Maharashtra Regional & Town Planning

Act, 1966
Notification under Section 37(1AA)(c)
Regulations for Development of Integrated
Township Project in Thane Municipal
Corporation..

Government of Maharashtra
Urban Development Department
Mantralaya, Mumbai-400 032.
Dated :- 16/09/2019

NOTIFICATION

No. TPS-1219/CR-109/19/Thane ITP/UD-12:-

Whereas, the Government in Urban Development Department has
sanctioned various Development Plans (hereinafter referred to as ‘the said
Development Plans’) along with their Building Bye-laws and Development
Control Regulations (hereinafter referred to as ‘the said Development Control
Regulations’) for All Local Authorities and Planning Authorities (including
Special Planning Authorities) (hereinafter referred to as ‘the said Planning
Authorities’) under the provisions of the Maharashtra Regional & Town
Planning Act, 1966 (hereinafter referred to as ‘the said Act’ );

And whereas, public housing has been one of the major concerns of Policy
Planning. It has been realised that there is a need to incentivise investment by
private sector in development of housing. Considering this, the Government of
Maharashtra earlier finalized the Special Township Policy (hereinafter referred
to as the “said STP Policy”) in the year 2006 and subsequently the provision for
implementation of the said STP policy & Regulations (hereinafter referred to as
the “said STP Regulations”) has been included in the respective Development
Control Regulations of the said Planning Authorities;

And whereas, Government has made subsequent modifications in the said

STP Regulations from time to time;

And whereas, the word Special Township Project is replaced by an

Integrated Township Project by the amendment made in the said Act vide
Maharashtra Act 43 of 2014 with effect from 22/04/2015 and henceforth
referred to as an Integrated Township Project (hereinafter referred to as the
“said ITP”);

And whereas, it is under consideration of the Government that the present

said STP Regulations will be modified substantially in order to utilise the
maximum development potential of land, to increase the supply of affordable
houses in the market and to bring clarity / simplification in the process of
approval;
And whereas, in view of the above and after decision of the State Cabinet
dated 14/02/2018, the Government is of the opinion that the said existing STP
Regulations of the said Planning Authorities should be replaced by the new set
of Regulations for the Development of Integrated Township Project (ITP)
(hereinafter referred to as “the said Proposed Modification”).

And whereas, the Government, found it expedient in the public interest to

take recourse of the provision contained in Section 37(1AA) of the said Act to
incorporate the said Proposed Modification in the said Development Control
Regulations of the said Planning Authorities;

And whereas, in exercise of the power conferred by sub-section (1AA) (a)

of section 37 of the said Act, and all powers enabling it in that behalf the
Government of Maharashtra in Urban Development Department has published a
Notice No. TPS-1816/C.R.368/16/(Part-1)/DP-ITP/UD-13, dated 22/3/2018
(hereinafter referred to as “the said Notice”) regarding the Proposed
Modification which has appeared in Maharashtra Government Gazette Extra
Ordinary Part-1 Central Sub Division dated 26/3/2018 on page No. 1 to 33 for
inviting objections and / or suggetions from the general public and appointed
concerned Divisional Joint Director of Town Planning who is hereby authorised
as an Officer under section 162 of the said Act on behalf of the Government
(hereinafter referred to as “the said Officer”);

And whereas, after completing all the legal procedure as mentioned in the
said Act, the said Officer in respect of konkan Division has submitted his report
to the Government regarding the said Proposed Modification vide letter dated
6/7/2018;

And whereas, after considering the report of the said Officer and after
making necessary enquiries and after consulting the Director of Town Planning,
Maharashtra State, Pune, the Government is of the opinion that the Proposed
Modification in respect of the Thane Municipal Corporation should be
sanctioned as mentioned in Annexure-A;

Now therefore, in exercise of the powers conferred by sub-section

(1AA)(c) of section 37 of the said Act, Government hereby accords sanction to
the Proposed Modification in respect of Thane Municipal Corporation with
some changes and replaces all the said existing Regulations for Development of
Special Township Project by the new set of Regulations for Development of
Integrated Township Project appended herewith in Annexure-A.

02. The date of publication of this notification in the Maharashtra

Government Gazette is fixed as the date of coming into force of this sanctioned
modification.

03. The aforesaid sanctioned modification is made available for

inspection by the general public during working hours on all working days
for the period of 1 Month at the following offices ;

i) The Commissioner, Thane Municipal Corporation, Thane.

ii) The Joint Director of Town Planning, Konkan division, Konkan
Bhavan, Navi Mumbai.
iii) The Assistant Director of Town Planning, Thane Branch, Thane.

04. This notification is also available on the Government website

www.maharashtra.gov.in (कायदे / नियम).

By order and in the name of Governor of Maharashtra,

Digitally signed by Ashok Kashirao Khandekar
Ashok Kashirao DN: CN = Ashok Kashirao Khandekar, C = IN, S =
Maharashtra, O = Government Of Maharashtra,

Khandekar OU = Urban Development Department

Date: 2019.09.17 12:07:53 +05'30'

(Ashok Khandekar)
Section officer to Government
 विकास योजना- ठाणे
मंजरू विकास योजनांमध्ये एकात्मिकृ त नगर
िसाहत प्रकल्पासाठीचे सुधारीत विवनयम समाविष्ट
करण्यासाठी महाराष्र प्रादे विक वनयोजन ि नगर
रचना अवधवनयम, 1966 चे कलम 37 (1कक) (ग)
अन्िये अवधसूचना

िहाराष्ट्र शासन
नगर विकास विभाग
मंत्रालय, मुंबई-32
वदनांक : 16 सप्टें बर,2019

अविसूचना

िहाराष्ट्र क्रमांक:- वटपीएस-1219/प्र.क्र.109/19/नवि-12- ज्याअर्थी, िासनाच्या नगर विकास विभागाने ,

प्रादे वशक स्र्थावनक वनयोजन प्रावधकरणांच्या ि वनयोजन प्रावधकरणांच्या (वििेष वनयोजन प्रावधकरणासहीत)
वनयोजन ि (यापुढे जयाांचा उल्लेख “उक्त वनयोजन प्राविकरण” असा करण्यात आला आहे ) विकास
नगर रचना, योजनांना तयांच्या विकास वनयंत्रण वनयमािलीसह महाराष्र प्रादे विक वनयोजन ि नगर रचना
अविवनयि, अवधवनयम, 1966 च्या (यापुढे जयाचा उल्लेख “उक्त अविवनयि” असा करण्यात आला आहे )
1966 कलम 31 अन्िये िेळोिेळीच्या अवधसूचनांद्वारे (यापुढे जयाचा उल्लेख “उक्त अविसूचना” असा
करण्यात आला आहे ) मंजरू ी वदली आहे ;

आवण ज्याअर्थी, उपलब्ध जवमनीचा वतच्या कमाल विकसन क्षमतेनस ु ार उपयोग करुन घे णे,
बाजारामध्ये वकफायतिीर घरांचा पुरिठा िाढविणे , नगर िसाहत प्रकल्पाच्या माध्यमातून िासनास
कोणताही खचच न करता स्माटच वसटी सारख्या समृध्द िसाहती विकवसत होणेकरीता, तसेच
प्रकल्पाकरीता विवनयमामध्ये ि कायचपध्दतीमध्ये स्पष्टता आणणे याकरीता वििेष नगर िसाहतीचे
धोरण यापूिी िासनाने सन 2006 मध्ये तयार करुन ते उक्त वनयोजन प्रावधकरणांच्या विकास वनयंत्रण
वनयमािलीमध्ये समाविष्ट केलेले आहे त (यापुढे जयाचा उल्लेख “विशेष नगर िसाहतीचे विवनयि”
असा केला आहे );

आवण ज्याअर्थी, उपलब्ध जवमनीचा वतच्या कमाल विकसन क्षमतेनस ु ार उपयोग करुन घे णे ,
बाजारामध्ये वकफायतिीर घरांचा पुरिठा िाढविणे तसेच प्रकल्पाकरीताच्या सध्याच्या विवनयमामध्ये ि
कायचपध्दतीमध्ये स्पष्टता आणणे याकरीता वििेष नगर िसाहतीचे धोरणामध्ये सुधारणा करणे
आिश्यक असल्याचे िासनाचे मत झाले आहे .

आवण ज्याअर्थी, वििेष नगर िसाहत हा िब्दप्रयोग बदलिून एकात्तमक नगर िसाहत असा
करण्यासाठी महाराष्र अवधवनयम 43 / 2014 नुसार उक्त अवधवनयमामध्ये वद.22/04/2015 पासून
बदल करण्यात आलेला आहे (यापुढे ज्यांचा उल्लेख “उक्त एकात्मिकृ त नगर िसाहत” असा उल्लेख
करण्यात आलेला आहे );
 आवण ज्याअर्थी, उपरोक्त बाबी विचारात घे तल्यानंतर िासनाने प्रस्तावित केलेल्या एकात्तमकृ त
नगर िसाहतीच्या सुधावरत धोरणास वद.14/02/2018 रोजीच्या मा.राज्य मंवत्रमंडळ बैठकीमध्ये मान्यता
वदल्यानुसार उक्त वनयोजन प्रावधकरणांच्या विकास वनयंत्रण वनयमािलीमध्ये असले ले सध्याचे विद्यमान
वििेष नगर िसाहतीचे विवनयम बदलून तयाऐिजी उक्त एकात्तमकृ त नगर िसाहतीचे सुधावरत विवनयम
नव्याने समाविष्ट करणे आिश्यक आहे असे िासनाचे मत झाले आहे (यापुढे ज्याचा उल्लेख
“प्रस्तावित फेरबदल” असा करण्यात आला आहे .);

आवण ज्याअर्थी, उक्त प्रस्तावित फेरबदलाचा अंतभाि ठाणे िहानगरपावलका क्षेत्रातील

एकात्मिकृ त नगर िसाहत वनयमािलीमध्ये समाविष्ट करण्याकवरता सािवजवनक जनवहत लक्षात
घे ता, अवधवनयमाचे कलि 37 (1 क क) (क) अन्िये िासनस्तरािरुन सूचना प्रवसध्द केली होती ;

आवण ज्याअर्थी, आिश्यक ती चौकिी केल्यानंतर ि संचालक, नगर रचना, महाराष्र राज्य,
पुणे यांचा सल्ला घे तल्यानंतर प्रस्तावित फेरबदल मंजरू करणे आिश्यक आहे , असे िासनाचे मत
झाले आहे ;

आवण तयाअर्थी, आता उक्त अवधवनयमाच्या कलम 37 चे पोटकलम (1कक) (ग)

अन्िये िासनास प्रदत्त असलेल्या िक्तींचा िापर करुन िासन उक्त फेरबदल प्रस्ताि मंजरू करीत
आहे ;

02. सदरची वनयमािली अवधसुचना िासन राजपत्रात प्रवसध्द झाल्याच्या

वदनांकापासून अंमलात येईल.

03. उक्त वनयमािली नागरीकांच्या अिलोकनार्थच कायालयीन िेळेमध्ये कामकाजाच्या वदििी

खाली नमूद कायालयामध्ये एक मवहन्याच्या कालािधी कवरता उपलब्ध राहील.
1) आयुक्त, ठाणे महानगरपावलका, ठाणे.
2) सहसंचालक नगर रचना, कोकण विभाग, कोकण भिन,
निी मुंबई.
3) सहाय्यक संचालक नगर रचना, ठाणे िाखा, वज.ठाणे.

04. सदर अवधसूचना ही महाराष्र िासनाच्या www. maharashtra.gov.in िेबसाईटिर

प्रवसध्द करण्यात आली आहे .

िहाराष्ट्राचे राजयपाल याांच्या आदे शानुसार ि नािाने ,

Digitally signed by Ashok Kashirao Khandekar
Ashok Kashirao DN: CN = Ashok Kashirao Khandekar, C = IN,
S = Maharashtra, O = Government Of
Maharashtra, OU = Urban Development
Khandekar Department
Date: 2019.09.17 12:08:13 +05'30'

(अशोक का.खाांडेकर)
कायासन अवधकारी.
 Annexure- A
Accompaniment to the Government in Urban Development Department
Notification No.TPS-1219/CR-109/19/Thane ITP/UD-12, dated 16/9/2019.

REGULATION FOR DEVELOPMENT OF ‘INTEGRATED TOWNSHIP

PROJECT (ITP)
1. Applicability :-
These regulations shall be applicable to the areas under Development
Plan within the jurisdiction of Thane Municipal Corporation sanctioned under
the provisions of the Maharashtra Regional and Town Planning Act, 1966
(hereinafter referred to as “the said Act”).
If the ITP falls within the jurisdiction of more than one authority then in
such cases Government can issue directives at the time of Locational Clearance
or at any time regarding which authority will give permission and supervise the
project subject to terms and conditions as may be specified.

2. Requirements of Site:-
The area proposed for Integrated Township shall fulfill the following
requirements:-
i) Any suitable area having area of 40 hectare (100 Acres) or more at one place.
ii) The area shall be one, contiguous, unbroken and uninterrupted. Provided
that, such area if divided by one or more water courses (such as nalas, canals,
etc.), existing or proposed roads of any width or by railways, pipeline etc.,
shall be treated as one, contiguous, unbroken and uninterrupted, subject to
condition that the Project Proponent/s shall construct necessary connecting
roads or bridges as per site requirements at his own cost with due permission
from concerned authorities. Integrated Township area may also include;
a) Lands in afforestation zone provided that such land is not a forest land and
subject to no construction being allowed on land having slope more than
1:5.
b) Lands within the buffer zone of National Park subject to restriction on
development permissible in such buffer zone and subject to NOC of Forest
Department.
c) Tribal land subject to permission granted under MLR code, Government
lands allotted to project proponent subject to clause 13.2.
d) Private forest land that have been restored back after completion of section
22(a) Enquiry of Maharashtra Private Forest Act, 1975 shall be allowed to
be part of the ITP with the condition that development permission shall be
granted on such land only after necessary permission under the provision
of Forest Conservation Act, 1980.
 e) Buffer zone of Eco-sensitive Zone notified subject to all restriction on
development and FSI permissible in such buffer zone.
f) Areas under flood line / flood zone subject to clearance from Water
Resource Department.
g) Areas under Hill Top / Hill Slope Zone, and b, e, f mentioned above as
shown on Development Plan subject to condition as mentioned in Clause
7.1.3. However total of these areas shall be restricted to maximum 40% of
total area under ITP.
iii) If the Integrated Township area is more than 200 Ha., it can be segregated as
long as each parcel is more than 40 Ha. and is located within a radius of 5 kms.
Provided that the land use mix is maintained in each parcel.
iv) The area shall have an access by means of an existing, or proposed road
having minimum width of 18 mt. In case of proposed road, such area shall have
an access by existing road having width 12 mt. for the purpose of granting
locational clearance and LoI of such project, but it is necessary for the project
proponent to have an existing access of 18 mt. before sanction of
Commencement Certificate to the FSI beyond 25% of project. Provided that
Government land or land belonging to tribles can be considered for the purpose
of road if there is a registered agreement. However development permission
shall be granted only after due permission of appropriate authority is given.
v) The ITP Area shall not include the area under:-
a) Notified forest, (excluding the private forest land subject to NOC of forest
Department.)
b) Water bodies like river, creek, canal, reservoir, etc. Mangroves, Tidal
Zone, Mud Flats.
c) The area under Notified National Parks.
d) Defence Estates
e) Cantonment Boards
f) Any restricted area.
g) Quarry Zone, Notified SEZ, designated port/harbour areas, wildlife
corridor and biosphere reserves, Gaothan/Congested Area.
h) The historical and archeological places notified under the relevant act.
i) Any other area that may be declared by the Govt. of Maharashtra from time
to time.
3. Ownership of Lands:-
The project proponent shall have the ownership of all the land parcels
under project.
(Explanation - for this clause, ownership includes rights accrued vide one or
more registered Development Agreement or Power of Attorney (PoA) for such
development and disposal, on behalf of land owner/owners).

4. Permission and Declaration of Project by State Government:-

4.1 The Project Proponent shall apply to the State Government for obtaining
permission and declaration of such project to be a “Integrated Township
Project”. Such application shall be accompanied by the following attested
documents in two sets:-
a) Details of ownership of land viz. extracts of V.F.No. 7/12 or Property
Register Cards, in original having date not more than six months prior to the
date of submission. In case of rights accrued through registered Development
Agreement or PoA, attested copies of such documents.
b) Self-attested list of S.No./G.No./CTS showing name of owner as per record
of rights, total area of such land parcel, area owned by the applicant in such
land parcel, the name of person/ company owning the Development Rights,
area proposed to be included in project from such land parcel.
c) Part plan of sanctioned Developmen Plan, showing all the lands falling in the
project.
d) No Objection Certificate from the officer at Divisional level, Water
Resources Department in respect of lands falling in “Command Area” of any
Irrigation Project unless these powers are exercisable by the higher authority.
e) Village maps showing the lands falling in the project.
f) Certificate from concerned Forest Officer not below the rank of Dy.
Conservator of Forests at Divisional level (unless these powers are
exercisable by higher authority), showing that the lands under project do not
form part of and not included in reserved forest or protected forest or non-
classified forest or not acquired under the provisions of the Maharashtra
Private Forest (Acquisition) Act, 1975 and also, confirming that such lands
do not form part of the Notified National Parks, prohibited area of Notified
Wildlife Sanctuaries and Notified Bird Sanctuaries.
g) Certificate from the concerned revenue officer not below the rank of
Tahasildar, showing the lands under project do not include lands belonging to
tribal or that tribal land included in ITP have necessary permission under
MLR code.
h) Certificate from the Director of Archaeological Department, Maharashtra
State, showing that the lands under project do not include monuments
 notified by the Archaeological Department, Heritage buildings and Precincts.
Such certificate should also mention the distance to be kept around such
places, if any.
i) Receipt of processing fee (non-refundable) paid, at the Thane branch office of
the Town Planning Department, at the rate of Rs.5000/- per ha. for the current
year with the yearly rise of Rs.500/- per ha. starting from the month of
January every year.

4.2 On receipt of an application under Clause 4.1 above, the Government may,
after consulting the Director of Town Planning, Maharashtra State, by
notification in the Official Gazette, grant the Locational Clearance and declare
such project to be a “Integrated Township Project”, subject to such general
and/or special conditions or, reject the application, under the provisions of
Section 44(2) of the said Act, as the case may be within a period of 90 days
from the date of receipt of application or reply from the Project Proponent in
respect of any requisition made by the Government, whichever is later. If the
project proponent fails to comply with the conditions specified while granting
locational clearance within the specified time limit, then in such cases locational
clearance given earlier stands automatically cancelled and no refund or
adjustment of premium / fees / expenses etc. shall be eligible.
(Explanation - In the circumstances described in Clause 4.2, such grant of
permission and declaration of project shall be made under the provisions of
Section 44(2) of the Maharashtra Regional and Town Planning Act, 1966 )

4.3 Every such permission and declaration shall remain in force for a period of
two years, if not applied for Letter of Intent under Clause 5, from the date of
issue of Locational Clearance Notification and thereafter it shall lapse.
Provided that, the Director of Town Planning, Maharashtra State, Pune
may, on application made by Project Proponent before expiry of the above
period extend such period by two years in aggregate. Provided also that, it is
not mandatory on Project Proponent to submit all the papers afresh as
prescribed under Clause 4.1, however the affidavit regarding the ownership of
land about any dispute shall be mandatory.

4.4 Such lapse shall not bar any subsequent application for fresh proposal.

4.5 The Director of Town Planning, Maharashtra State, on the request of Project
Proponent, by notification in the Official Gazette, may grant to add or delete
any area, not exceeding 50% of the total area under Locational Clearance,
subject to condition that the remaining area shall not be less than 40 Hect.The
permissible FSI and other parameters shall increase or decrease accordingly.

5. Letter of Intent (LOI) by the Collector:-

5.1 The Project Proponent shall apply to the Collector for obtaining the Letter of
Intent for such project. Such application shall be accompanied by the ownership
documents as prescribed in Clause 4.1(a) & 4.1(b) and with locational clearance
notification issued by the Government

5.2 The Collector shall verify and satisfy himself that Ownership and
Development Rights of all the lands under project are with the Project
Proponent before issuing the Letter of Intent.

5.3 On receipt of an application under Clause 5.1 the Collector shall grant the
Letter of Intent for the whole area or separately for any part thereof, which shall
not be less than 40 Ha. at the first instance, subject to conditions as may be
deem fit, or reject the application, within a period of 45 days from the date of
receipt of application or reply from the Project Proponent in respect of any
requisition made by the Collector, whichever is later.
Provided that, in case of rejection, the Collector shall mention the
grounds for such refusal.

5.4 Every such Letter of Intent shall remain in force for a period of two year, if
not applied for Development Permission under Clause 6, from the date of issue
of Letter of Intent, unless renewed. Provided that, the Collector may, on
application made by Project Proponent before expiry of the above period extend
such period by two years in aggregate. Provided also that letter of intent granted
by collector under earlier regulations may also be extended subject to other
conditions of these regulations.

6. Master Layout Plan Approval by the Municipal Commissioner:-

6.1 The project proponent shall apply to the Municipal Commissioner for
obtaining the approval to the Master Layout Plan of the entire area as per Letter
of Intent. Such application shall be accompanied by the documents in two sets
as prescribed below:-
a) Attested copy of Gazette Notification issued by the Government under
Clause 4.2.
 b) Attested copy of Letter of Intent issued by Collector under Clause 5.

c) Part plan of sanctioned Developmen Plan showing the lands under the
Master Layout Plan.

d) Village Map showing the lands under the Master Layout Plan.

e) In case, project has no access from existing road having right of way of 18
m. then documents showing the ownership or registered agreement for
permanent write of ways as the case may be of Project Proponent in lands
proposed for 18 m. wide access road.
f) Bank Guarantee of requisite amount as prescribed in Clause 12.6.
g) Undertaking and Affidavit as may be prescribed by the Municipal
Commissioner.
h) Copies of Master Layout Plan with or without Building Plans in three sets
prepared and signed by expert in respective field and team headed by an
Architect or Town Planner registered with Institute of Town Planners India
(ITPI) with sign of owner/developer.
i) Contour map showing contour levels of lands under Master Layout Plan.
Trueness of the contour shall be certified and attested by the surveying
agency and the Project Proponent under his signature and seal.
j) Colored google earth image / Bhuvan image/ Drone survey image etc.
showing lands under Master Layout Plan signed by project proponent.
k) Phased Program for development of physical infrastructure with amenities
under project, along with the project cost details.

6.2 If the application is not accompanied by the documents mentioned in Clause

6.1, the Municipal Commissioner shall convey the same to the Project
Proponent immediately within 10 working days giving specific time period for
fulfillment of such documents and if the same are not submitted by the said
project proponent in given time then return the proposal at his level only.

6.3 On receipt of application, complete in all respects, as prescribed under

Clause 6.1, the Municipal Commissioner shall forward the same to the
concerned Divisional Joint Director of Town Planning for technical consultation
within 10 working days.

6.4 The office of the Divisional Joint Director of Town Planning shall send its
remarks to the Municipal Commissioner within two months from the receipt of
proposal from the Municipal Commissioner or receipt of reply from the Project
Proponent in respect of any requisition made by him, whichever is later. Such
master layout approval will be given with the condition that project proponent
will not commence work without environmental clearance. Such environmental
clearance shall be submitted at the time of sanction to the building permission.
Sanctioned master Plan layout alongwith complete set of drawings shall be
endorsed to the Municipal Commissioner required for the further permissions.

6.5 Approval to the Master Plan:- The Municipal Commissioner shall grant
approval to the master layout or reject the application, within one month from
the receipt of reply from the Divisional Joint Director of Town Planning as
mentioned in 6.4.

6.6 Approval to the building plan:- Detailed building permission under the
master layout plan sanctioned as per clause 6.5 shall be granted by the
Municipal Commissioner with prior consultation as prescribed in to clause 12.4
within 30 days from the receipt of the proposal from the project proponent as
mentioned in 6.6.1.

6.6.1 - The Project Proponent shall apply to the Municipal Commissioner, for
grant of building permission, alongwith all relevant documents and attested
copy of Environment Clearance for the project from MoEF or the Authority
empowered by the MoEF.

6.6.2 - The Project Proponent shall submit the certificate of Architect regarding
completion of plinth stating that the construction of plinth is as per the approved
building Plans to the Municipal Commissioner along with approved Plan. The
Municipal Commissioner shall verify the same within stipulated time period. If
it is found that the construction of plinth is not as per the building permission
sanctioned, the said office shall reject such plinth checking certificate. In such
circumstances, the Project Proponent shall either demolish the said plinth or get
the revised plan sanction according to changes. If it is found that the
construction of plinth is as per the building permission sanctioned, then granting
the plinth checking certificate is not necessary.
However notwithstanding anything mentioned herein above, before grant
or refusal to the Master Layout Plan, the Municipal Commissioner shall, consult
the, concerned Divisional Joint Director of Town Planning as prescribed in
Clause-6.3 and 6.4, if the Town Planning Officer posted in Municipal
Commissioner is below the rank of Joint Director of Town Planning.
7. Planning Considerations:-

7.1 Permissibility in respect of Zoning:-

7.1.1 Notwithstanding anything contained in any regulation for the time being
in force, the project to be notified under this regulation may be permissible in
any land-use zones of sanctioned Development Plan, excepting areas mentioned
in Clause 2 (v).

7.1.2 For the areas falling in zones, other than residential, commercial as per
the sanctioned Development Plan the Project Proponent shall have to pay a
premium for permitting project in such zones at the rates prescribed below:-

Sr. Type of Zone Premium Charges

No.
a Afforestation Zone, Hill Top & 15 %
Hill Slope Zone as shown on
Development Plan.

b Public / Semi-public Zone, 8%

Industrial Zone,
c Agriculture/ No Development 10 %
Zone/G1 zone / Low Density
Residential Zone / Buffer Zone of
ESZ and other zones except at Sr.
No. a & b above.

Explanation: Premium charges shall be calculated by considering the

agriculture land rate of the said land as prescribed in Annual Statement of Rates
(ASR) without applying the guidelines. If agriculture land rate is not mentioned
in ASR for the said land in such cases Agriculture land rate of nearby land in
the same village shall be considered. If agricultural land rate is not mentioned
in the said village in such cases average agricultural land rate of nearby villages
shall be considered for calculation of premium. Out of total premium 10%
shall be paid at the time of Locational Clearance, 10% paid at the time of letter
of Intent, 20 % at the time of sanctioning of Master Layout Plan and remaining
60% shall be in four equal installments per year and subject to interest as per
Prime Lending Rate. (PLR)

7.1.3 Restriction on development - No construction shall be permitted on the

lands within the HFL (Blue line), land in Hill Top & Hill Slope Zone and on
lands having slope equal to or more than 1:5 in the said Project, whether
specifically marked as such on the Development Plan or not. No development
of any sort and activity involving cutting / leveling / filling shall be permissible
on such sloping lands. Provided that, it shall be permissible to use such lands for
Plantation, Park, Garden purposes, access road to township development with
minimum cutting and other users as otherwise permissible in Development Plan
and the FSI of such lands shall be permissible to the extent as prescribed in
Clause 7.2.

7.1.4. In the Buffer zone of notified ESZ and in ESZ’s, only those development
activities and FSI as permissible under MoEF notification of the ESZ (as
amended from time to time) under Environment Protection Act, 1986 shall be
permitted. All the development in these buffer zones shall be in accordance
with MoEF notifications.

7.2 Permissible Floor Space Index (FSI):-

7.2.1 Notwithstanding anything contained in any regulation for the time being
in force, if premium as mentioned in 7.1.2 is paid by the project proponent then
the basic permissible FSI for such project shall be 1.0 to be calculated on Gross
Plot Area under Master Layout Plan without deducting any areas under the
slopes, within HFL, etc.

7.2.2 Further, additional FSI on payment of premium as mentioned below shall

be permissible on payment of premium at the rate of 10% of the weighted
average land rate of the said land as prescribed in Annual Statement of Rates for
the relevant year, without applying the guidelines therein. Such premium shall
be paid at the time of Building permission.

Area under Township Additional built-up area on

payment of premium
40 hectare and up to 200 Hectare. Up to 70 % of basic permissible FSI
More than 200 hectare and up to 500 Up to 80 % of basic permissible FSI
Hectare.
More than 500 hec. Hectare. Up to 100 % of basic permissible FSI

7.2.3 Over and above the FSI as prescribed above, an additional FSI in lieu of
construction of tenements for social housing shall be permissible as prescribed
in Clause 9, without charging premium.
7.2.4 It shall be permissible to utilise the maximum permissible built-up area as
prescribed above, anywhere in the area under sanctioned Master Layout Plan.

7.3 Mandatory Town-Level Amenities - Area and FSI Allocations:-

Master Layout Plan shall provide for town-level area and FSI allocation, to
be kept at one or more places, as follows:-
a) Spaces for Recreation:-
Sr. Particulars Minimum Area Conditions
No Required
.
i Garden/s 5% of Master Layout Out of this at least 1000 sq. mt.
and Park/s Area.(out of this 50% area shall be kept open for Town
area may be allowed Plaza/Town Square, at one place
on Hill Top Hill Slope and remaining area shall be kept
Zone, Buffer Zone of open and may be allowed to be
ESZ and within HFL) proposed at suitable places. Major
public amenities / activities shall
be cluster around this area.
ii Play 7.5% of Master Maximum 10% of area under
Ground/s Layout Area (may be Play Ground which may
allowed in Buffer accommodate indoor games,
Zone of ESZ having stadiums and allied users only.
slope less than 1: 5)

(Note - These spaces shall be exclusive of open spaces to be required at sector-

level layouts. Notwithstanding anything contained in DCR, 10% open space
shall be provided in sector level layout. Such open space shall be calculated by
considering area of the sector excluding roads in Master Layout Plan and Town
Level Amenity spaces except Economic Activities.)
b) Spaces for combined School (Primary School + High School) -
Sr. Particulars Minimum Minimum Built-up
No. Area Area required
Required
i For Master Layout area of 5,000 sq.m. 5,000 sq.m.
40 Ha.
ii For Master Layout area To be increased proportionately with
more than 40 Ha. increase in Master Layout area and be
proposed at one or more locations, as
per requirements.
Note-
a) The requirements prescribed above are by considering School to be run in
double shift,
b) Requirement of plot area and built up area shall be exclusive of Play Ground
spaces. Hence it is mandatory to show separate Play Ground adjoining to school
building at the rate of 7 sq. m. / student.
c) Community Health Care Facilities:-
Primary and Secondary Health Care Facilities like Dispensary, Maternity
Home, Hospital etc.
Sr. Particulars Minimum Area Minimum Built-up
No Required Area required
.
i For Master Layout area of 1,000 sq. m. 1500 sq. m.
40 Ha.
ii For Master Layout area To be increased proportionately with
more than 40 Ha. increase in Master Layout area and be
proposed at one or more locations, as per
requirements.

d) Community Market:-
Sr. Particulars Minimum Minimum Built-up Area
No. Area required
Required
i General Market including Mutton and Fish Market
For Master Layout area up 1000 sq. m. As per requirement
to & inclusive of 200 Ha.
For Master Layout area To be increased proportionately with
more than 200 Ha. increase in Master Layout area and be
proposed at one or more locations, as per
requirements.
ii Vegetable Market
For Master Layout area up 1000 sq. m. As per requirement
to & inclusive of 200 Ha.
For Master Layout area To be increased proportionately with
more than 200 Ha. increase in Master Layout area and be
proposed at one or more locations, as per
requirements.
 Note- Users mentioned in (i) & (ii) above may be clubbed together for
convenience purpose, without altering the requirements in plot area and built-up
area.
e) Public Assembly Facilities:- Town Hall and/or Auditorium including
Library
Sr. Particulars Minimum Minimum Built-up Area
No. Area required
Required
i For Master Layout area 5000 Sq.mt 5000 Sq.mt
up to & inclusive of 100
Ha
ii For Master Layout area 10000 sq. 10000 sq. mt.
more than 100 Ha. and up mt.
to 200 Ha.
iii For Master Layout area To be increased proportionately with
more than 200 Ha. increase in Master Layout area and be
proposed at one or more locations, as per
requirements.

f) Economic Activities:-
Economic activities including users such as Market, Multiplex, Mall,
Information Technology & Information Technology enabled Services (IT &
ITES) including SEZs, Essential Shopping, Recreational Centers, Trade &
Commerce, Education, Hospitals, Non-polluting Industries, Service Industries,
Entertainment, Tourism, Star Category Hotels, Convention Centers,
Gymnasiums, Socio-economic activities, such as workshop, hostel for Autistic
persons, challenged persons and Senior Citizens except independent residential
tenements as per requirements.
Sr. Particulars Minimum Area Minimum Built-up Area
No. Required required
i For Master Layout 40000 sq. mtr. 80000 sq. mtr.
area of 40 Ha.
ii For Master Layout To be increased proportionately with increase
area more than 40 in Master Layout area and be proposed at one
Ha. or more locations, as per requirements.

Note- i) Users as mentioned in b, c, d, e & f may be clubbed together, in

Economic Activities Component, subject to condition that, total built-up area
should not be less than the summation of minimum required for all such users,
irrespective of their individual plot area requirements.
ii) The required parking spaces for all such amenities as per norms shall be
provided in same plot.

g) Public Utilities:-
For Master Layout area up to & inclusive of 200 Ha.
Sr. Particulars Minimum Area Permissible Built-up
No. Required Area
i Fire Brigade Station- 3000 sq.m. or as As per
prescribed by the recommendations of the
Director of Fire Director of Fire
Services, Services, Maharashtra
Maharashtra State/ State/Chief fire Officer
Chief fire Officer of of the Thane Municipal
the Thane Municipal Corporation.
Corporation.
ii Sewage Waste 4000 sq.m.
Management Project As per requirements
(SWMP)
iii Cremation Ground 2000 sq.m. As per requirements
iv Burial Ground 2000 sq.m. As per requirements
v Bus Station / 3000 sq.m. As per requirements
Transport Hub
vi Police Station 1000 sq.m. As per requirements

vii Electric Sub-station As per requirement

viii Other Public Utilities As per requirement
ix Public Parking As per prevailing
Facilities DCR
x Solid waste As per requirement
management

Note: i) If the facility of Cremation Ground/ Burial Ground is available nearby

where the Township is located in such case these requirements need not be
insisted.
ii) If Police Station is available within 1k.m. area from the proposed Township,
then such facility need not to be provided.

h) Transport & Communication:-

i) The entire area of the project shall have a proper road pattern, taking into
consideration the linkages with proposed roads of D.P., existing roads within
the project and outside area as well. All such roads shall be developed by the
Project Proponent as per standard prescribed by the Indian Road Congress.
ii) The width of the -
i) Classified Road should not be less than as may be prescribed by
concerned public authority;
ii) Main / Arterial / Ring Road should be of minimum right of way of 18 mt.
iii) Other Sub-Arterial roads, Collector streets, local streets, etc., shall be
proposed as per the requirements to cater to the need of occupancies on
such roads including for pedestrians.
iv) Network of cycle track in entire Township area of minimum width of 3
meter shall be provided without clashing with the vehicular traffic, to the
extent possible.
iii) It may be permissible for Project Proponent, to realign the Development
Plan Roads, and earlier existing roads passing through the project area, without
changing the entry and exit points of such roads.
iv) All Development Plan Roads and all the Main / Arterial / Ring Roads, shall
always be open for general public, irrespective of the fact that, they resides in
the project or not.

General Note for Amenities (a) to (h):

i) The requirements prescribed above for items (a) to (f) are by considering FSI
proposed for the project is only 1.0. If the FSI proposed is increased or
decreased then the only built up area requirement shall be increased or
decreased proportionately.
ii) The requirements prescribed above for items (g) are for Master Layout area
up to & inclusive of 200 Ha. It shall be increased proportionately and may be
proposed at one or more locations, as per requirements.

7.4 Residential Activities:-

Sr. Particulars Area Built-up Area
No.
i Residential Activities The land Remaining built-up
(including lands required excluding the area subject to
for social housing, land required for minimum 60% of the
infrastructure such as water purposes as total proposed Basic
storage, drainage and shown in 7.3 (a) Residential FSI
garbage disposal, etc.) to (h).
7.5 Share of Thane Municipal Corporation-
The Integration of Integrated Township Projects included in the Thane
Municipal Corporation area, an area @ 2% of the gross area shall be earmarked
and shall be handed over free of cost to the Thane Municipal Corporation for
Development of the City Level Facilities.
For determining eligibility of ITP, the above 2% area shall be considered
in area calculation. This area shall not contain area under hill slopes, and shall
be accessible by major road. Base FSI of such 2 % land shall be made available
to the applicant on remaining land.

8. Development Control Regulations:-

For those aspects which are not covered under this regulation, the
prevailing provisions as prescribed in the Development Control Regulations of
the Thane Municipal Corporation shall apply mutatis-mutandis. The provisions
of MoEF CRZ notifications amended from time to time shall also be applicable.
However, where in prevailing DCR of the Thane Municipal Corporation
the maximum height of building is not mentioned in such cases the maximum
height shall be allowed as per the prevailing Development Control Regulation
and any restriction imposed by Chief Fire Officer.

9. Social Housing:-
9.1 The Master Layout Plan shall provide sufficient space for construction of
small tenements for persons from EWS and LIG categories (hereinafter referred
to as the “Social Housing Component”), as a social responsibility with FSI as
mention in Clause 9.3. Out of this Social Housing Component 25 % FSI shall be
utilised exclusively for construction of EWS tenements and remaining 75 % FSI
may be used for LIG tenements. Out of the total tenements constructed as
Social Housing component, one third (1/3rd) tenements shall be kept for
Affordable Housing tenements which will be disposed as per MHADA policy
by the project Proponents.

9.2 Social Housing tenements shall be constructed with area as specified by the
MHADA for EWS and LIG category respectively.

9.3 The minimum Social Housing component shall be constructed at 15% of the
Residential basic FSI of the area available for Residential Development as
prescribed in Clause 7.4 (hereinafter referred to as the “Social Housing
component”).

9.4 Social Housing tenements shall be constructed as per the general and special
specifications prescribed by concerned unit of MHADA for their projects.
9.5 The Project Proponent, after getting commencement certificate of Social
Housing component as mentioned above shall immediately intimate to
MHADA regarding the numbers of Social Housing Component to be disposed
by them to the allottee. Upon such intimation, MHADA within a period of six
months, from the date of receipt of such intimation after following procedure of
lottery system shall prepare the list of the allottee from the district as far as
possible and forward it to the Project Proponent. The project proponent shall
dispose of such housing tenements to the allottee at the construction cost
mentioned in ASR applicable of the year of disposal plus 25% additional cost.
Out of this 25% additional cost, 5% shall be paid to MHADA towards
administration charges.
Provided that if the MHADA is unable to provide the list of the allottee as
mentioned above or the allottee fails to deposit the amount within specified time
limit then the project proponent shall dispose of such social housing tenements
in the market at the construction cost in ASR applicable to the land of the year
of disposal plus 20% additional cost.

9.6 Every Occupation Certificate for the regular tenements shall be granted only
alongwith the Occupation Certificate in proportionate with Social Housing
component.

9.7 Amalgamation of such Social Housing tenements shall not be permitted in

any case.

9.8 The purchaser of tenement under social housing shall deposit an amount
equivalent to 10% of the construction cost of tenement, as prescribed in Annual
Statement of Rates prevailing at the time of occupation, with the Project
Proponent as one-time maintenance deposit for onsite infrastructure
maintenance.

9.9 The Project Proponent shall maintain the premises and common spaces
outside the building of social housing including concerned all basic
infrastructure and amenities, in good condition in the same manner with the
maintenance of remaining area of the project.

9.10 The purchaser of tenement under social housing shall have to pay all the
government taxes, duties like stamp duty, GST etc. and also the fees charged for
use of common amenities, to the Project Proponent, as per the requirement,
from time to time.
10 Liability of Project Proponent/s:-
10.1 The entire project shall be an integrated one with all facilities within the
boundaries of such project. All the on-site infrastructure i.e. internal roads,
approach road, street lights, water supply and drainage system shall be
mandatory and constructed / maintained in future by the Project Proponent.
Proposed internal roads and Open Spaces in the layouts shall be used only for
ITP.

10.2 The Development Plan Roads & Reservations which are included in ITP
shall be Developed by project proponent and after development made available
to the general public. The reservations may be allowed to shift within 500 mt.
(within Township Area Only) in consultation with Director of Town Planning
Maharashtra State, Pune.

10.3 It shall be the responsibility of the Project Proponent to develop and

maintain all the infrastructure in good condition till handing over to the
appropriate authority.
The project proponent may collect periodical contribution or raise corpus
funds for the maintenance of infrastructure from the purchasers of tenements or
statutory bodies of the purchasers of tenements formed by the developer for this
purpose.
Provided that, the Project Proponent shall handover the infrastructure, for
maintenance purpose, only after the completion of the project, to the Thane
Municipal Corporation or appropriate authority.

10.4 Project Proponent shall mandatorily provide facilities for making the
Township SMART -
i) For the people residing in the project area, an efficient and timely public
transportation system up to the nearest public transportation
station/hub/depot/stand. He shall develop it himself or tie with Government /
Semi Government or private transport agency for such efficient public
transportation. The number of buses and trips will be decided by MSRTC /
Local Transport Authority;
ii) Continuous unobstructed footpath of minimum 2 m. width on either sides of
all street / roads of width 12 m. or more and of a lesser width for roads / Streets
of less than 12 m.;

iii) Dedicated and physically segregated bicycle track with a width of 3 mt. or
more, should be provided for entire Township Area;
iv) Pedestrian friendly pathways, encouragement to non-motorized transport,
intelligent traffic management, non-vehicle street / zones, smart parking, energy
efficient street lighting visible improvement in the area i.e. replacing existing
overhead electric wiring with underground wiring, encroachment free public
areas;
v) Arranging generation of power through non-conventional energy sources like
solar, wind and other shall be mandatorily provided with at least 10% of total
requirement of common physical infrastructure of the project;
vi) To provide energy management by adopting advanced technology like
installing Solar Water Heating System, Solar Lamps/Lights in common areas,
LED Lamps, auto-operated street lights, solar pumps, etc. all external lighting
shall be of LED, Solar Water Heating System, Solar Lamp shall be
compulsorily provided;
vii) To provide effective water management by adopting water harvesting
techniques like rain water harvesting, recycling of used water, metered water
supply to the users under project, double plumbing pipeline .The recycled water
shall be used for flush system, gardening, carwash and industrial use;
viii) To provide effective safety & security measures like CCTV surveillance at
strategic locations, centralized control room, etc.;
ix) Arranging smart and fast internet/broad band connectivity to all residences,
e-governance online system for grievance redressed;
x) Encouraging and providing platform for citizens participations in decision
making about public community issues;
xi) Arranging real time environmental monitoring i.e. air pollution, noise
pollution etc. shall be observed;
xii) Encouraging and providing platform for e-DCR for building plans with
BIM, 3-D maps on GIS of the utility services network and properties in the city,
central command, control and emergency response center for all infrastructure
facilities. Project Proponent shall also provide urban design concept plans along
with Master Plan;
xiii) It shall be obligatory on the part of Project Proponent to provide the
infrastructure and green building norms that are necessary as per the guidelines
as may be laid down by the Government, under the policy of development of
‘Smart City’ from time to time;
xiv) Ensure that the buildings have at least 3 star ratings from GRIHA.
10.5 Project Proponent shall also mandatorily provide for:-
a) Water Supply - Safe and potable drinking water at the rate of 90 liters per
capita per day, exclusive of requirement of water for firefighting and gardening
purposes. The storage capacity of the same shall be at least 1.5 times of the
actual required quantity as determined by expected population (Resident and
Floating) and other uses. The Project Proponent would be required to develop
proper internal distribution with double pipe plumbing for reuse of treated water
at appropriate places and maintenance system along with smart metering and
shall specially undertake rain water harvesting, groundwater recharging and
waste water recycling within the project.
Provided that, the Project Proponent should not use groundwater as a
source of water, to meet the above requirement.

b) Drainage and Garbage Disposal:- The Project Proponent shall make

suitable and environment friendly arrangements for the disposal and treatment
of sewage and solid waste generated in the project at source, as per the norms of
the Maharashtra Pollution Control Board. The Project Proponent shall provide
zero discharge in ITP for solid as well as liquid waste.
The Project Proponent should provide facilities for water conservation by
different means such as Rain Water Harvesting, Recycling of Waste Water, etc.
and also set-up, in the project area itself, the Solid Waste Management Project
(SWMP) with a sufficient capacity for processing of 100% garbage and solid
waste.

c) Power:- The Project Proponent shall ensure continuous and quality power
supply for the project area. The Project Proponent may draw the power from
any existing supply system or may go in for arrangement of captive power
generation with the approval from the Muncipal Commissioner. If power is
drawn from any existing supply system, the Project Proponent shall, before
commencement of development, procure a firm commitment of power for the
entire Township from the power supply company.

11 Occupancy Certificate:-
11.1 Application for obtaining the Occupancy Certificate for buildings in
project, in full or part shall be submitted by Project Proponent to the Municipal
Commissioner. Such application shall be accompanied by -
a) All the relevant documents alongwith coloured Google Earth / Bhuvan
/Drone survey image showing the area under Master Layout Plan;
b) Documents showing compliance of the conditions prescribed while according
sanctions from time to time;
c) Appropriate declaration and undertaking made by the Project Proponent and
his technical personnel;
d) Any other requirement as may be prescribed by the Municipal
Commissioner.

11.2 On receipt of application as prescribed under Clause 11.1, the Municipal

Commissioner shall forward the same to the concerned officer as stipulated in
clause 12.4 for technical consultation, within 10 working days.

11.3 The concerned officer shall send his remarks to the Commissioner within
one month from the receipt of proposal or receipt of reply from the Project
Proponent in respect of any requisition made by him, whichever is later

11.4 The Municipal Commissioner shall grant Occupancy Certificate or reject

the application giving specific reason within fifteen days from the receipt of
reply from the concerned officer.

11.5 The Municipal Commissioner, before issuing the Occupancy Certificate

for the project as a whole, shall verify and satisfy himself about the completion
of erection / development / construction of all the basic required infrastructure
in Master Layout plan. In case, an application for part occupancy, such
completion shall be as prescribed in phase programme.

12. General Stipulations:-

12.1 Development of basic infrastructure and amenities shall be completed by
the Project Proponent to the satisfaction of the Municipal Commissioner either
for whole or as per phases, of the project.

12.2 It shall not be mandatory for the Project Proponent to provide Amenity
Space, inclusive housing as otherwise required as per regulation of
Development Plan, if any.

12.3 The Project Proponent shall plant indigenous trees at the rate of at least
150 trees per ha. and maintain it properly. The certificate to that effect issued by
the tree authority of the planning authority for this purpose shall be produced by
Project Proponent at the time of application for Final Occupation Certificate
under Clause 11.
12.4 Before grant or refusal to the Master Layout Plan, Municipal
Commissioner shall, consult the, concerned Divisional Joint Director of Town
Planning as prescribed in Clause-6.3 and 6.4, if the Town Planning Officer
posted in Thane Municipal Corporation is below the rank of Joint Director of
Town Planning.

12.5 All the amounts of scrutiny fees, charges, premium etc. payable to the
Government shall be deposited with the Thane Branch office of the Town
Planning. In circumstances described in proviso of Clause 1 above, 50% of such
amount shall be deposited with the Thane Branch office of the Town Planning,
and 50% to the Thane Municipal Corporation.

12.6 The Project Proponent shall submit a bank guarantee of an amount equal
to the 15% of estimated development cost required for development of the basic
Physical infrastructure such as roads, water supply, drainage & garbage
disposal, Trunk installations for power supply, fire brigade station & fire
engines. Such development cost be worked out as per respective phases taking
into consideration the phased programme for development of infrastructure with
amenities under project as submitted and as required under clause
6.1.Certificate regarding estimated development cost shall be produced by the
respective Architect of the project. If Bank Guarantee as mentioned above is
submitted then separate security deposit shall not be insisted by the authority.

12.7 The Project Proponent shall construct the Fire Station building &
Infrastructure at their cost and hand over to the Planning Authority with
necessary equipments. After completion of fire station and as per requirement
such fire brigade/station shall be handed over to the nearest Thane Municipal
Corporation on the terms and condition decided by the Municipal
Commissioner and project proponent.

12.8 Developer shall complete the Integrated Township Project within 10

years or such period as allowed by the Government from the approval to the
master plan. Developer shall develop and maintain all infrastructures (internal
street light, roads etc.) up to the completion of the ITP project. Within such
period, the concession in property tax levied by the Thane Municipal
Corporation shall be 66% of normal rate as prescribed under the Maharashtra
Municipal Corporation Act. Such property tax shall be levied after the actual
possession or issuing of Occupancy Certificate whichever is earlier.
 The utilities like fire brigade, police station/chauki etc. shall be handed
over to the concern Authority at the terms and condition decided by the concern
authority.

12.9 Licensing to the Project Proponent - The Thane Municipal Corporation

shall provide licenses to the Project Proponent for telephone Connection, Power
and other utilities in the Township area as per existing rules & regulations. After
granting the license from the Thane Municipal Coroporation, the project
proponent shall provide utilities in the Township area as per the conditions laid
down by the Thane Municipal Coroporation.

12.10 It shall be mandatory for the Project Proponent to provide appropriate

width of road as per existing width or as per easement rights to the land not
owned by the project proponent which is surrounded by the Township Area.

13. Special Concessions:-

13.1 Deemed conversion for Non-Agricultural (N.A.) Use:- The lands under
approved Master Layout Plan shall be considered as deemed N.A. No separate
permission shall be required under the provisions of Maharashtra Land Revenue
Code, 1966. The amount of nonagricultural assessment shall be exempted to the
extent of 50% of the normal rate for the land under Integrated Township
Project.

13.2 Grant of Government land: - The Government lands, if surrounded or

adjacent by the lands owned by the Project Proponent, may preferably be
granted to the Project Proponent, as per the rules and regulations to that effect,
by the Revenue and Forest Department of the State Government. Maximum
10% of the total area under township shall be allowed to be included in such
township.

13.3 Concession in Stamp Duty:- For the purchase of land by project

proponent for township area or for the first transaction from Project Proponent
to Purchaser of any unit under any user from approved Master Layout Plan or
subsequent building plan under this Regulation, concession of 50% of stamp
duty as otherwise required under the Mumbai Stamp Act, shall be granted. This
concession will be available only at one stage i.e. either at the time of land
purchase or at the time of sale of units. Also, if the project proponent assigns the
rights to his own subsidiary companies for the running of the Amenities in such
Township project as per the approved plan in such cases concession of 50 % of
stamp duty as otherwise required under the Mumbai Stamp Act, shall be
granted.

13.4 Exemption in payment of Development Charges:- 50 % of the amount

of Development Charges under sub-section (3) of Section 124F of the said Act
shall be exempted for institution use or, change of use of any land or building
or, development of any land or building, proposed for project undertaken by a
Project Proponent under this Regulation.

13.5 Relaxation from Mumbai Tenancy and Agriculture Land Act:- The
condition that, only the agriculturist will be eligible to buy the agriculture land
shall not be applicable to the Project Proponent for purchasing agriculture land
for Integrated Township under this Regulation.

13.6 Exemption from Ceiling for holding agriculture land:- The limit for
holding agriculture land, stipulated in the Maharashtra Agricultural Lands
(Ceiling and Holdings) Act, 1961 shall not be applicable to the Project
Proponent for development of Integrated Township Project under this
Regulation.

13.7 Exemption from scrutiny fee:- The amount of scrutiny fee shall be
exempted to 50% of the normal rate for building permission under Integrated
Township Project.
13.8. Exemption from royalty on minor minerals:- The amount of royalty on
minor minerals as per the Maharashtra Minor Mineral Extraction (Development
and Regulation) Rules shall be exempted to the extent of 50% for the earth
which is extracted while developing the land within Township area and fully
exempted if the said excavated material is used in the same project.

14. Transition Policy:-

14.1 It shall be permissible for the Project Proponent, to whom Special
Township Project has already been granted location clearance and / or LOI or
the project is ongoing wherein part Occupancy Certificate is granted.
a) Continue such Special Township Project under the erstwhile regulations
under which LC is granted without considering these regulations.
b) If the project proponents wish to develop township according to this
regulations then he may apply for grant of Letter of Intent or Master Layout
Plan as the case may be wherever required, under this regulation.
14.2 If in case as described in Clause 14.1(b), the construction of the project is
on-going and the Occupation Certificate, either in fully or partly has granted or
not been granted, it shall be permissible for the Project Proponent to choose an
option to prefer this regulation subject to payment of premium as prescribed in
Clause 7.1 and 7.2. In such cases premium shall be calculated on balance area
which shall be the difference of FSI permitted as per earlier regulation and that
being availed as per this regulation.

15. Appeal: - Anyone aggrieved by an order passed under prevailing byelaws

may within forty days from the date of communication of the order, prefer an
appeal to the Director of Town Planning, Maharashtra State, Pune. The appeal
shall be decided within 60 days.

16. Control by the State Government - Director of Town Planning

Maharashtra State, Pune is authorised on behalf of Government to monitor the
Township Project and submit his report once in six months to Government.

17. Government may relax any provisions from this regulation considering the
site condition of the particular project.

18. The rate of premium mentioned in Regulation 7.1.2 and 7.2.2 can be revised
by the Government from time to time.

By order and in the name of Governor of Maharashtra,

Digitally signed by Ashok Kashirao Khandekar
Ashok Kashirao DN: CN = Ashok Kashirao Khandekar, C = IN, S
= Maharashtra, O = Government Of Maharashtra,
OU = Urban Development Department
Khandekar Date: 2019.09.17 12:09:08 +05'30'

(Ashok K. Khandekar)
Section Officer to Government