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Additional Regulations for Hingoli, Buldhana, Washim, Yavatmal, Nanded 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.5.6 For HIngoli, Buldhana, Washim Yavatmal, Nanded Regional Plan


The following additional regulations shall be applicable for the development of the areas affected by the LIGO project.


i)  Within the distance of 15 km. from the boundary of the site, no New Railway line shall be proposed.


ii)  Within the distance of 5 km. from the boundary of the site, no classified roads, MDR and above, etc. shall be newly proposed. Upgradation of existing roads shall not be treated as new roads.


iii) Within the distance of 5 km. to 30 km., from the boundary of the site, no reciprocating activity, requiring the use of sustained heavy equipment, including mining, blasting, or such other similar activities requiring more than 20 HP power, shall be allowed.


iv)  Within the distance of 15 km. from the boundary of the site, no Power Plant Machinery, Rock crushers, Heavy Machinery, or Wind Mill shall be allowed. Within the distance of 5 km. from the boundary of the site, no non-reciprocating (rotating) power plant machinery and industrial machinery shall be allowed.


v)  Within the distance of 60 km. from the boundary of the site, no New Airport shall be proposed.


Note -


a) If any more clarification or exemption or certain information is required, then permissions shall be referred to the LIGO-India authorities (at the local office) before the final Grant of permission.


b) The Development Control Regulations, as amended from time to time, by the Department of Atomic Energy, Govt. of India, shall be applicable as it is for this LIGO - India Project.


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 Kolhapur in UDCPR 2020


Additional Regulations for Satara 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


Terminology used in Building bye laws

Whenever you see a town planning map or a blue print, you come across various terms like open space, amenity space. Here is details explanation in common man’s language for construction related building rules. 

FSI (Floor Space Index)

  1. In general language FSI means permissible built up area on any plot. It is calculated by dividing Built up area by Plot Area.
  2. FSI = built up area/Plot area.
  3. E.g. – If permissible FSI for a plot of 1000 Sqft. is 1.10, then we can construct 1100 Sqft. of built up area. (say 225 Sqft on 4 floors or 550SqFt on 2 floors)
  4. Ducts, Parking floor, basement, architectural treatment are not considered while calculating FSI.
  5. Depending upon planning authority by-laws, balcony, terrace, staircase, lift, lift machine room are deducted from FSI on payment of premium.

Check FSI in pune https://foot2feet.com/construction-calculator/pmc/fsi-in-pune/


Open Space

  1. Open space is the space left for recreational activities for the user of that plot. It remains part of the same land under ownership of society.
  2. Generally we have to leave 10% of total plot area for any building or layout permission.
  3. Depending upon by-laws smaller plots, gunthewari plots, N.A. plots do not require open space area.

 Amenity space

  1. Generally for plot above 1 acre require 15% amenity space.
  2. Amenity space is a space to be left for government for planning various public amenities like school, hospital library, fire stations, police chowki etc.
  3. This space is to be handed over to govt. and owner gets FSI as compensation for land. (In short there is only loss of space but no loss of FSI)
  4. N.A. plots and smaller plots do not require amenity space.

 Paid FSI (Fungible FSI)

  1. It is additional FSI on any plot after payment of premium amount to planning authority.
  2. This premium amount depends upon ready reckoner rate of same land.

 TDR (Transferable development rights)

  1. Due to planning authority reservations FSI of one land cannot be utilized entirely on same plot. Hence Government allow plot holder to sell or transfer FSI of his plot. This is called Transferable Development Rights. Buying TDR is like buying virtual land.
  2. Buyer of TDR can do extra construction on his land.
  3. One cannot load more TDR than permissible on that land. Maximum Permissible TDR on any plot depends upon Access Road, Land Zone etc…

Checkout The detail information about Transferable Development Rights (TDR) https://foot2feet.com/site/tdr_transferable_development_rights/


Road Widening

  1. Area of plot falling under proposed or existing road is called as road widening area.
  2. FSI of this area can be utilized on same plot or converted into TDR.

 Carpet area

  1. Before RERA Carpet area was considered as tile able area in property. It includes room floor area, Balcony area, terrace area, tile area at door jams etc…
  2. But After RERA (Real Estate Regulatory Act 2016) have modified carpet area concept a bit.
  3. According to RERA, carpet area include following things
  4. Room Area
  5. Internal wall area (wall between 2 rooms of same apartment)
  6. Dry balcony area (separately mentioned)
  7. Enclosed Balcony area (separately shown if any)
  8. Terrace area (separately mentioned) the only difference between RERA carpet & old carpet is that internal wall area is added in RERA carpet.

 Built up Area

  1. Built up area term is most commonly used term in constriction industry. & at same time it has various meaning at various situations. Hence it is necessary to clarify area included or excluded while discussing with built up area. eg –
  2. For government approvals it is the area covered by a building on all floors including cantilevered portion, mezzanine floors if any but excepting the areas excluded specifically from FSI.
  3. For buyer / user – It is usable construction area which includes parking, floor area, but excluding footing & foundation area.
  4. For contractor it is total construction area including parking, 50 % footing, water tank etc.., but excluding top terrace area.


Conveyance Deed

   Any construction consists of 2 most important factors first is b.up area & 2nd is land on which building is constructed. After completion of construction builder/developer was supposed to transfer land in name of society (or association of apartment).  This transfer process is called as conveyance deed. A survey shows that in almost 80% society this process was not completed.

You can check the more information about conveyance deed here https://foot2feet.com/construction-services/legal-services/conveyance-deed/



Building Control Line

It is the line up to which we can build construction according to planning authority / or any government authority.

Non Agriculture (NA)

  1. Any land (except land in Gaothan area) is by default agriculture land in India. It is assumed as non-agriculture land only and only after taking NA permission (Non Agricultural use permission) from collector.
  2. A copy of land conversion is called as NA order.
  3. For NA land zone plays important role. (Agriculture, industrial , residential)
  4. Depend upon zone NA can be done. Eg – Industrial NA, farmhouse NA, residential NA, commercial NA.
  5. NA and R-zone are commonly misunderstood.
  6. In simple words, NA is procedure to change tax on any land due to change in use of land.
  7. NA land not necessary to be residential land all time, and similarly residential land not necessarily to be NA land.
  8. A land which is in residential zone, but its use according to collector/revenue department is agriculture, then the land is not NA. (but this land can be converted into NA after completing NA procedure.)

You can Check more information about Non Agriculture here – https://foot2feet.com/site/na_order_land_conversion/


Side Margin

Side margin is distance to be kept from plot boundary to building line as per Regulations. Calculate how much side margin you need to keep for your building.



Ready Reckoner Rate

Government rates of land, property is called as ready reckoner rate. These rates are published and regulated by the respective state government. Find Out Ready Reckoner Rates in Pune here – http://www.igrmaharashtra.gov.in/eASR/frmMap.aspx

R zone (residential)

It is a zone demarcated as residential area in development plan mostly it shown in yellow color any agriculture land cannot converted in residential zone it agriculture / vanikaran land must pass certain criteria for zone conversion. you can use our site feasibility service to know  whether your land can be converted or not.

You can check all Types of Land zone



Residential zones – R1 / R2

  1. Residential Zone R1 includes Residential plots abutting on roads below 9 m. in congested area and below 12 m. width in outside congested area
  2. Residential Zone R2 includes Residential plots abutting on road having existing or proposed width 9 m. and above in congested area and 12 m. and above in outside congested area

Provision of Lift as Requirements of Part of Building 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. 9.27 Provision of Lift 


9.27.1  Planning and Design

At least one lift shall be provided in every building that is more than 15 m in height. In the case of buildings more than 24 m. height, at least two lifts shall be provided. However, in the case of a proposal to add one additional floor to an existing building with a lift, it will not be necessary to raise the existing lift to the additional floor.

For buildings or floors of the building to be constructed for Retirement Homes or Senior Citizen Housing, a lift shall be provided irrespective of the height of the building.

The planning and design of lifts including their number, type, and capacity depending on the occupancy of the building, the population of each floor based on the occupant load and the building height shall be in accordance with Section-5 - Installation of Lift & Escalators of Part VIII - Building Services of National Building Code of India.


All the floors shall be accessible for 24 hours by the lifts. The lifts provided in the buildings shall not be considered as a means of escape in case of emergency. Grounding switch at ground floor level to enable the fire service to ground the lift cars in an emergency shall also be provided.


The lift machine rooms shall be separate and no other machinery shall be installed therein.


9.27.2  Fire Lift


Fire lift shall be provided as mentioned in Regulation No.9.29.8.


Rule No. 9.28 Exit Requirements


9.28.1  The following General requirements shall apply to exits


a) In every building or structure, exits shall comply with the minimum requirements of this part, except those not accessible for general public use.


b) Every exit, exit access or exit discharge shall be continuously maintained free of all obstructions or impediments to full use in the case of fire or other emergency.


c) Every building meant for human occupancy shall be provided with exits sufficient to permit safe escape of occupants, in case of fire or other emergency.


d) No building shall be so altered as to reduce the number, width, or protection of exits to less than that required.


e) Exits shall be clearly visible and the route to reach the exits shall be clearly marked and signs posted to guide the occupants of the floor concerned.


f) All exits shall provide continuous means of egress to the exterior of a building or to an exterior open space leading to a street and,


g) Exits shall be so arranged that they may be reached without passing through another occupied unit.


9.28.2  Type of Exits


An exit may be a doorway, a corridor, a passage, or a way to an internal staircase or external staircase, a ramp, or to a verandah and/or terraces that have eaves to the street or to the roof of a building. An exit may also include a horizontal exit leading to an adjoining building at the same level. Lifts and escalators shall not be considered as exits.


9.28.3  Number and Size of Exits


The requisite number and size of various exits shall be provided, based on the number of occupants in each room and floor based on the occupant load, capacity of exits; travel distance, and height of the building as per provisions of Regulation No.9.28.4 to Regulation No.9.28.8.


9.28.4  Arrangement of Exits


Exits shall be so located that the travel distance on the floor shall not exceed as given below :-

Table No.9-D

Type of BuildingTravel Distance
Residential, Educational, institutional, and Hazardous occupancies22.5 m.
Assembly, business, mercantile, Industrial, and Storage Occupancies30.0 m.


Whenever more than one exit is required for a floor of a building, exits shall be placed at remote from each other as possible. All the exits shall be accessible from the entire floor area at all floor levels.


Note – For the buildings where a sprinkler system has been provided in the entire building for fire fighting, the travel distance may be increased by 50% of the value specified in the above table.


9.28.5  Occupant Load


For determining the exits required, the number of persons within any floor area or the occupant load shall be based on the actual number of occupants, but in no case less than that specified in Table No.9-E below :-


Table No.9-E

Sr. NoGroup of OccupancyOccupant Load Floor Area in sq.m. per person
3Institutional15 (See Note i)
a) With fixed or loose seats and dance floors0.6 (See Note ii)
b) Without seating facilities including dining rooms.5 (See Note ii)
a) Street floor & Sales basement3
b) Upper sale floors6
6Business and Industrial10


Note :


i) Occupant load in dormitory portions of homes for the aged, orphanages, insane, asylums etc. where sleeping accommodation is provided, shall be calculated at not less than 7.5 Sq.m. gross floor area per person.


ii) The gross floor area shall include, in addition to the main assembly rooms or space, any occupied connecting room or space in the same storey or in the storeys above or below where the entrance is common to such rooms and spaces and they are available for use by the occupants of the assembly place. No deductions shall be made in the area for corridors, closets or other subdivisions, that area shall include all space serving the particular assembly occupancy.


9.28.6 Capacity of Exits


1) The unit of exit width used to measure the capacity of any exit should be 50 cm. A clear width of 25 cm. should be counted as an additional half unit. Clear width less than 25 cm. should not be computed for exit width.


2) Occupants per unit exit width shall be in accordance with Table No. 9-F


Table No. 9-F

Sr.No.Group of OccupancyNumber of Occupants


9.28.7 Provision for Staircase


All buildings having a height more than the ground floor shall have the provision of one staircase. The special buildings specified in Regulations No.1.3(93)(xiv) shall have two staircases out of which one shall be a fire escape staircase.


They shall be of enclosed type. At least one of them shall be on the external walls of buildings and shall open directly to the exterior, interior open space or to an open place of safety. Further, the provision or otherwise of alternative staircases shall be subject to the requirements of travel distance being complied with.


A staircase shall not be provided around the lift shaft unless provided with a fire stop door of 1-hour rating at every floor level and no other openings in the inside wall as illustrated below.



9.28.8 Width of staircase


The minimum width of staircases/corridors for various buildings shall be as below.


Table No.9-G - Minimum width of staircase

S. NoUse of BuildingMinimum width of staircase (in m.)
1Residential Buildings 
a) Individual Housing up to G + 2 storeys0.75
b) Multi-storied Residential Building upto 15 m. height1.00
c) Multi-storied Residential Building above 15 m. & upto 24 m. height1.20
d) Multi-storied Residential Building above 24 m.height1.50
2Residential Hotel Buildings1.50
3Assembly buildings like auditoriums, theatres, cinemas, multiplexes, Mangal Karyalaya, marriage halls, etc.2.00
4Institutional & Educational Buildings2.00
5All other buildings excluding Sr. No. (1) to (4) above like1.50


Note - Internal staircase for duplex tenements shall be of minimum width 0.75 m. and for mezzanine floor shall be of minimum width 0.90 m.


Rule No. 9.29 Other Requirements of Individual Exit at Each Floor


The detailed requirements in respect of exits shall be as provided in Regulations No.9.29.1

to 9.29.8 given below.


9.29.1  Doorways


i) Every exit doorway shall open into an enclosed stairway or a horizontal exit, or a corridor or passageway providing continuous and protected means of egress:


ii) No exit doorway shall be less than 90 cm. in width except in assembly buildings where door width shall be not less than 200 cm. The doorway shall be not less than 200 cm. in height. Doorways for the bathrooms, water closets or stores shall be not less than 75 cm. wide.


iii) Exit doorways shall open outwards, that is away from the room but shall not obstruct the travel along any exit. No door, when opened shall reduce the required width of stairways or landing to less than 90 cm. Overheads or sliding doors shall not be installed.


iv) Exit door shall not open immediately upon a flight of stairs. A landing equal to at least the width of the door shall be provided in the stairway at each doorway. The level of landing shall be the same as that of the floor which it serves.


v) Exit doorway shall be openable from the side which they serve without the use of a key.


vi) Mirrors shall not be placed in exitways or exit doors to avoid confusion regarding the direction of exit.


9.29.2  Revolving doors


Revolving doors shall not be used as required exits except in residential business and mercantile occupancies but they shall not constitute more than half the total required door width.


9.29.3 Stairways


i) The interior staircase shall be constructed of non-combustible materials throughout.


ii) The interior staircase shall be constructed as a self-contained unit with at least one side to the extent of the required opening adjacent to an external wall and shall be completely enclosed.


iii) Hollow combustible construction shall not be permitted.


iv) The minimum width of the tread without nosing shall be 25 cm. for an internal staircase for residential buildings. In the case of other buildings, the minimum tread shall be 30 cm. The treads shall be constructed and maintained in a manner to prevent slipping.


v) The maximum height of the riser shall be 19 cm. in the case of residential buildings and 15 cm. in the case of other buildings. They shall be limited to 15 per flight.


vi) Handrails shall be provided with a minimum height of 100 cm. from the centre of the tread to the top of the handrails. Balusters/railing shall be provided such that the width of the staircase does not reduce.


vii) Floor indicator - The number of each floor shall be conspicuously painted in figures at least 15 cm. large on the wall facing the flights of a stairway or at such suitable place as is distinctly visible from the flights.


viii) The minimum headroom in a passage under the landing of a staircase shall be 2.2 m.


ix) For special buildings, access to the main staircase shall be gained through at least half an hour fire fire-resisting automatic closing doors placed in the enclosing wall of the staircase. It shall be a swing-type door opening in the direction of the escape.


x) No living space, store or other space including fire risk shall open directly into the staircase.


xi) External exit door of the staircase enclosure at ground level shall open directly to the open spaces or should be reached without passing through any door other than a door provided to form a draught lobby.


xii) In the case of assembly, institutional or residential occupancies or hotels or industrial and hazardous occupancies, the exit sign with an arrow indicating the way to the escape route shall be provided at a height of 0.5 m. from the floor level on the wall and shall be illuminated by electric light connected to corridor circuits. All exit way marking signs should be flushed with the wall and so designed that no mechanical damage shall occur to them due to the moving of furniture or other heavy equipment. Further, all landings of the floor shall have floor-indicating boards prominently indicating the number of floors. The floor indication board shall be placed on the wall immediately facing the flight of stairs and nearest to the landing. It shall be of the size not less than 0.5 m. x 0.5 m.


xiii)  In case of a single staircase, it shall terminate at the ground floor level and the access to the basement shall be by a separate staircase. Whenever the building is served by more than one staircase one of the staircases may lead to the basement level provided the same is separated at ground level by either a ventilated lobby or a cut-off screen wall without opening, having a fire resistance of not less than 2 hours with discharge point at two different ends or through enclosures. It shall also be cut off from the basement areas at various basement levels by a protected and ventilated lobby or lobbies.


9.29.4  Fire escape or external stairs


A fire escape or external stair shall be provided as provided in Regulation No.9.28.7. External stairs, when provided, shall comply with the following :


i) External stairs shall always be kept in sound operable conditions.


ii) All external stairs shall be directly connected to the ground.


iii) Entrance to the external stairs shall be separate and remote from the internal staircase.


iv) Care shall be taken to ensure that no wall opening or window opens on to or close to external stairs.


v) The route to the external stairs shall be free of obstructions at all times.


vi) The external stairs shall be constructed of non-combustible materials, and any doorway leading to it shall have the required fire resistance.


vii) No external staircase, used as a fire escape, shall be inclined at an angle greater than 45 degrees from the horizontal.


viii) External stairs shall have straight flight not less than 1250 mm. wide with 250 mm. treads and risers not more than 190 mm. The number of risers shall be limited to 15 per flight.


ix) Handrails shall be of a height not less than 1000 mm. and not exceeding 1200 mm. There shall be provisions of balusters with a maximum gap of 150 mm.


x) The use of spiral staircases shall be limited to low occupant load and to a building not exceeding 9 m. in height. A spiral staircase shall be not less than 1500 mm. in diameter and shall be designed to give adequate headroom.


xi) An Unprotected steel frame staircase will not be accepted as a means of escape. However, a steel staircase in an enclosed fire-rated compartment of 2 h will be accepted as a means of escape.


xii) The fire escape staircase shall be connected to other staircases through the common passage on every floor.


9.29.5  Corridors and passageways


i) The minimum width of a corridor shall not be less than 75 cm. in the case of 2 storeys row housing residential buildings and 100 cm. in the case of other buildings and the actual width shall be calculated based on the provision of Regulations No.9.28.3 to 9.28.8 (both inclusive)


ii) Where there is more than one staircase serving a building, there shall be at least one smoke-stop door in the space between the staircases.


iii) Exit corridors & passageways shall be of a width not less than the aggregate required width of exit doorways leading from them in the direction of travel of the exterior/stairways.


iv) Where stairways discharge through corridors & passageways the height of the corridors & passageways shall not be less than 2.4 m.


v) All means of exit including staircases, lifts, lobbies & corridors shall be adequately ventilated.


9.29.6  Refuge Area


For buildings more than 24 m. in height, a refuge area of 15 sq.m. or an area equivalent to 0.3 sq.m. per person to accommodate the occupants of two consecutive floors, whichever is higher, shall be provided as under :


The refuge area shall be provided on the periphery of the floor or preferably on a cantilever projection and open to air at least on one side protected with suitable railings.


a) For floors above 24.0 m. and up to 39.0 m. height - One refuge area on the floor immediately above 24.0 m.


b) For floors above 39.0 m height - One refuge area on the floor immediately above 39.0 m. and so on after every 15.0 m.


9.29.7  Lifts and Escalators


i) Lifts :- Provision of lift shall be made as mentioned in Regulation No.9.27.


ii) Escalators :- Escalators may be permitted in addition to required lifts. Such escalators may also be permitted in the atrium area of the buildings.


9.29.8  Fire lift


Where applicable, fire lifts shall be provided with a minimum capacity for 8 passengers and fully automated with an emergency switch on ground level. In general, buildings 15.0 m. in height or above shall be provided with fire lifts. In case of fire, only the fireman shall operate the fire lift. In normal course, it may be used by other persons. Each fire lift shall be equipped with suitable inter-communication equipment for communicating with the control room on the ground floor of the building. The number and location of fire lifts in a building shall be decided after taking into consideration various factors like building population, floor area, compartmentation, etc.


9.29.9  Fire Escape Chutes/controlled Lowering Device for evacuation


i) a) High-rise buildings having a height of more than 70 m. shall necessarily be provided with fire escape chute shaft/s for every wing adjacent to the staircase.


b) Walls of the shaft shall have 4 hours of fire resistance.

c) One side of the shaft shall be at the external face of the building with proper ventilation.

d) The dimension of the shaft shall not be less than 2.5 m. x 1.5 m.

e) The access to the fire escape chute's shaft shall be made at every floor level from the lobby area or from the staircase mid-landing with a self-closing door having fire resistance of at least

one hour.

f) The fire chute shall be of staggered type with landing of each section at the vertical height

of not more than 21.0 m.



ii) High-rise buildings having a height of more than 70.0 m., shall be provided with a fire tower at the landing/mid-landing level with a smoke check lobby with a fireman lift being an integral part of the fire escape staircase or fire evacuation lift (Hydro pneumatic/electrically operated) on the external face of the building having opening within the fire escape staircase at landing/mid-landing level with smoke check lobby as approved by Chief Fire Officer shall be provided.


Note - Both the smoke check lobby and with evacuation lift shall have a positive level difference of a minimum of 75 mm. with respect to the staircase landing or mid-landing level to avoid ingress of water in the fireman lift shaft.


9.29.10 Refuge chute/Garbage Chute -


In residential buildings, Refuge chute/garbage chute may be provided with opening on each floor or on mid-landing. Design and specifications of Refuge chute shall be in accordance with provisions of IS 6924.


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


Compound Wall and Other Requirements of Part of Building in UDCPR 2020


Conservation of Heritage Buildings, Precints, Natural Features in UDCPR 2020

UDCPR 2020 Chapter 14 is all about the Special Schemes 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. 14.5 Conservation of Heritage Buildings, Precints, Natural Features


14.5.1 Applicability


This regulation will apply to heritage sites which means, artefacts, structures, areas and precincts of historic and/or architectural and/or cultural significance (hereinafter as ‘Listed Buildings/Heritage Buildings and Listed Precincts / Heritage Precincts’’) and those natural features of environmental significance including scared graves, hills, hillocks, water bodies (and the areas adjoining the same) etc. within the areas of Planning Authorities and Regional Plan.


14.5.2 Preparation of List of Heritage Buildings, Heritage Precincts and Natural Features


The Authority on the advice of the Heritage Committee shall prepare a heritage list and shall issue a public notice in the local newspapers declaring its intention to include the buildings or modify such list of buildings, structures artefacts, areas and precincts of historic and /or cultural significance and the list of natural features of environmental significance, including sacred groves, hills, hillocks, water bodies etc. and invite objections and suggestions from any person in respect of the proposed inclusion within a period of 30 days from the date of such notice.


While preparing the list, the authority shall strictly ensure that such structure/precinct has heritage value and is liable for inclusion in the list in view of its national, regional, or local importance as specified in Regulation No.14.5.8. The structure/precinct which does not comply the requirements specified in the said regulation shall not be included in the list. Generally, the following aspects shall be ascertained while preparing the list.


a) Its value for architectural, historical or cultural reasons.

b) The date and/or period and/or design and/or unique use of the building or artefact. 


c) Relevance to social or economic history.


d) Association with well-known persons or events.


e) A building or groups of buildings and/or areas of a distinct architectural design and/or style, historic period or way of life having sociological interest and/or community value.


f) The unique value of a building or architectural features or artefact and/or being part of a chain of architectural development that would be broken if it were lost.


g) Its value as a part of a group of buildings. 


h) Representing forms of technological development.


i) Vistas of natural/scenic beauty or interest, including waterfront areas, distinctive and/or planned lines of sight, street lines, skyline or topographical features.


j) Open spaces are sometimes integrally planned with their associated areas having a distinctive way of life and for which they have the potential to be areas of recreation.


k) Industrial sites of historical interest. 


l) Archaeological sites.


m) Natural heritage sites. 


n) Sites of scenic beauty.


All such heritage structures shall be documented in the Heritage List Card as given in Appendix-L and the Heritage List Card shall be duly authenticated by the authorised heritage conservationist upon his site visit, stating the significance of the heritage site for its appropriate grading.


The Authority shall issue notice to the owner of the buildings, artifacts, areas and precincts of historic and/or cultural significance etc. and invite objections and suggestions from such person in respect of proposed inclusion within 30 days from the date of such notice.


The Authority, in respect of any objections or suggestions, shall decide the same after giving a hearing to such persons and send the list as finalised by him to the State Government for approval. The State Government may sanction the said heritage list with modification, if required. This list will be called the Final Heritage List. For this, modification under section 37 or 20 of the Maharashtra Regional and Town Planning Act, 1966, need not be necessary.


Thereafter, the Authority may amend the Final Heritage List from time to time as and when required, on the advice of the Heritage Committee. In such case, it shall not be necessary to follow the procedure under Section 37 or Section 20 of the Maharashtra Regional and Town Planning Act of 1966, but the procedure as laid down above in this regulation shall be followed.


The heritage lists which have been approved by the Government before coming into force these regulations, shall remain valid and shall be the part of these regulations.


14.5.3  Restriction on development, Redevelopment/repairs etc.


No development or redevelopment or engineering operations or addition, repairs, renovation including the painting of buildings, replacement of special features or plastering or demolition of any part thereof of the said listed buildings, or listed precincts or listed natural features shall be allowed except with the prior written permission of the Authority. Before granting any such permission, the Authority shall consult the Heritage Conservation Committee to be appointed by the State Government (hereinafter referred to as ‘the said Heritage Conservation Committee’) and shall act on the advice of the Heritage Conservation Committee.


Provided that before granting any permission for demolition or major alterations/additions to listed buildings (or buildings within listed precincts) objections and suggestions from the public shall be invited and duly considered by the Heritage Conservation Committee.
Provided that, in exceptional cases for reasons to be recorded in writing the Authority may overrule the advice of the Heritage Conservation Committee.


Provided further that the power to overrule the advice of the Heritage Conservation Committee shall not be delegated by the Authority to any other officer.


If the application for development, alteration, modification of the Heritage precincts or listed building is rejected under this regulation or while granting such permission any conditions are imposed on the owner which deprives him to use the FSI, the said owner shall be compensated by grant of Development Right Certificate.


14.5.4 Incentive Uses for Heritage Buildings


After the commencement of this Regulation, the Heritage Precincts or the Listed Buildings shall not be permitted to be used for any commercial or office purpose except with the concurrence of the Heritage Conservation Committee. However, in cases of buildings included in the Heritage Conservation List, if the owner/owners agree to maintain the listed Heritage Building in an ideal state of preservation with due repairs/restorations and if the owner/owners give a written undertaking to that effect, may be allowed by the Authority in consultation with Heritage Conservation Committee to convert part or the whole of the building to commercial/office use/any other different use that is beneficial to the preservation of the same Provided that, if the heritage building is not maintained suitably or if the heritage value of the building is allowed to be spoiled in any manner, the Authority shall withdraw the permission forthwith.


14.5.5 Grant of Transferable Development Rights to Owners / Lessees of Heritage Buildings / Heritage Precincts


If the owner is deprived of using permissible FSI on the said plot or development permission is granted to him with conditions which deprive him of use of permissible FSI, then he shall be entitled for TDR as decided by the Authority in consultation with Heritage Conservation Committee. The utilization of this TDR shall be as per TDR Regulation.


14.5.6 Maintaining Skyline


The building included in the heritage precinct shall maintain the skyline, roof profile, built form edges, and respect the architectural style (without any high-rise development) as may be existing in the surrounding area, so as not to diminish or destroy the value and beauty of the said heritage building/heritage precinct. The development within the precinct shall be in accordance with the guidelines framed by the Authority on the advice of the Heritage Conservation Committee.


14.5.7 Restrictive Covenants


Covenants, terms and conditions, imposed under Regulations existing as of the date of this Regulation, on the leasehold plots either by the State Government or by the Planning Authority, shall continue to be imposed, in addition to the UDCPR. However, in case of any conflict with the heritage preservation interest/environmental conservation and the said Development Control and Promotion Regulations, this heritage regulation shall prevail.


14.5.8  Grading of the Listed Buildings/Listed Precincts


Grade - IGrade - IIGrade - III
(A) Definitions
Heritage Grade - I comprises Buildings and precincts of National or Historic importance, excellence in architectural style, design technology and material usage and / or aesthetics; associated with a great historic event, personality, movement or institution. They have been and are the prime landmarks of the city and of National importance.Heritage Grade - II (A and B) comprises buildings and precincts of Regional importance, possessing special architectural or aesthetic merit, or cultural or historical significance though of a lower scale than Heritage Grade - I. They are local landmarks, which contribute to the image and identity of the region. They may be the work of master craftsmen or may be models of proportion and ornamentation or designed to suit a particular climate.Heritage Grade - III comprises buildings and precincts of local importance for townscape, they evoke architectural, aesthetic, or sociological interest though not as in Heritage Grade - II. These contribute to determining the character of the locality and can be representative of the lifestyle of a particular community or region and, may also be distinguished by setting on a street line or special character of the façade and uniformity of height width and scale.
(B) Objective
Heritage Grade - I richly deserve careful preservation.Heritage Grade - II deserves intelligent conservation.Heritage Grade - III deserves intelligent conservation (though on a lesser scale than Grade - II and special protection to unique features and attributes.)
(C) Scope for Change
No interventions be permitted either on exterior or interior unless it is necessary in the interest of strengthening and prolonging the life of the buildings or precincts or any part of features thereof. For this purpose absolutely essential and minimum changes would be allowed and they must be in accordance with the original. Repairs shall be with the use of like to like material.

Grade - II (A)

Internal changes and adaptive reuse and external changes may by and large be allowed but subject to strict scrutiny. Care would be taken to ensure the conservation of all special aspects for which it is included in Heritage Grade - II 


Grade - II (B)

In addition to the above, extension of an Additional building in the same plot or compound, in certain circumstances be allowed, provided that, the extension / additional building is in harmony with (and does not detract from) the existing heritage buildings or precincts, especially in terms of height, and facade.

External, and internal changes and adaptive reuse would by and large be allowed. Changes can include extensions, and additional buildings in the same plot or compound. However any changes should be such that they do not detract from the existing heritage building/precinct.
(D) Procedure
Development permission for the changes would be given by the Authority on the advice of the Heritage Conservation Committee.Development permission for the changes/additional construction would be given by the Authority on the advice of the Heritage Conservation Committee.Development permission for the changes/additional construction would be given by the Authority on the advice of the Heritage Conservation Committee.
(E) Vistas/Surrounding Development
All developments in areas surrounding Heritage Grade - I shall be regulated and controlled by ensuring that it does not mark the grandeur of or view from Heritage Grade - I  


14.5.9 Signs and Outdoor Display Structures


No display or advertising signs and outdoor display structures on the listed buildings and/or the Heritage Precincts shall be permitted except in accordance with part X (sign and outdoor display structure) National Building Code of India.


Prohibition of advertising signs and outdoor display structures in certain cases :

Notwithstanding the provisions mentioned above no advertising sign or outdoor display structures shall be permitted on buildings of architectural, aesthetic, historic or heritage importance as may be decided by the Authority, Committee or also on Government buildings, save that in the case of Government buildings only such advertising signs or outdoor display structures may be permitted that relate to the activities of the said buildings and related programs.


Provided that, if the Heritage Conservation Committee so advises, the Authority shall refuse permission for any sign or outdoor display structure.


14.5.10 Composition of Heritage Conservation Committee


There shall be a Heritage Conservation Committee for the areas within the jurisdiction of the Planning Authority and Regional Plan area. This Committee shall be constituted by the Government in consultation with the Authority. The committee shall comprise of the following members:-


i)Chairman Appointed by the GovernmentChairman

Joint Director of Town Planning of the Concerned Division
(For the areas excluding Municipal Council and Regional Plan area)

(Assistant Director of Town Planning of the District for Municipal Councils)

iii)Divisional/District Officer of Archaeological Survey of IndiaMember
iv)Divisional/District Officer of Archaeological Survey of MaharashtraMember
v)Convenor, INTACH Local ChapterMember
vi)Heritage Conservation Architect having more than 10 years of experience and membership of the Council of ArchitectureMember
vii)Historians having experience of more than 10 years in the field of History.Member
viii)Structural Engineer having experience of more than 10 years and a member of the Institute of Engineers.Member
ix)City Engineer (Planning Authority)/Chief Planner (Metropolitan Authority or SPA or NTDA)/Chief Officer (Municipal Council)/Assistant Director of Town Planning of the District (Regional Plan area)Member Secretary


The tenure of the Chairman and Members of categories (vi) to (viii) above shall change after every three years provided however that, the same person shall be eligible for re-appointment as Member.


The Heritage Conservation Committee shall come into existence with effect from the date of its publication in the official Gazette. However, Heritage Committees constituted by the Government before coming into force of these regulation, shall remain in operation till further period as may be specified.


No act of the Committee done in good faith, shall be deemed to be invalid by reason only of some defect subsequently discovered in the organization of the Committee or in the Constitution of the Committee or in the appointment of the Member or on the ground that such member was disqualified for being appointed.


The Chairman and in his absence, the chosen Member of the Committee shall preside over the meeting of the Committee.


14.5.11 The Terms of reference of the Committee :-


i) To advise whether development permission should be granted under this Regulation and the conditions of such permission.


ii) To prepare a list or supplementary list of buildings, artefacts, structures, areas/ precincts of historic, aesthetic, architectural, and cultural significance and a supplementary list of natural features of environmental significance including sacred groves, hills, hillocks etc., water bodies (and the areas adjoining the same) to which this regulation would apply.


iii) To advise whether any relaxation, modification, alteration, or variance of any of the Development Control and Promotion Regulations is called for.


iv) To suggest amendments, changes or special regulations or modifications to regulations for listed buildings and the heritage precincts regulated under these regulations


v) To advise on the extent of Development Rights to be granted to the owners of listed Buildings or Heritage Precincts.


vi) To advise whether development Rights Certificates may be allowed to be consumed in a heritage precinct.


vii) To advise whether to allow commercial/office users of any listed building of Heritage Precincts and when to terminate the same.


viii) To advise on the erection of outside advertisements/billboards.


ix) To recommend guidelines to be adopted by those private parties or any other agency, that sponsors beautification schemes at public intersections and elsewhere.


x)  To advise on the cost of repairs to be given to the owners to bring the existing building back to its original condition. For this purpose, the Committee may suggest ways to raise funds through private sources.


xi) To advise on special designs and elements and guidelines for listed buildings and control of height and essential façade characteristics such as maintenance of the buildings and to suggest suitable design adopting new materials for replacements, keeping the old form intact to the extent possible.


xii) To advise on preparation of guideline relating to design elements and conservation principles to be adhered to and to advise on other guideline for the purpose of this regulation.


xiii) To consider any other issue as may be required from time to time during course of scrutiny of development permissions and in overall interest of heritage / environmental conservation.


In the absence of a Heritage Conservation Committee, the Authority shall consult the Government before giving such permission.


14.5.12 Heritage Conservation Fund


i) Heritage buildings included in the said list shall be maintained by the owners of the said buildings themselves, with a view to giving monetary help for such maintenance/repairs a separate fund may be created which would be kept at the disposal of the Authority, who will utilise these funds on the advice of the Heritage Conservation Committee. The Authority may, in such cases disburse an appropriate amount to the owner or may get maintenance/ repair work done through the Planning Authority/Collector.


ii)  2% of total development charges collected shall be transferred to the Heritage Conservation Fund.


iii) The fund may also be used to support the cost of listing of heritage sites and cost towards expert guidance and fees for architects, engineers and other experts.


iv) The Authority shall have the right to remove any unauthorized construction in the property enlisted as a heritage property and recover the expenses of such removal/ demolition work from the owner as per provisions of the Act.


v)  The Authority shall have the right to enter into any such heritage property to repair such property to avoid any damage or injury, and the amount shall be spent from the Heritage Conservation Fund and shall be recovered from the owner as arrears of taxes due to the Authority.


vi)  If a Heritage structure listed in Grade - I needs conservation, preservation and immediate repairs and if the structure is affected due to vandalism by the occupier/owner, then the Authority shall have the right to acquire such heritage property and conserve its heritage value.


Related Regulations


You can visit our other blogs related to Regulations 14 through the below-mentioned links:


Integrated Logistic Park (ILP) in UDCPR 2020


Industrial Township under Aerospace and Defense Manufacturing Policy in UDCPR 2020


Development of Tourism and Hospitality Services under Community Nature Conservancy around Wild Life Sanctuaries and National Park in UDCPR 2020


Slum Rehabilitation Scheme for Other Municipal Corporations in UDCPR 2020


Slum Rehabilitation for Pune, PCMC, PCNTDA, and Nagpur in UDCPR 2020


Urban Renewal Scheme in UDCPR 2020


Pradhan Mantri Awas Yojana in UDCPR 2020


Integrated Information Technology Township (IITP) in UDCPR 2020


Affordable Housing Scheme in UDCPR 2020


Integrated Township Project (ITP) in UDCPR 2020


Transit Oriented Development (TOD) in UDCPR 2020


When authority can reject building Proposal in India?

Here Are different reasons for which a building proposal can be rejected by Planning Authority

  1. Proposed use of land like residential, shopping mall, office, hotel etc must be allowed in zone of that land.
  2. If plans submitted are not as per building rules of that area.
  3. Applicant do not submit all required documents in its prescribed format.
  4. If the site is not capable of being well drained.  it means If the level of the site is less than prescribed datum level depending on topography and drainage aspects.
  5. If it is within blue line or flood line of any water body like river, Nala, dam back water etc.
  6. If the use of the site is for the purpose, which will be a source of annoyance to the health and comfort of the inhabitants of the neighborhood.
  7. If land is under proposed road by any authority (National Highway, State highway, Major district road, Ordinary district road, Development plan road, DP Road, Village Road etc). For land partially affected by any road, owner of that property have to surrender road area to respective authority of that road. On remaining land he can construct after leaving front margin as per rules.
  8. If land is within 30 m from metro line or railway line. In this case owner will get FSI of affected area, but he will have to leave desired distance between building and railway track.
  9. If land is within 100 m airport boundary (after 100 m it is permissible as per permissible height from aviation department)
  10. If it is within 30 m from hill top hill slope or BDP zone.
  11. If balance portion of land after leaving all reservation on that land is non buildable then land cannot be developed
  12. If the property do not have access from an authorized road / street.
  13. If the land is within a prohibited distance of various red zones.
  14. If it is hilly and having slope more than 1:5.

Any land in India can only be developed under permissible land use, defined by planning authority (government body) in that region.