UDCPR 2020 Chapter 7 is all about Higher FSI for Certain Uses as per mentioned in the UDCPR 

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

Rule No. 7.7 Development of Housing for EWS/LIG

7.7.1 In Residential Zone -

If the owner constructs the housing for EWS/LIG in the form of tenements of size up to 50 sq.m. (1) carpet area on his plot, then he shall be allowed FSI of maximum building potential mentioned in column 6 or 9 of Table No.6-A or column 6 or 9 of Table No.6-G of Regulation No.6.1 or 6.3, subject to following conditions -

i) For the FSI availed over and above the basic FSI, the premium shall be charged at the rate of 15% of the land rate in ASR, without considering the guidelines therein.

ii) Out of the total tenements, at least 40% of tenements shall be of (1) carpet area not more than 30 sq.m.

iii) Only one tenement should be sold to a family. Adjoining tenements should not be sold to a close relative of such tenement owner. An affidavit to that effect shall be obtained from the land owner/developer and purchaser.

iv) For these proposals, marginal distances (except front margin) parking and other requirements shall be as per Slum Redevelopment Regulations, wherever such regulations exist.

v) The owner shall have the option to avail TDR over and above basic FSI instead of availing FSI with the payment of premium as mentioned in (i) above.

 Note - Out of the permissible FSI, 10% of the basic FSI mentioned in Regulation No.6.1 or 6.3 shall be allowed for commercial use.

7.7.2 In Agricultural Zone -

The housing scheme mentioned in Regulation No. (1) 7.7.1 shall be permissible in the Agricultural Zone with an FSI of 1.00 with an approach road of a minimum of 9.0 m. The responsibility for the development of infrastructure shall lie with the owner/developer.

Note - Out of the permissible FSI, 10% of the FSI shall be allowed for commercial use.

7.7.3 For Regional Plan Area -

The housing scheme mentioned in Regulation No.7.7.1 and 7.7.2 shall be applicable for Regional Plan area mutatis mutandis.

Related Regulations to Rule No. 7

Rule No. 7.0 in UDCPR 2020

Entitlement of FSI for Road Widening or Construction of New Roads or Surrender of Reserved Land in UDCPR 2020

Development and Redevelopment Of Staff Quarters Of the State Government or Its Statuary Bodies or Planning Authority in UDCPR 2020

Development and Redevelopment of Housing Schemes of Maharashtra Housing Area Development Authority in UDCPR 2020

Redevelopment of Existing Buildings in UDCPR 2020

Regulations for Development of Information Technology Establishment, Data Centers in UDCPR 2020

Regulation for Development of Biotechnology Parks in UDCPR 2020

Incentive for Green Buildings in UDCPR 2020

Buildings of Smart Fin Tech Centre in UDCPR 2020

Commercial Buildings in CBD, Commercial, Residential Zone in Planning Authorities Areas in UDCPR 2020

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.

https://foot2feet.com/construction-calculator/pmc/side-margin-calculator/

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

https://foot2feet.com/blog/types-of-land-zone-its-benefits/

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

Have you ever been in a situation where you are dealing with the land related issues and you hear certain real estate jargons that you have never heard of? We are sure you are getting a lot of recalls from the past. Well, today we are going to discuss one such term, FSI. FSI stands for the floor space index.  

FSI is also renowned as Floor Area Ratio (FAR). The term FSI refers to the ratio of the complete floor area of a building or a house (termed as the built-up area) to the complete plot area (land). These numbers and its values dictate the complete land area that you can construct, upon a plot.

Click below to Open calculator

Pune FSI Calculator

PMRDA FSI Calculator

All Calculators

There are set and fixed formulas that are used to calculate the floor space index. Even if we have the formulas, it is not easy for someone out of the field to achieve the accuracy in calculating it. FSI is regulated by the department called the Development control regulation of a certain location and works as per the National Building Code of India.

The value of FSI is not same everywhere it is regulated according to the city zone, type of building and a lot of other amenities. It is possible to build up the construction only as imposed by the government.

The formula for the FSI calculation goes this way,

                                                  Floor Space covered in all floors

               FSI =                             ——————————————

                                                         Area of the plot

Let us see about the Premium F.S.I  

Well, these are some of the deviations allowed irrespective of locations and the building types.

If you ever wish or desire to stretch your Floor Space Index (F.S.I), you will have to pay some premium amount to the government. In order to avail this F.S.I, the joining road has to be 30 feet.

If the land you are planning to build on happens to be 30-40 abutting the roadway, the premium FSI will allow you to build on 20% more than actually allowed area. This increases with the increase in the width. Like, for the 40-60 road width you get 30% premium FSI, and for 60 feet road width it is 40% premium FSI.

F.S.I is not just the best option for us but it is also a great factor that helps to reduce the stress on the city. It is considered as the best concept since it limits and aligns the sources. With all the positive attributes it has, a lot of us tend to misunderstand its holistic approach. FSI helps the government to decide what % of the city area must be dedicated to the park, what percent for the road and how to divide the remaining into the different zones. This helps in a great way to keep the resources of the city on good terms with more greenery, lesser traffic, and a lot more other amenities.

Advantages  

Even though the FSI is considered as the restricted concept it carries its own benefits at the places where construction is taking place rapidly. Let’s see some of the basic advantages of F.S.I,

 It serves as a medium to maintain the ratio of open space and the built-up space.

 It is one of the many factors that maintain the city skyline.

 An average F.S.I illustration is the key for a better development

 F.S.I maintains the equality between sustainability, growth, and development.

Click below to Open calculator

Pune FSI Calculator

PMRDA FSI Calculator

All Calculators

Now that you have understood what Floor Space Index is and how important it is. You might also have gotten the idea about how much of efforts are required to get it done. Yes, there goes a lot of legal procedures that we need to follow and they can really get tiring. But to make it easy for you Foot2Feet offers all kind of services and calculators concerning Floor Space Index. To explore more you can feel free to call us and we will be more than glad to assist you with your queries.

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.

For the construction of any building, there is a restriction of floor space to be used. It is called the FSI (Floor space Index). Also, we have to provide distance from the plot boundary which is called as marginal distance or setbacks.

UDCPR 2020 Chapter 6 is all about Regulations for FSI & Marginal distance.

This is Applicable to all Planning Authorities and Regional Plan Areas except 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. 6.7 PERMISSIBLE PROJECTIONS IN MARGINAL OPEN SPACES/DISTANCES

The following projections shall be permissible in marginal open spaces :-

(a) Projections into Marginal Open Spaces :- Every open space provided, either interior or exterior, shall be kept free from any erection thereon and shall be open to the sky, and no cornice, chajja, roof, or weather shade more than 0.75 m. wide shall overhang or project over the said marginal open spaces so as to reduce the width to less than the minimum required. However, sloping / horizontal chajja provided over balcony/gallery, etc., may be permitted up to balcony projections at a horizontal level.

(b) Balconies - as specified in Regulation No.9.14

(c) Ledge for Air conditioning unit as specified in Regulation No.9.5.

(d) A canopy or porch not exceeding 5 m.in length and 2.5 m. in width in the form of a cantilever and unenclosed over the main and subsidiary entrances providing a minimum clear height of 2.4 m. below the beam bottom of the canopy. The canopy shall not have access from the upper floors (above floors), for use as a sitting out place. There shall be a minimum clearance of 1.5 m, between the plot boundaries and canopy.

Provided that more than one canopy may be permitted in the case of special buildings as per requirement.

(e) A projection of a maximum of 30 cm. on the rooftop terrace level may be allowed throughout the periphery of the building. In case of pitched roof projection of a maximum of 45 cm. at rooftop level throughout the periphery of the building shall be allowed.

(f) Accessory buildings :- The following accessory buildings may be permitted in the marginal open spaces :-

i)  In an existing building where a toilet is not provided, a single-storeyed toilet subject to a maximum area of 4.0 sq.m. in the rear or side open space and at a distance of 7.5 m. from the road line or the front boundary and 1.5 m. from other boundaries may be permissible. The Authority may reduce 1.5 m. margin in exceptional cases to avoid hardship.

ii ) Parking lock-up garage not exceeding 2.4 m. in height shall be permissible in the rear corner of an independent bungalow plot. Parking lock-up garage, when attached to a main building, shall be 7.5 m. away from the road line and shall be of such construction capable of giving fire resistance of 2 hours. The area of the sanitary block and parking lock-up garage shall be taken into account for the calculation of FSI.

iii)  Underground suction tanks, soak pits, and wet and dry garbage separately with collection chambers, space required for fire hydrants, electrical and water fittings, underground water tanks, dustbins, etc.

iv)  One watchman's cabin/booth not more than 6 sq.m. in built-up area having a minimum width or diameter of 1.80 m. Cabin/booth may be allowed at every entrance and/or exit.

Note :- When a building abuts three or more roads, the above-mentioned uses, except (iv), shall be permissible in front setback facing a smaller road of less importance from a traffic point of view.

(g)  Ramp for basement in side and rear marginal distances subject to provisions under Regulation No.9.12.

(h)  Fire escape staircase of single flight not less than 1.2 m. width excluding the marginal distance required for special buildings.

(i)  Staircase mid-landing of 1.2 m. width with a clear minimum headroom of 2.1 m. below the mid-landing. However, the clear distance from the edge of the landing to the plot boundary shall not be less than 1.8 m. in the case of non-special buildings and 6.0 m. in the case of special buildings.

(j)  Architectural projections - Architectural projections as specified in Regulations No.9.30.

(k)  Construction of ottas, railings, barricades, or supporting columns for canopy or porch shall not be permitted within the minimum required front marginal distances. However, steps or steps along with otta may be permitted to project up to 1.2 m. from the building line.

(l)  Cupboard as specified in regulation No.9.6.

Related Regulations to Rule No.6 - 

You can visit our other blogs on regulations through the below-mentioned links:

What are the Regulations for Height of Building in UDCPR 2020

What is the Calculation of FSI Pline and its exemption in UDCPR 2020?

Industrial Building Regulations of FSI, Marginal Distances and Plot Area in UDCPR 2020

Regulations for Permissible FSI in Non Congested Area In Maharashtra in UDCPR 2020

What are the Setback, Marginal, Distance, Height in Non Congested Area in Maharashtra in UDCPR 2020

What are the Setback, Marginal, Distance, Height, and Permissible FSI in Gaothan or Congested Area in Maharashtra in UDCPR 2020

Are planning to buy / sell any land ? 

Are  you looking to develop a land ? 

Are you looking for joint venture of you land with any builder ? 

Wait…

Here is what you must know about your land before you buy it.

1. For any Investment in land for Buy , Sell, Develop or Joint venture legal rights, clear 7/12 extract (7-12 उतारा), title clear certificate, with no litigations or with undisputed rights to seller are must.
2. There is also a common misconception for that clear ownership rights is all enough for any kind of development (eg-  residential, bungalow, commercial, industrial, institutional etc…) Title & search report clarify ownership rights of land but it does not clarify development uses of the land. So a wise decision in land deal is to consider various parameters of land development. Few of them are explained below

Zone of plot –

1. Land zone is most important factor for any kind of use of land. Planning authority plans various zones in development Plan. These zones are like Residential (R zone), Commercial Zone, Industrial Zone, Agriculture Zone…
2. One cannot develop the land for any other purpose except those decided by planning authority or government. (eg- residential building, industry etc…)
3. Zone conversion is not easy to go process. Unless it matches certain parameters of access road, distance from Gotham, land area etc. zone cannot be converted.
4. Most of cases zone change is permitted after payment of certain charges to government.

Access Road –

1. Many times plot are purchased with 10 feet or 20 feet access road. It do not serve all development purpose of user.
2. eg – commercial building must have min 12 M road. (In non congested area)
3. On any highway or major roads, one cannot develop area without leaving certain distance from road.
4. If access road is not of required width then planning authority do not allow such development.

Reservations –

1. Reservation are not necessarily to be marked on site. So verification in development / regional plan & on site is recommended.
2. Most of the natural reservations cannot be developed & no FSI / TDR as compensation is given to owner. These natural reservation include River blue Line, Area Under Nala, Hill Top & Hill slope, BDP (Bio Diversity Park), etc…
3. For some reservations owner gets FSI / TDR (sometimes 2 times of land area) after handing over such land to authority. Eg – D.P Road, Garden, Metro station, Fire station etc…
4. Some reservations can be developed by owner/ developer under certain restrictions.

Factors affecting planning and construction area –

1. Various factors affect plot & permissible development on such plot. In such case desired construction area may or may not be achieved.
2. These factors are like plot shape, plot sizes, land slope, Height limitations etc…
3. Few other factors are like Electric lines, building control line, buffer zone, distance from railway line, airport vicinity zone, etc.. Plot in these cases can be developed after leaving certain distance from such factors.