading limit & marginal distances as prescribed above, all other regulations shall be applicable for development permission in congested areas.
vi) Height : Above setback and marginal distances shall be applicable for buildings less than 15.0 m. in height. Marginal distances shall be increased by 1.0 m. for buildings having a height of 15.0 m. and more but less than 24.0 m. For buildings having a height of 24.0 m. and more, marginal distances shall be as per regulations of the non-congested area.
6.1.2 Other buildings like Public/Semi-Public, Educational, Medical, Institutional, Commercial, Mercantile, etc.
(a) Floor Space Index - The FSI permissible for these buildings shall be as per Regulation No.6.1.1.
(b) Marginal Distances - For these buildings marginal distances shall be 3.0 m. on all sides including front up to 24.0 m. height.
Provided that for building more than 24.0 m. height, regulations of non-congested areas shall apply.
Provided further that, for buildings like cinema theatres, multiplex, assembly buildings, shopping malls, etc., regulations for outside congested areas, except FSI, shall apply.
6.1.3
Pathway for access to the internal building or interior part of the building shall not be less than 3.6 m. in width.
6.1.4
Front setback (marginal distance) as prescribed under the highway or any other rules shall be applicable if they are over and above as prescribed in these regulations.
Rule No. 6.6 Calculation Of Built-Up Area For The Purposes Of FSI
The 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 the 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 on 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
Regulations for Permissible FSI in Non Congested Area In Maharashtra in UDCPR 2020
What are the Setback, Marginal, Distance, Height in Non Congested Area in Maharashtra in UDCPR 2020
UDCPR 2020 Chapter 2 is all about Development Permission and Commencement Certificate as per mentioned in the UDCPR
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 limits of the 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. 2.9 Completion Certificate
The owner through his Architect/licensed engineer/town planner/supervisor, as the case may be, who has supervised the construction, shall furnish a building completion certificate to the Authority in the form in Appendix - G. This certificate shall be accompanied by three sets of plans of the completed development, the certificate about the operation of the lift from consultant and certificate of structural stability, wherever necessary.
In case of special buildings, the Completion Certificate shall also be accompanied with the NOC from the Chief Fire Officer of the respective Authority or Director of Fire services, as the case may be.
Rule No. 2.10 Occupancy Certificate
The Authority after inspection of the work and after satisfying himself that there is no deviation from the sanctioned plans as mentioned in Regulation No.2.8.5, issues an occupancy certificate in the form in Appendix – H or refuses to sanction the occupancy certificate in Appendix - I within 21 days from the date of receipt of the said completion certificate, failing which the work shall be deemed to have been approved for occupation, provided the construction conforms to the sanctioned plans. One set of plans, certified by the Authority, shall be returned to the owner along with the occupancy certificate. Where the occupancy certificate is refused or rejected, the reasons for refusal or rejection shall be given in intimation of the rejection or the refusal The applicant may request for Deemed Occupancy Certificate, if eligible, as above. The Authority shall issue the Deemed Occupancy Certificate within 15 (fifteen) days of the application.
Rule No. 2.11 Part Occupancy Certificate
When requested by the holder of the development permission, the Authority may issue a part occupancy certificate for a building, or part thereof, before completion of the entire work as per development permission, provided sufficient precautionary measures are taken by the holder of the development permission to ensure public safety and health of the occupants and users of the said portion of the building. The part occupancy certificate shall be subject to the owners indemnifying the Authority in the form in Appendix 'J'.
Rule No. 2.12 Inspection
The Authority shall have the power to carry out inspection of the work under the provisions of the Act, at various stages to ascertain whether the work is proceeding as per the provisions of regulations and sanctioned plan.
Rule No. 2.13 Unsafe Buildings
All unsafe buildings shall be considered to constitute a danger to public safety and hygiene and sanitation and shall be restored by repairs or demolished or dealt with as otherwise directed by the Authority. The relevant provisions of the regulations/Act shall apply for the procedure of actions to be taken by the Authority for unsafe buildings.
Rule No. 2.14 Offences and Penalties
i) Any person who contravenes any of the provisions of these regulations, any requirements
or obligations imposed on him by virtue of the Act or these regulations, shall :-
(a) Be guilty of an offence and upon conviction, shall be punished as stipulated in Section 52 of the Act.
(b) Be subject to further suitable actions including demolition of unauthorized works, as stipulated under Sections 53 and 54 of the Act.
(c) Where such person is a Licensed Engineer/Structural Engineer/Town Planner/Supervisor, be subject to suitable action against him which may include cancellation of license and debarring him from further practice/business for a period as may be decided by the Authority. Thereupon such Licensed Engineer/Structural Engineer/Town Planner/Supervisor shall be considered debarred for the respective district.
(d) Where such person is a registered Architect, be subject to action of the Council of Architecture as per the provisions of the Architects Act, 1972 based on the report of the Authority and debarring him from further practice/ business for a period as may be decided by the Authority.
ii) Any person who neglects any requirements or obligations imposed on him including the maintenance of fire protection services, appliances and lifts in working order or who interferes with or obstructs any person in the discharge of his duties shall be guilty of an offence as specified in Section 36 of the Maharashtra Fire Prevention and Life Safety Measures Act, 2006 and, upon conviction, shall be subject to penalties and other consequences spelt out in said Act.
Related Regulations to Rule No. 2-
You can visit our other blog on Regulation 2 through the below-mentioned links:
Commencement of Work in UDCPR 2020
Grant or Refusal of Permission in UDCPR 2020
Procedure During Construction in UDCPR 2020
Discretionary Powers and Relaxations In Specific Cases in UDCPR 2020
Discretionary Powers Interpretation in UDCPR 2020
Permission from the Planning Authority is Mandatory in UDCPR 2020