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Consultants (PMC) In Redevelopment

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What Is Project Management Consultant (PMC) In Redevelopment?

 

Society is a body of individual owners who are experts in their respective fields. A developer is an expert in the construction process. However, the process of redevelopment should be carried out by keeping the following aspects in mind.

 

  1. The building should be designed to accommodate a good lifestyle and be free from various problems, such as leakage.
  2. Documentation of the whole process should be well maintained.
  3. All legal procedures with the government, society, Dy. Registrar, Pune Corporation, and revenue departments should be properly completed.

Here the role of PMC is highlighted. PMC is a professional team that guides society throughout the process. PMCs don’t have a defined role, but it varies on the expertise available to them. A few of the expertise are as follows:

 

  1. Architects
  2. Structural engineer
  3. Civil engineer
  4. CA
  5. Advocate ( Legal advisor )

 

The role of a few Experts is as follows.

 

Role of an Architect in Redevelopment

 

  1. An architect plays a vital role in preparing the financial feasibility of project, conduct technical analysis of offers made by the developer to the society.
  2. He would verify the building plans prepared by the developer.
  3. Obtaining, checking & approval of drawing.
  4. Check the parking, carpet, society utility & service areas.
  5. Analysis & approval for submission drawing.
  6. Analysis & approvals for site execution drawings.
  7. Consultations throughout the redevelopment process at every important situation.


 

Role of Civil Engineer in Redevelopment

 

  1. A civil engineer would cross-verify the RCC structure during construction.
  2. Check the quality of material used during the process of redevelopment.
  3. Check that the specifications used by the builder during construction are per the builder's offer.


 

Role of Legal Advisor in Redevelopment

 

  1. Redevelopment agreement.
  2. Format of bank guarantee from the builder.
  3. Power of authority from the society to the developer.
  4. Agreement for alternate accommodation.
  5. MOU between the society and builder/developer.
  6. An appointment letter from the society is sent to the builder/developer.
  7. Revocation/cancellation of power of attorney.
  8. Other duties associated with an advocate
  9. Possession letter from the builder to the members.
  10. Format of the resolution to admit new members.
  11. List of documents required to be collected from the builder.
  12. Indemnity bond by the developer
  13. Consent letters from the members to the society.

 

Points To Be Noticed While Selecting PMC

 

Redevelopment is the most critical, risk-oriented process in the lifespan of society. Who understands your problems & worries through the decision process. PMC should ensure the following things to society:

 

  1. The most important factor in selecting a PMC is that it must consist of Architects with expertise in corporation bylaws and good command over various area calculations and loopholes. This point becomes especially important as very few architects/experts practice in the bylaws / Liaisoning sector.
  2. Ensure maximum benefit to all society members.
  3. Need to give impartial services.
  4. Require regular consultation for a smooth process & easy decision-making
  5. Safeguarding society's rights.
  6. Transparency is important
  7. Require a technically strong team.
  8. Must have one stop solutions for – legal, architectural, and financial, technical, structural consultant services.

 

PMC which has the following agencies can provide better & prompt service

 

  • Builders / Developers
  • Contractors
  • Funding Agencies

 

PMC Responsibility

 

  1. Suggestions on whether society should go for redevelopment, restoration  or self-redevelopment
  2. Suggestions & inputs for building specifications, corpus fund, additional area, amenity specifications, and temporary accommodation arrangements.
  3. Preparing final tender documents.
  4. Inviting  tenders for developers/builders
  5. Shortlisting tenders & preparing comparison chart
  6. Inspection of agreement documents: Check whether all clauses that may bring about a conspiracy in the future are clearly mentioned.
  7. Checking developer strength, and reputation & obtaining all necessary documents from them
  8. Verification of the builder’s project report, which explains how he will develop his offers.
  9. Suggestion & inputs on architects plan to improve quality of spaces, if possible.
  10. Frequent periodic site visits.
  11. Making a Report of completion of all legal technical processes, which include various important factors like revocation of power of attorney, occupancy process & & all other factors a society & developer should do.
  12. Preparing a list of all documents that society may require during or after redevelopment. Suggestions on when and how to process all those documents and from whom they should be obtained, such as developer, CA, advocate, contractor, Pune corporation, Dy Registrar, and any other government or private body.

 

Balcony 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. 9.14 Balcony 

 

Balcony or balconies of a minimum width of 1.0 m. and maximum of 2.0 m. may be permitted in residential and other buildings on any floor except the ground floor, and such balcony projection shall be subject to the following conditions :-

 

i)  In non-congested areas, no balcony shall reduce the marginal open space (including front) to less than 2.0 m. up to 24.0 m. building height. For heights, 24.0 m. and more no balcony shall reduce the marginal open space to less than 6.0 m. on the first floor and 4.5 m. on the upper floor. In congested areas, balconies may be permitted on upper floors projecting in front setbacks except over lanes having a width of 4.50 m. or less and in marginal distances subject to 1.0 m. clear marginal distance from the plot boundary to the external face of the balcony.

 

ii)  Balcony, though not cantilever, shall be allowed on the ground floor, after leaving required setback/marginal distances.

 

iii)  The width of the balcony shall be measured perpendicular to the building up to the outermost edge of the balcony.

 

iv)  The balcony may be allowed to be enclosed in the room, at the time of development permission, if desired by the owner/developer. In such case depth of the enclosed balcony shall not exceed 1/3rd of the depth of the room. (including the depth of the balcony)

 

v)  Nothing shall be allowed beyond the outer edge of the balcony.

 

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

 

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

 

Fsi Calculator New Way to Compute FSI

Everything about building FSI rules & FSI calculator! Foot2feet

Hello friends,

This blog is for every person who is somehow connected to land or construction industry. Here I will discuss about Floor space index also called as FSI in following points.

  1. What is FSI
  2. Area wise FSI calculation
  3. How to calculate it
  4. Why professional’s love foot2feet automated FSI calculator

Click below to Open calculator

Pune FSI Calculator

PMRDA FSI Calculator

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1. What IS FSI 

If you ever thought of buying a small land and building some 100 storied building on it to make huge profit, then you are wrong. Government controls development in any area based on availability of basic resources of water, drainage, traffic condition etc. This restriction is calculated with respect to land area. 

A ratio of land area to allowable construction area is called floor area ratio or Floor space index (FSI)

Example –           FSI in Pune in 2019 is 1.10. (Excluding paid FSI or TDR). 

For 1000 sqft land in baner or kothrud, FSI calculation will be as follows.

Owner can build maximum of 1000 x 1.10 = 1100 sqft  as per FSI in kothrud, Pune. 

Note –    Here built up area is individually calculated on all floors and then added to find maximum allowable area. 

Areas like balcony, parking, terraces, staircase, lift etc.  are deducted from this calculation according to Pune FSI rules (DCPR 2017). For any region separate development control rule (DC rules) are published by government authorities.

Owner can buy TDR (additional FSI) from other land owners whose land is surrendered for road or other reservations. Maximum allowable TDR on any land depends upon access road of that land. Example – for road of 12 Meter, 65% of land area can be purchased and loaded on that land. 

Paid FSI or fungible FSI is also additional TDR but this has to buy from planning authority. At current paid FSI charges in Pune Municipal Corporation are 50 % of ready reckoner rate of open land.

FSI and TDR are calculated on index decided by government time to time. 

Redevelopment FSI in Pune is same as regular FSI. Only difference is 0.20 (20%) paid FSI is given for society on roads less than 9.0 M. 

2. Factors to find FSI of any land 

i. Planning Authority –

Every location, village or area is under certain planning authority. Like – FSI  in Baner, Karve Nagar, Kondawa, Undri, Wagholi, Lohegaon is calculated by Pune municipal corporation FSI rules. While For location like Pirangut, Hinjewadi, Nanded city, Chakan, such region PMRDA rules of FSI or building rules are applicable. For villages under Pimpri Chinchwad Municipal Corporation like Ravet, Rahatani, Dapodi, Moshi, Chikhali pimple Saudagar etc PCMC rules are applicable. FSI in Pune cantonment, Dehu road cantonment or Khadaki (kirkee) cantonment is decided by defense ministry.

Here is Basic FSI in various region –

Pune municipal corporation        – 1.10 ( Maximum 3.0)

Pimpri chinchwad (PCMC)            – 1.0

Pune Metro Politian Regional planning authority (PMRDA)           – 1.0 to 1.2

ii. Type of land zone & building type – 

FSI vary due to land zone or building use. Here are few examples of basic FSI under various land zone. Note – To avoid confusion I am giving basic FSI excluding TDR or paid FSI.

Residential use         – 1.10

Commercial use        – 1.25

Industrial Use            – 0.50 to 1.0 

Gaothan Area            – 1.50

IT building                   – 2.0 to 3.0 (conditional)

Agriculture land        – 0.0375 to 0.20 ( excluding Paid FSI)

For exact calculation of FSI, TDR, Paid FSI use foot2feet online FSI calculator.

iii. Plot area      –         

For illegally subdivide plot (after land subdivision act 1972), only 75% of total FSI is allowed. For NA plots and plots more than 2000 Square Meter, full 100% of FSI is applicable.

For lands more than 2000 Sqm, 10% Open space is mandatory. For lands more than 4000 Square Meter 10% open space + 15% amenity space is required. (Use our calculator for actual calculations)

3.  How to calculate FSI

FSI calculation formula hardly gives useful results. best way is to use foot2feet FSI calculator. 

FSI calculator to find actual FSI on any land    

As I discussed FSI varies due to various factors. It’s not easy to find FSI on land just by some construction formula. One has to take help of local expert like architect etc to find FSI or FAR for that plot.

But the good news is foot2feet have developed online FSI calculator inbuilt with Pune FSI rules.  Pune & surrounding region. We will soon be adding one by one region in the list.

Check all building related calculators on Foot2feet

4. Why professional’s love foot2feet automated FSI calculator 

Following are silent features of foot2feet calculator, which have made it very popular amongst builders, architects, contractors and other construction industry people.

  • No special knowledge required, a common man can use it
  • Select your location and find planning authority in your region
  • Only land area & access road width required to find basic results.
  • If you give more details, you will get more accurate calculations
  • It finds FSI, TDR, paid FSI, fungible FSI etc….
  • Required Open space, amenity space MHADA, FSI factor are accurately calculated.
  • Free assistance by foot2feet team
  • It takes few seconds only.

Pune FSI Calculator

PMRDA FSI Calculator

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Structural Safety, Water Supply, Drainage and Sanitary Requirements, Outdoor Display and Other Services 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. 12.1 Structural Design

 

The structural design of foundations, elements made of masonry, timber, plain concrete; reinforced concrete, pre-stressed concrete, and structural steel shall be carried out in accordance with Part 6. Structural Design Section-1 - Loads, courses and Effects, Section 2 - Soils and Foundation, Section 3 - Timber and Bamboo, Section 4 - Masonry, Section 5 - Concrete, Section 6 - Steel, Section 7 - Prefabrication, Systems Building and mixed/composite construction of National Building Code of India, amended from time to time. Proposed construction shall be as per the norms as specified by the Bureau of Indian Standards, for the resistance of earthquake, Fire Safety, and natural calamities. A certificate to that effect shall be submitted by the Licensed Structural Engineer of the developer/land owner, along with the proposal for development permission, as prescribed in these Regulations.

 

Related Regulations

 

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

 

Drainage and Sanitation Requirements in UDCPR 2020

 

Water Supply, Drainage, and Sanitary Requirements in UDCPR 2020

 

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

 

Building Services in UDCPR 2020

 

Quality of Materials and Workmanship in UDCPR 2020

 

Signs and Outdoor Display Structures in UDCPR 2020

 

Additional Regulation for Ratnagiri 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 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. 5.3 For Ratnagiri - Sindhudurg Regional Plan

 

The Development Control Regulations sanctioned for the Ratnagiri - Sindhudurg Regional Plan shall

cease to operate, and the following provisions shall be applicable -

 

Rule No. 5.3.1  Area within Ratnagiri District -

 

The zoning of lands within local authorities’ area/special planning authorities’ areas shall be governed by zoning/proposals shown in the Development Plan/Planning proposal/Plan. The remaining area of the district where such a plan is not sanctioned shall be treated as an Agricultural zone. All the provisions of this UDCPR shall be applicable with the following additions.

Residential development or development permissible in the Residential zone shall be permitted in the Agriculture zone within a distance of 200 m. from the pada, with payment of premium as mentioned in Regulation No.5.1.1. However, such premium shall not be applicable for individual housing or bungalow, not exceeding two units.

 

Rule No. 5.3.2  Area within Sindhudurg District -

 

The Development Control Regulations sanctioned by the Government in respect of the Sindhudurg Tourism Plan vide Notification No.TPS-1997/355/C.R.99/UD-12, dt.15/10/2004 shall cease to operate, and the following provisions shall be applicable.

The following land use zones are shown on the Regional Plan of the Sindhudurg district area.

 

i) Exclusive Tourism Zone shall include :

 

a)

Existing Municipal Council, Nagar Panchayat area and area under 

the New Town Development Authority

T-1
b)

Within Urban Centers, Tourism Growth Centers, and areas in 

the Vicinity but outside the Municipal Council, the Nagar Panchayat 

the area has development potential,

T-2
c)Along National and State highwaysT-3
d)Hill StationsT-4
e)Coastal Area (excluding T-1 and T-2)T-5

 

ii) Other Zone shall include

 

a) Industrial Zone.

 

b) Forest Zone.

 

c) Agricultural and Horticultural Zone.

 

iii) For the T-1 zone in the Regional Plan, all provisions of UDCPR shall be applicable as per

zoning in the respective Development Plan or Planning Proposals.

 

iv) T-2 and T-3 zones in the Regional Plan shall be treated as Residential Zone, and all

provisions of UDCPR shall be applicable. However, the height of the building shall not exceed 16.0 m.

 

v) For zone plans approved under the M.L.R.C. and included in the Regional Plan, all

provisions of UDCPR shall be applicable according to the zone in the said zone plans.

 

vi)  For the T-4 zone, the following uses shall be permissible.

 

Sr. NoUserMin. Plot Area (sq.m.)Max. FSIMax Height (m.)
1Residential5000.3012.00
2Commercial5000.5012.00
3Hotel, Boarding Houses. 
a) Below 3 Star10000.2512.00
b) Above 3 Star40000.2516.00
4Public, Semi-public like Education, Hospital, etc. and Assembly buildings including Cinema Theater.20000.2012.00

 

Note-

 

a)  All other uses permissible in the Agricultural zone shall be permitted in the T-4 zone subject to a maximum FSI of 0.50 and height of building up to 12.0 m.

 

b)  The FSI limit mentioned above in Sr.No.1, 3, and 4 of the table may be allowed to be exceeded up to 0.50 subject to payment of premium as mentioned in Regulation No.4.11.

 

c)  Reconstruction/Redevelopment of existing buildings is permitted without considering the minimum area of the plot, and FSI shall be as per the above table or FSI utilized for the existing authorized structure.

 

d)  Minimum plot size norms shall not be applicable to the "Bread and Breakfast Scheme" approved by M.T.D.C.


vii) For the T-5 zone, the following uses shall be permissible.

 

Sr. NoUserMin. Plot Area (sq.m.)Max. FSIMax Height (m.)
1Residential / Commercial5000.5012.00
2Hotel, Boarding Houses.10000.7512.00
3Public, Semi-public like Education, Hospital, etc. and Assembly buildings including Cinema Theater.20000.5012.00

 

Note -

 

a) The FSI mentioned in the above table shall be allowed to be exceeded up to 1.00, with the payment of premium at the rate of 30% of rates mentioned in ASR, without following guidelines therein.

 

b) The development permissible shall be subject to provisions of Coastal Regulation Zone Notification No.G.S.R.37(E), dated 18th January, 2019, as amended or replaced from time to time.

 

c) All other uses permissible in the Agricultural zone shall be permitted in the T-5 zone subject to a maximum FSI of 0.50 or mentioned in the said regulations in an agricultural zone, whichever is minimum, and the height of the building up to 12.0 m.

 

d) Reconstruction/Redevelopment of the existing buildings is permitted without considering the minimum area of the plot, and FSI shall be as per the above table or FSI utilized for the existing authorized structure.

 

e) Minimum plot size norms shall not be applicable to the "Bread and Breakfast Scheme" approved by M.T.D.C.

 

viii) The following villages are identified as tourism growth centers-


Kunkeshwar - Mithbav, Hindale, Achara, Tondavali, Mahapan, Shiroada - Aravali, Amboli and Phonda.


"Tourism Growth Centers" shown on the Regional Plan are for the purpose of showing places of tourist interest.

 

ix)  The places of "Konkan Tourism Village" and "Day Visit Points" shown on the plan are also places of tourist interest.

 

x)  Development in Industrial Zone, Forest Zone, Agricultural/Horticultural zone and other zone, if any, shall be governed by the provisions mentioned in this UDCPR. However, in such cases, the FSI and height of the building shall not exceed 0.50 and 12.0 m. respectively.

 

xi)  Natural expansion of Gaothan shall be allowed within 200 m. from the Gaothan boundary, and regulations of the Residential Zone shall apply. The villages which are not having notified gaothan of the residential and other non-agricultural development shall be permitted only along the existing public roads up to a plot depth of 45 m. from the road boundary, and regulations of the Residential Zone shall apply. For this development premium shall be applicable as per Regulation No.5.1.1. However, such premium shall not be applicable for individual housing or bungalow, not exceeding two units. The provisions in proviso to Regulation No.5.3.1 shall also be applicable.

 

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 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

 

Special Rules for Nagpur City and Nagpur Metropolitan Region Development Authority in UDCPR 2020

UDCPR 2020 Chapter 9 is all about the City Specific Regulations as per mentioned in the UDCPR 

 

This is Applicable to all Planning Authorities and Regional Plan Areas except Municipal Corporation of Greater Mumbai, Other Planning Authorities/Special Planning Authorities/ Development Authorities within the limit of Municipal Corporation of Greater Mumbai, MIDC, NAINA, Jawaharlal Nehru Port Trust, Hill Station Municipal Councils, Eco-sensitive/Eco-fragile region notified by MoEF & CC and Lonavala Municipal Council, in Maharashtra.

 

Rule No. 10.3 Nagpur Municipal Corporation 

 

The following regulations shall be applicable.

 

10.3.1  Buildings in Commercial Zone :

 

(a) In Non-congested areas:

 

FSI for buildings outside congested areas in the commercial zone - the basic FSI permissible shall be 2.00 for commercial cum residential use or purely residential use and 2.50 for purely commercial use.

 

(b) In Congested areas:

 

The permissible FSI for commercial use shall be 1.50 for the plots fronting on the road having a width less than 9.0 m. and 2.00 for the plots fronting on the road having a width of 9.0 m. or more.

 

10.3.2  Buildings in the Industrial Zone

 

a) In congested areas, the permissible FSI for industrial use shall be 1.00.


b) In non-congested areas, the permissible FSI for industrial use shall be 2.5.

 

10.3.3 I to R provisions - 

 

Allowing Residential/Commercial uses in the Industrial Zone.


The Regulation No.4.8.1 in these regulations shall be applicable to Nagpur Municipal.

Corporation area with the following modifications.

 

i)  Any open land or lands of closed Industrial unit/ units in the Industrial Zone (Excluding the leased out plots by NIT/NMC) may be permitted to be utilized for all the users permissible in the Residential zone with permissible FSI in the Residential Zone, subject to payment of premium to be paid equal to 15% of the rate of developed land as given in the Annual Statement of Rates published by IGR every year.

 

However, for the Industrial Plots leased out by the Planning Authority, (NIT/NMC) while granting I to R permission on these plots, FSI of 2.5 for purely commercial use and 2.00 for Mix use shall be permissible subject to payment of premium at the rate of 15% for Residential and 20% for Commercial use. Premium charges shall be as per the rate of developed lands as given in the Annual Statement of Rates published by IGR every year.

 

ii)  Provisions of Regulation No.4.8.1(b)(iv) shall not be applicable where the Industrial layout has already been approved, and where in amenity space has already been provided in the approved layout.

 

10.3.4

 

For Plots admeasuring 1000 sq.m. and above (including amalgamated plots) in Residential zones, basic FSI shall be 1.25, in congested and non-congested areas, irrespective of road width. In cases covered in Regulation No.10.3.1 and 10.3.4 maximum building potential on the plot including in-situ FSI shall remain the same, as in Tables 6-A and 6-G. However, the owner shall be at liberty to avail, the difference of potential if any, out of column 4 or/and 5.

 

Rule No. 10.15 Certail Regulations Cease to Operate in Future

 

The Regulation No. 10.3.1, 10.3.2, 10.3.4, shall cease to operate on 1st Jan, 2022 or as decided by the Government from time to time and thereafter provisions of these regulations shall apply.

 

However, in the case of redevelopment projects, the Regulation No.10.1.1 shall continue in effect until 01st Jan, 2026. 

 

Rule No. 10.4 Nagpur Metropolitan Region Development Authority

 

10.4.1 Development along Ring Road:

 

250 m. Residential Zone/Residential Belt proposed along the 60 m. wide Outer Ring Road as a corridor development is sanctioned, subject to payment of premium. The development in this 250 m. corridor is permitted on payment of premium as decided by the Government on the total area of land under development or building permission. Such premium shall be deposited with the concerned Authority.

 

10.4.2  Special Regulations for the Improvement Schemes:

 

The improvement schemes by Public participation which are sanctioned by the Government under the provisions of the Nagpur Improvement Act, 1936, and which come under the jurisdiction of the NMA area shall be valid and continue to be valid for the said purpose under the said Act. The Special Development Control Regulations for these schemes shall be as mentioned below :-

 

Any changes/Modifications/Amendments in the details layout or in the master plan shall be carried out by the Metropolitan Commissioner at his own level. However, the Public Amenity/Public Utility Areas and their percentage as per the original sanction shall not be changed while making Modifications/Amendments to the Schemes.

 

i)  Improvement Scheme - The scheme is prepared under the NIT Act, 1936 for the notified area and is duly approved by the State Government and which is now included in the NMRDA area.

 

ii)  Original Plot - A plot consisting of nearby khasras calculated as a single record in a village that is under the same ownership and has the same tenure status as defined in the respective 7/12 documents of the khasras.

 

iii) Final Plot - The plot that is reconstituted or reshaped from the Original Plot within a draft/sanctioned Improvement Scheme in a manner appropriate for development and given access from the public right of way. The Final Plots are reconstituted as per the relevant regulations/Acts as Final plots for Authorities share and owners share.

 

iv) Owner - An owner is a person who has legal title to land or building. The definition also includes :-

 

a) An agent or trustee who receives the rent on behalf of the owner.

 

b) An agent or trustee who receives the rent of a or is entrusted with or is concerned with any building devoted to religious or charitable purposes.

 

c) A receiver, executor or administrator, or a manager appointed by any court of competent jurisdiction to have the charge of, or to exercise the rights of the owner; and

 

d) A mortgage in possession.

 

v) Permissible FSI For Final Plot -

 

i) The Metropolitan Commissioner may allow the owner to develop the final plot in possession of the owner subject to handing over to the Planning Authorities share as an independent plot free of cost as per norms prescribed by the Metropolitan Commissioner.

 

ii)  The owner shall thereafter be entitled to develop his final plot for the uses permissible in the adjoining zone as per the DCPR with full permissible FSI of the entire Plot along with Additional FSI / TDR potential permissible for his Final plot share as per Chapter No.6 of this DCPR .

 

iii)  The Metropolitan Commissioner shall develop the Final Plot in his possession (Authorities Share) for the purpose for which the scheme is sanctioned. This plot shall be entitled to be developed as per potential permissible for Authorities' Final plot share as per Chapter No.6 of this UDCPR.

 

vi) Net Plot area for Computation of FSI - For the purpose of computing FSI/Built-up area, the net area of the plot shall be as defined in these regulations.

 

vii) Special Regulations For Inclusive Housing - The provision regarding inclusive housing in the development proposal shall be not made applicable in the Improvement scheme if the Final Plot in the possession of the Authority is to be designed and developed for the purpose of any affordable housing scheme.

 

viii) Height of Building - The maximum height of the building for all users shall be as per Chapter No.6 of this UDCPR.

 

ix) Amenities Space - If the Amenity space has already been provided in the scheme at the time of approval of scheme/layout, in such cases, the amenity space as required under this UDCPR shall not be insisted.

 

x) Land Use Permissible - All land uses mentioned in this UDCPR shall be permissible in the Improvement Schemes.

 

xi) Development Charges - The Development charges shall be recovered as mentioned in these regulations.

 

xii) Power to Authority - For the smooth implementation of the schemes, the Metropolitan Commissioner with the Approval of the Authority, makes/amends the rule in consistent with the relevant Act and Regulations assigned to it with prior approval of by the Government.

 

xiii) UDCPR - All regulations of UDCPR shall apply except the above special regulations.

 

10.4.3

 

The following regulation shall be applicable only for the reference of Regulation No.25.6 (xxxx) mentioned in the notification of sanctioning the Development Plan of Nagpur Metropolitan Region Development Authority.

 

In the Agriculture zone, Residential use shall be allowed subject to the following conditions -

 

a)  Minimum area of land shall be 15.0 hectares.

 

b)  Land shall front on a minimum of 12.0 m. wide existing road.

 

c)  Permissible FSI/TDR shall be as that of the Residential zone.

 

d)  The offsite infrastructure like road, water supply, and sewerage treatment plant having zero discharge shall be developed by the land owner at his own cost, unless this infrastructure is provided by the Authority.

 

e)  10% of the entire holding area shall be handed over to the Authority free of cost, without any FSI/TDR, and free of all encumbrances for sale by the Authority for residential, commercial, or industrial use depending upon the nature of development. This 10% area shall be over and above recreational open space and amenity space to be provided as per regulation. This 10% area shall front on a minimum of 12.0 m. wide road.

 

f)  Premium on the gross area at the rate of 5% of the land rate in the Annual Statement of Rates of the said land without considering the guidelines therein shall be paid to the Authority.

 

10.4.4

 

The following regulation shall be applicable only for the reference of Regulation No.25.6 (xxxxiii) mentioned in the notification of sanctioning the Development Plan of Nagpur Metropolitan Region Development Authority.

 

Development permission around the periphery of the Gaothan boundary -

 

Development permission around the periphery of the Gaothan boundary shall be allowed as per the Regulation mentioned as below. This regulation shall be applicable only to the Rural center and rural area. (excluding nine urban center areas) Regulation for residential zones and other regulations shall be applicable.

 

The peripheral residential area shown along the Gaothan village is deleted and land thereunder is included in the Agriculture Zone. The development along the periphery of the Gaothan shall be allowed subject to the following :

 

a) In the villages in Rural areas/Rural centers excluding the area under nine urban centers, Residential Development or development allowed in the Residential Zone, may be permitted within the periphery of the Gaothan boundary as per the criteria given below. The regulations in respect of residential zones specified in these UDCPR shall be applicable.

 

Sr. No.Category of Village (Populations as per latest census)Development allowed from the Gaothan boundary category
1Up to 5000750 m.
2Above 50001000 m.

 

Such development may be permitted on payment of a premium of the total area of land. Such premium shall be calculated considering the 15% rate of the said land as prescribed in the Annual Statement of Rates of the year granting such developments. Such premium shall be deposited in the concerned Authority.

 

Provided that, where more than 50% of the area of the Survey Number/Gat Number is covered within the above peripheral distance then the remaining whole of such Survey Number/Gat Number within one ownership shall be considered for development on payment of premium as above.

 

Provided further that, the premium charges shall be recovered at the time of tentative approval of the Development permission. Where tentative development permission is already granted before publication of this Development Plan and final approval is yet to be granted, then in such cases premium charges shall not be recovered at the time of final approval.

 

Provided further that, such payment of premium shall not be applicable in cases where development permission is already granted or layout is already approved by the authority before the publication of the Development Plan. Such premium shall also be not applicable for revision of such already approved permissions.

 

However, such development should not be permitted on lands that deserve preservation or protection from Environmental considerations viz. Hills and Hills tops, and within the required Buffer Zone/Prohibited Zone from rivers, lakes, and reservoirs of minor and major projects of the water resource department.

 

Related Regulations to Rule No. 10

 

Special Rules for Pune City in UDCPR 2020

 

Thane Municipal Corporation Area in UDCPR 2020

 

Nashik Municipal Corporation in UDCPR 2020

 

Vasai Virar City Municipal Corporation in UDCPR 2020

 

Kolhapur Municipal Corporation in UDCPR 2020

 

Navi Mumbai Municipal Corporation in UDCPR 2020

 

Bhiwandi Surrounding Notified Area in UDCPR 2020

 

CIDCO Area Excluding Naina Area in UDCPR 2020