Looking for MEP Consultant?


Consultants MEP Consultant

What is the Location of Project? *

Additional Regulations for Thane, Raigad, Palghar Regional Plan 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 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

 

Alternatives Materials, Methods of Design and Construction and Tests in UDCPR 2020

UDCPR 2020 Chapter 12 is all about the Structural Safety, Water supply, Drainage, and Sanitary Requirements, Outdoor Display, And Other Services in Development 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. 12.3 Alternatives Materials, Methods of Design, Construction and Tests

 

1) The provision of the regulations is not intended to prevent the use of any material or method of design or construction, not specifically prescribed by the regulations, provided any such alternative has been approved.

 

2) The provision of these regulations is also not intended to prevent the adoption for architectural planning and layout conceived as an integrated development scheme.

 

3) The authority may approve any such alternative provided it is found that the proposed alternative is satisfactory and conform to the provisions of relevant parts regarding material, design, and construction and that material, method or work offered is, for the purpose intended, at least equivalent to that prescribed in the rules in quality, strength, compatibility, effectiveness, fire rating and resistance, durability and safety.

 

4) Tests : Whenever there is insufficient evidence of compliance with the provisions of the regulations of evidence that any material or method of design or construction does not conform to the requirements of the rules or in order to substantiate claims for alternative materials, design or methods of construction, the Authority may require tests sufficient in advance as proof of compliance. These tests shall be made by an approved agency at the expense of the owner.

 

5) The test method shall be as specified by the regulations for the materials or design or construction in question. If there are no appropriate test methods specified in the regulations, the Authority shall determine the test procedure. For methods of testing for building materials, references may be made to relevant Indian standards as given by the National Building Code of India, published by the Bureau of Indian Standards. The latest version of the National Building Code of India shall be taken into account at the time of enforcement of these rules.

 

6) Copies of the results of all such tests shall be retained by the authority for a period of not less than two years after the acceptance of the alternative material.

 

Related Regulations

 

You can visit our other blogs related to Regulations 12 through the below-mentioned links

 

Signs and Outdoor Display Structures in UDCPR 2020

 

Drainage and Sanitation Requirements in UDCPR 2020

 

Water Supply, Drainage, and Sanitary Requirements in UDCPR 2020

 

Building Services in UDCPR 2020

 

Quality of Materials and Workmanship in UDCPR 2020

 

Structural Safety, Water Supply, Drainage and Sanitary Requirements, Outdoor Display, and Other Services in UDCPR 2020

 

Discretionary Powers and Relaxations In Specific Cases 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 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. 2.4 Discretionary Powers - Relaxations In Specific Cases 

 

In specific cases where clearly demonstrable hardship is caused, the Authority may permit any of the dimensions/provisions prescribed by these regulations to be modified provided the relaxation sought does not violate the health safety, fire safety, structural safety, and public safety of the inhabitants of the buildings and the neighbourhood.

 

No relaxation in the setback required from the road boundary, FSI, or parking requirements shall be granted under any circumstances unless otherwise specified in these Regulations.

While granting permission under these regulations, conditions/restrictions/limitations may be imposed on the size, cost, or duration of the structure, the abrogation of the claim of compensation, payment of the deposit and its forfeiture for non-compliance, and payment of premium, as may be prescribed by the Authority, if required.

 

In Municipal Councils and Regional plans, such relaxation shall be granted in consultation with the Divisional Joint Director of Town Planning.


Notwithstanding anything contained in any Government Order, Government Resolution, Government Notification, etc. issued from time to time regarding powers of relaxation in Development Control and Promotional regulations, the above provision shall prevail.

 

Rule No. 2.5 Drafting Error

 

Drafting errors in the Development/Regional Plan, which are required to be corrected as per the actual situation on site or as per the city survey record or sanctioned layout etc. may be corrected by the Authority, after due verification, in case of Municipal Councils Regional Plan areas, this shall be done after consultation with the Divisional Joint Director of Town Planning.

 

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

 

Various Regulations in Chapter 2 in UDCPR 2020

 

Procedure During Construction in UDCPR 2020

 

Grant or Refusal of Permission in UDCPR 2020

 

Discretionary Powers Interpretation in UDCPR 2020

 

Procedure for Obtaining Development Permission, Building Permission, Commencement Certificate in UDCPR 2020

 

Permission from the Planning Authority is Mandatory in UDCPR 2020

 

Non-Agricultural land has more valuation than other lands

Content Table:

  • What is NA?
  • NA from the terminology of Foot2Feet?
  • NA from common facts in feasibility report
  • Misconceptions of NA
  • Process to do NA in a Municipal corporation
  • Process of NA in a Non-municipal corporation
  • Conclusion

Lands or plots are broadly classified into three major types; Agricultural land, Non-agricultural land (NA) and Forest land.

What is NA?

Non-agricultural land or NA is a type of land on which residential or commercial buildings, factories, and industries can be constructed. Whereas, agricultural lands are typically lands devoted to agricultural activities. It is illegal to construct a residential or commercial estate upon agricultural lands.

A. NA from the terminology of Foot2Feet:

Non-agricultural land or NA can be from different zones like Urbanizable Zone, Industrial Zone, Recreational Zone & Residential Zone or R-Zone. For NA land, zone plays an important role. Any land is by default agriculture land in India, except the land in Gaothan area. NA land is not necessarily to be residential all the time, and similarly residential land is not necessarily NA land always.

B. NA from common facts in feasibility report:

Feasibility is one of the primary steps that owners, developers or builders conduct. The feasibility report states the possibilities and written statements that your land or piece of plot is possibly fit to withstand your planned project. It may contain graphs, statistics, statements, and an in-depth analysis of certain components.

After buying NA it is important to see if the land is feasible or not for construction. It assists in the growth and development of papers of execution and determines the required permissions and approvals needed for NA.

C. Misconceptions of NA:

There are few misconceptions regarding the non-agricultural land which need to be eradicated. Listed below are some of the myths that are often associated with NA:

  1. Tax benefits: It is a common assumption among people that there are no tax benefits in buying NA land as against buying pre-built houses. Yes, it is true that the interest payable on a loan taken to buy a plot of land is tax deductible only if that land is used for generating income, unlike a loan taken to acquire a property. However, the interest can be capitalized and added to the cost of acquisition of the plot, which can help in reducing the capital gain tax liability at the time of sale of the plot.
  2. Cost: Buying a piece of land does not need tonnes of cash, as it is in the case of buying pre-built houses. A good land deal can be locked at a moderate investment of Rs. 5-10 lakhs in a good location which is quite capable of yielding worthwhile returns in the long term, usually 5-7 years, but 10-15 years is always a better bet.
  3. Loans: It’s a misconception that banks do not provide loans for buying NA land. But, banks do provide financing for buying land from statutory bodies or reputed developers. However, the interest rates for buying land are about 1-2% higher when compared to regular home loans. Also, the tenure of such a loan is restricted to a maximum of 7-10 years.

D. Process to do NA in a municipal corporation:

Before carrying out any development on the agricultural land, the occupant of the land has to apply to the collector for permission to convert the use of agricultural land for any non-agricultural purpose.

After converting the agricultural land into NA land, it becomes easier to receive permission for construction from the local governing bodies.

Let’s take a look at various steps to be followed to do the NA process:

  1. Apply for building permission: In order to start any new building construction, the occupant or superior holder of land need to first furnish an application form along with the supporting documents to the District collector in whose jurisdiction the concerning agriculture land is situated.
  2. Verification: After receiving the application request, the concerning District collector will acknowledge the application within seven days and send a copy of the application to Tahsildar. If the proposed area is within the jurisdiction of a Municipal corporation, the collector consults them concerning acquiring the building permit.
  3. Get NA NOC from Tahsildar: TheTahsildar will check for revenue clearance and technical clearance. The tahsildar will also check certain parameters like if the applicant is the rightful occupant of land and is empowered to file for a change of land use if any dues are pending to any department by the occupant, and whether the local authority has any objections for land conversion.
  4. Issuing of NA conversion order: The District collector will issue an order of conversion within a month of the date of payment of premium and then authorize the Tahsildar to change the particulars of the land by making necessary entries in the revenue records.
  5. Pay NA Taxes: The land occupier or landholder has to pay NA land taxes from the date on which NA land use begins. If the occupier or holder fails to inform the Tahsildar within the period specified, he/she will be liable to pay in addition to the non-agricultural assessment fine of five hundred rupees to the District collector.

E. Process of NA in a non-municipal corporation:

If there is no Municipal Corporation or Municipal Council in the area for proposed conversion of agricultural land to non-agricultural land, the applicant needs to submit a No Objection Certificate (NOC) and clearance certificate.

F. Conclusion:

The process of land conversion from agricultural to non-agricultural might look tedious and lengthy, but it is quite simple if implemented properly. To know more about various factors involved in land deals, land reservations, and different types of land zones, keep in touch with Foot2Feet.

We provide various services, solutions and deep knowledge related to land, construction, Tax NOC, and much more.

Title and Search Report

 

Know More About Title and Search Report

 

 A title and search report of property is a certificate or search report of the property that states whether the land have any debt or any financial liability or any sort of burden. A title search report (Also known as a Land search report) is very important in many cases such as to check the legal ownership and incase of disputed land.

 

What is Title and Search Report?

 

The title and search report of the property is a certificate stating the ownership of the land. This can be obtained from the advocate of the owner of the property and one can have his advocate inspect the report to find and make sure the title of the property.

 

Who conducts a Title Search and Issues a Report?         

       

It is obtained from the advocate. First, the essential documents such as Ferfar (Transfer of deed), and 7/12 certificate are collected. Then he checks the history from the document like the Loan history of the land, dispute of the land, etc. If the title and search report are required for 30 years then the 30-year-old records of Ferfarare generated. Generally, Search Reports and Title certificates for 13 years and 30 years are considered. Then the advocate gives the Title deed based on the available data.

 

When Title search report of the property is required?

 

In the process of buying and selling property; one who is buying the property asks for the title search report of the property and only after that decides to buy the property. The Title clear land is very important. It is also important in changing the ownership of the property for ex. handing the ownership from husband to wife, Father to son, etc.  These records are kept in ‘ferfar’ means transfer of deed. A title clear report is important in the land registry, Building permission sanctions, when you need the bank loan, and also during RERA registration of projects.

 

What are the document requirements for this service?

 

Mainly there are two documents required to obtain the Search and Title report – the 7/12 certificate (7/12 Extract) and Ferfar (Transfer of deed certificate)

  • Ferfar (Mutation entries) is for checking the ownership transfer history.
  • 7/12 Certificate shows the information about lands such as survey number, area, and many more.

With this minimum list of certificates, you can obtain a search and title report from a registered advocate.

 

Step by step Process for procuring search report –

  1. Obtain the Ferfar certificate from the government revenue department.
  2. Obtain the 7/12 for the number of years you want (the certificate for 7/12 can be generated online and also obtained from the Talathi office after application).
  3. Then advocate studies the documents and drafts a detailed document about the land. For example change of ownership of the land, adjoining land on east, west north, and south (road, plot, etc). It is also records loan history of the bank, if it is clear of all debts or not. If the loan is not clear then it is also recorded.
  4. After that, the advocate takes the sign and stamp of the concerned authority and registers the Title and Search Report. Then advocates issue the final land search report.

Title search reports various requirement              

In the case of buying and selling of the property, the buyer may ask for the deed title and then the seller has to provide the certificate title search to the buyer. It is equally important in other aspects such as bank loans, Rera registration, etc. When someone applies for a bank loan the bank asks for a title search report for 30 years. It is also important to obtain the building permission. For the building permission, the property title report is required for 30 and 50 years. It changes from corporation to corporation. The clean title search helps the buyer to make the further decision.  The search report of the property is equally important in the transfer of ownership land registry.

 

Time Required for the Process of Getting Title Search Report 

 

The time required for getting 7/12 and the transfer of deed means the certificate is 2 to 4 days. And to create a report it takes 2 to 5 days for the advocate. So in total to obtain a Deed of Title is the process of one week.

 

Consultant fees to get title search report

 

It varies from the area of the plot to and location of the plot. It starts from Rs 4000 and can go up to 40,000. As the work is private so cost varies according to the quality of the work. Also, the title search report cost in Pune varies for different service providers.

 

What all services do advocates can offer in land and construction?

 

Advocate deed, gift deed, deed of transfer of ownership, etc Advocates in Pune can help you with services like building stay orders, complaints against stay orders, compliance of any legal document related to land ownership, and having a big role in land deals & construction-related services. Sale deed, transfer deed, conveyance.

 

Title and Search Report Consultant 

 

Foot2Feet is networked with some of the experienced practitioners as well as new talent.

  • We provide assured service.
  • Fast Quotation and Instant Service
  • Hustle free work

If you live in Pune and around Pune then Foot2Feet is best for the Title search report. At Foot2Feet you can get all the information about Title Search Online.