UNIFIED DEVELOPMENT CONTROL AND

PROMOTION REGULATIONS FOR

MAHARASHTRA STATE

By

Sanjay Saoji
Ex-Deputy Director, Town Planning
Department, GoM

Dr. Nikita Karwa’s

EduFest Academy
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Contents
UNIFIED DEVELOPMENT CONTROL AND PROMOTION REGULATIONS FOR MAHARASHTRA
STATE............................................................................................................................................... 4
1.2 What is the Building Byelaws means? ............................................................................. 4
2.2 Building bye laws essentially aims: ---.............................................................................. 4
3.2 What to achieve by BB and DCPR .................................................................................... 4
4.2 Set of regulations categorized into 15 chapters .............................................................. 5
CHAPTER – 1 ADMINISTRATION ..................................................................................................... 6
5.2 Extent and Jurisdiction ..................................................................................................... 6
6.2 Definitions -Total 141 definitions are given in these regulations .................................... 6
7.2 P-LINE ............................................................................................................................... 7
8.2 COMMON AREA ............................................................................................................... 7
9.2 Authority – means (for the purpose of this DCPR) .......................................................... 9
10.2 High-rise Building And Special Building ...................................................................... 10
11.2 Special Building means ............................................................................................... 10
12.2 Originating plot and receiving plot ............................................................................. 13
13.2 Standard Requirement of Various Parts of Buildings ................................................. 16
14.2 Standard Requirement of Various Parts of Buildings. ................................................ 16
 Rooms – Habitable room / Kitchen / Store room. ............................................................. 16
15.2 Cupboard .................................................................................................................... 18
16.2 Basements .................................................................................................................. 19
17.2 Basements .................................................................................................................. 19
18.2 Note - Mezzanine floor area shall be counted towards FSI. ...................................... 20
19.2 Podium ........................................................................................................................ 20
20.2 Podium ........................................................................................................................ 21
21.2 Balcony ....................................................................................................................... 23
22.2 Balcony ....................................................................................................................... 24
23.2 Balcony ....................................................................................................................... 24
24.2 Supported Double Height Terraces ............................................................................ 25
25.2 Stilt .............................................................................................................................. 25
26.2 Lift ............................................................................................................................... 25

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27.2 Provision for Staircase ................................................................................................ 26

28.2 Width of stair case ...................................................................................................... 27
29.2 Refuge Area ................................................................................................................ 27
30.2 Additional requirements in case of Housing Schemes ............................................... 29
CHAPTER – 2.................................................................................................................................. 31
DEVELOPMENT PERMISSION and commencement certificate .................................................... 31
31.2 Permission where Not Necessary ............................................................................... 31
32.2 Development undertaken on behalf of Government ................................................ 32
33.2 Procedure for Obtaining Permission. ......................................................................... 32
34.2 Deemed Permission-................................................................................................... 36
35.2 Approval of Building permission on Risk Based Classification ................................... 37
36.2 REQUIREMENT FOR BUILDING SITES/ DEVELOPMENT .............................................. 43
37.2 OPEN SPACE FOR EDUCATIONAL PURPOSE- .............................................................. 49
38.2 Net Plot Area and Computation of FSI ....................................................................... 51
CHAPTER – 4.................................................................................................................................. 54
Land Use Classification And Permissible Uses.......................................................................... 54
39.2 The different land use classifications in Development / Regional Plan / Planning
Proposal and its equivalency of zone shall be as given below:- ............................................... 54
CHAPTER – 6.................................................................................................................................. 63
General Building Requirements – Setback, Marginal Distance, Height and Permissible FSI ....... 65
40.2 FSI FOR CONGESTED AND NON-CONGESTED AREA ............................................... 65
41.2 FSI - Congested Area (For ALL Municipal Corporation) .............................................. 66
42.2 FSI - Congested Area (For Remaining Authorities/Areas ) ......................................... 66
43.2 FSI – NON CONGESTED Area ...................................................................................... 67
44.2 FSI – NON CONGESTED Area ...................................................................................... 68
45.2 What is Ancillary FSI................................................................................................... 68
46.2 Conditions for utilization of above FSI/TDR ............................................................... 70
47.2 FSI FOR PLOT IN PLOTTED LAYOUT :- COSIDERING PRORATA FACTOR ..................... 75
48.2 MARGINAL DISTANCES / SET BACKS ........................................................................... 77
49.2 MARGINAL DISTANCES / SET BACKS NON-CONGESTED ............................................. 78
50.2 Marginal Distances for Buildings of Higher Heights ( More than 24 mtr) .................. 84

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51.2 HEIGHT OF BUILDING ................................................................................................. 86

52.2 INTERIOR AND EXTERIOR CHOWK .............................................................................. 87
CHAPTER VII .................................................................................................................................. 92
Higher FSI For Certain uses ........................................................................................................... 92
CHAPTER – 8.................................................................................................................................. 97
Parking spaces ............................................................................................................................. 101

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UNIFIED DEVELOPMENT CONTROL AND PROMOTION REGULATIONS FOR

MAHARASHTRA STATE.
1.1 What is the Building Byelaws means?
The frequently asked questions are

"What can you build – and where-How much?”

What is zoning?

What land uses, building types and sizes, heights and densities are appropriate on which land?

What are the “Building Bye-Laws regulation”?

2.1 Building bye laws essentially aims: ---

Urban growth depends upon the provisions of the master plan /Development Plan and the
infrastructure development is in the pace of development. And such development is control for
ensuring health and safety for the occupants, compatibility of use, intensity of use etc. by
Designing the Building Bye Laws and Development Control Regulations

Building Bye-Laws are legal tools used to regulate coverage, height, density, and Architectural
design and construction aspects of buildings so as to achieve orderly development of an area.

Thus the role of building bye laws cannot be consider in isolation but as an element of overall
urban management system .

3.1 What to achieve by BB and DCPR

 Convenience with the help of neighborhood principle -mixed land-use approach , work-
home relationship
 Efficiency& energy conservation
 Environmental quality and Sustainability consideration
 Social equity & social choice
 Amenity and Flexibility which is responsive to new development / demand
 Unified DCPR and its benefits

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 Genesis and applicability of UDCPR

 Salient features of UDCPR
 Key features of special schemes
 Impact of UDCPR

4.1 Set of regulations categorized into 15 chapters

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CHAPTER – 1 ADMINISTRATION
5.1 Extent and Jurisdiction
 Applicable to all Planning Authorities and Regional Plan areas (except Municipal
Corporation of Greater Mumbai, Planning Authorities / Special Planning Authorities /
Development Authorities within the area of MCGM, NAINA, MIDC, JNPT, Hill Stations,
Eco sensitive zone, Lonavala Municipal Council in Maharashtra ,PMRDa and Ratnagiri Rp
).
 Made Applicable to – CIDCO,PCNDTA,MIHAN,MADC,MSRDC
 Applicable to the Town Planning Scheme area. However this will not bar the Development
Permission to be granted as per the Regulations of the Town Planning Scheme in toto.

6.1 Definitions -Total 141 definitions are given in these regulations

 Basic FSI – means floor Space Index permissible without levy of premium FSI or loading of
TDR as per the provisions of these regulations. Basic FSI is Calculated on Net area of Plot
 Built up Area – means the area covered by a building on all floors excluding the areas
specifically exempted from computation of Floor Space Index (F.S.I.) under these
Regulations.
 Floor space index (F. S. I) – means the quotient obtained by dividing the area covered by
P line as mentioned in Regulation No. 6.6 by the net area of the plot.
o F.S.I. = Area covered by P line as mentioned in
 Regulation No. 6.6 on all floors / Net Plot area
 Premium FSI - means the FSI that may be available on payment of premium as may be
prescribed under these regulations.
 InSitu FSI - means the FSI loaded on much said plot other than base FSI.

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7.1 P-LINE

 P line is the Outer periphery of the construction ( floor wise) including everything but
excluding ducts, voids, and items in Regulation No. 6.8.
 The open balcony, double height terraces and cupboard shall also be included in P-line of
respective floor, irrespective of its use / function.

8.1 COMMON AREA

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9.1 Authority – means (for the purpose of this DCPR)

In Case Of Authority for the purpose of these UDCPR
Municipal Corporation The Municipal Commissioner or such other officer as he may
appoint in this behalf
Municipal Council The Chief Officer of the Council

Special Planning Authority, The Chief Executive Officer or person exercising such powers
New Town Development under Acts applicable to such authorities
Authority or Area
Development Authority
Regional Plan The Collector of the District;

In Case Of Authority for the purpose of these UDCPR

Development Authorities Metropolitan Commissioner or such other officer as he may

established under the appoint in this behalf
Metropolitan Region
Development Authorities Act
Zilla Parishad, the Chief Executive Officer or such other officers as he may
appoint in this behalf;
in the gaothan, within the the village panchayat concerned.
meaning of clause (10) of
section 2 of the Maharashtra
Land Revenue Code, 1966

DCRS FOR DIFFERENT AUTHORITY-

What is local Authority-All All councils and corporations, Nagar Panchayat formed under
the relevant MMC act or Municipal Council Act

WHAT Planning Authority All local authorities and All SPAs formed under section 40

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Special planning Authority Constituted under section 40 like MMRDA, CIDCO, NAINA,
MIDC,MSRDC
Metropolitan Planning Constituted under MMRDA 2016 like..
Authority- NMRDA (NAGPUR) ,NMRDA (NASHIK) ,AMRDA , PMRDA
New Town Development PCNDTA, MSRDC (19 Towns) along Mumbai-Nagpur Super
Authority specialty express way

10.1 High-rise Building And Special Building

High-rise Building – means a building having a height of 24 m. or more above the average
surrounding ground level. Excluding chimneys, cooling towers, boiler, rooms / lift machine
rooms, cold storage and other non-working areas in case of industrial buildings, and water tanks,
and architectural features in respect of other buildings.

11.1 Special Building means

 Any multi-storeyed building which is more than 24 m. in height measured from the ground
level, or
 Buildings for educational, assembly, mercantile, institutional, industrial, storage and
hazardous occupancies having built-up area 500 sq. m. or more on any floor irrespective
of height of such building, or
 Any building with the mixed occupancies with any of the aforesaid occupancies in (2)
above with built-up area 500 sq. m. or more on any floor irrespective of height of such
building.
 Access—12 mtr in Non Congested/9mtr in congested
 Marginal distance- on all its sides shall be minimum 6 m

Note : Any building for residential or mix occupancy with height upto 24 mtr. but built up area
upto 750 sq. mtr. on any floor and sprinkler system is provided and travel distance is
maintained as per these regulations, shall not be considered as special building, subject to fire
NOC.

 Carpet area – means the net usable floor area of an apartment, excluding the area
covered by the external walls, areas under services shafts, exclusive balcony or veranda

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area and exclusive open terrace area, but includes the area covered by the internal
partition walls of the apartment,.
 Explanation (1) - The expression "exclusive balcony or veranda area" means the area of
the balcony or veranda, as the case may be, which is appurtenant to the net usable floor
area of an apartment meant for the exclusive use of the allottee; and "exclusive open
terrace area" means the area of open terrace which is appurtenant to the net usable floor
area of an apartment, meant for the exclusive use of the allottee.
 Explanation (2) - If in any regulation, carpet area is defined different than what is
mentioned here, then carpet area as mentioned in that regulation, shall be applicable.

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 Building Line – means the line up to which the plinth of a building adjoining a street or an
extension of a street or on a future street may lawfully extend. It includes the lines
prescribed, if any, in any scheme and / or development plan / Regional Plan, or under any
other law in force.

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 Control Line – means a line on either side of a highway or part of highway beyond the
building line fixed in respect of such highway by the Highway Authority from time to time
 Development Rights – means right to carryout development potential of plot and shall
include the transferable development right in the form of right to utilize the floor space
index of land utilizable either on the reminder of the land partially reserved for public
purpose or elsewhere as the development control& promotion regulations in this behalf
provide.

12.1 Originating plot and receiving plot

 Originating Plots are those which fall under reservations like recreation grounds,
playgrounds, schools, markets and roads in the development plan and are handed over
to the local authority free of cost, in lieu of which FSI in the form of TDR, is granted and
allowed to be used on the receivable plots.
 It gives the owner/lessee the right to transfer separated development potential from an
‘Originating Plot’ to a ‘Receivable Plot’in the form of FSI called as TDR

Exit – means a passage, channel or means of egress from any building, storeys or floor area to a
street or other open space of safety.

a) Horizontal Exit - means a protected opening through or around a firewall or a bridge or

connecting passage connecting two or more buildings;
b) Outside Exit- means an exit from a building to a public way, or to an open area leading to
a public way, or to an enclosed fire resistant passage leading to a public way;
c) Vertical Exit - means an exit used for ascension or dissension between two or more levels
including stairways, smoke-proof towers, ramps, escalators and fire escapes;
 Front Open Space/Margin / Setback – means the distance between the boundary line of
plot abutting the means of access/ road/ street and the building line. In case of plots
facing two or more means of accesses / roads / streets, the plot shall be deemed to front
on all such means of accesses / roads / streets.

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 Side and Rear Marginal Open Space / Marginal Distance – means a minimum distance
required to be left open to sky between the boundary of the building plot and the building
line on respective sides
 Group Housing Scheme – means a building or a group of buildings constructed or to be
constructed with one or more floors, consisting of more than one dwelling units and
having common service facilities. Common service facilities means facilities like stair case,
balcony, corridor and varandahs, lift, etc.
 Educational Building - means a building exclusively used for a school or college recognized
by the appropriate Board or University, or any other competent authority involving
assembly for instruction, education or recreation incidental to educational use, and
including a building for such other uses incidental thereto such as library, multi-purpose
hall, auditorium or a research institution.
 Institutional Building-means a building constructed or used for medical or other
treatment, an auditorium or complex for cultural and allied activities, care of persons
suffering from physical or mental illness, handicap, disease or infirmity, care of orphans,
abandoned women, children and infants, convalescents, destitute or aged persons and
for penal or correctional detention with restricted liberty of the inmates ordinarily
providing sleeping accommodation, and includes hospitals, sanatoria, custodial and penal
institutions such as jails, prisons, mental hospitals, houses for correctional detention and
reformatories;
 Assembly Building- means any building or part of a building where groups of people
congregate or gather for amusement, recreation or social, religious, patriotic, civil, travel
and similar purposes, e.g. theatres, motion picture houses, drive-in-theatres, multiplexes,
assembly halls, city halls, town halls, auditoria, exhibition halls, museums,
mangalkaryalayas, cultural centres, skating rinks, places of worship, dance theatres, clubs
& gymkhanas, malls, passenger stations and terminals of air, surface and other public
transportation services, recreation piers and stadia
 Business Building-means any building or part thereof which is used for transaction of
business for the keeping of accounts and records for similar purposes; offices, banks,

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professional establishments, I.T. establishments, call centres, offices for private

entrepreneurs etc. shall be classified in this group in so far as principal function of these
is transaction of public business and the keeping of books and records;
 Office Building / Premises -- means the premises whose sole or principal use is to be used
as an office or for office purpose; ―office purposes‖ shall include the purpose of
administration, clerical work, handling money, telephone/telegraph/ computer
operations; and ‗clerical work‘ shall include writing, book-keeping, sorting papers, typing,
filing, duplicating, drawing of matter for publication and the editorial preparation of
matter for publication and such other activities;
 Mercantile (Commercial) Building-- means any building or part of a building which is used
as shops, stores, market, malls for display and sale of merchandise, either wholesale or
retail, including office, storage and service facilities incidental to the sale of merchandise
and located in the same building;
 Public / Semi - public Building - means a building used or intended to be used, either
ordinarily or occasionally by the public such as (a) offices of State or Central Government,
any public sector undertaking or statutory or local Authority or Semi Government
Organization (b) a place for public worship ie Religious buildings, etc.;
 Wholesale Establishment -- means an establishment, wholly or partly engaged in
wholesale trade, manufacturers‘ wholesale outlets including related storage facilities,
A.P.M.C. establishments, warehouses and establishments engaged in truck transport
including truck transport booking agencies;
 Industrial Buildings means any building or part of a building or structure, in which
products or materials of all kinds and properties are fabricated, assembled or processed
like assembling plants, laboratories, power plants, smoke houses, refineries, gas plants,
mills, dairies, factories etc.;
 Storage Buildings means any building or part of a building used primarily for the storage
or sheltering of goods, wares or merchandise, like warehouses, cold storages, freight
depots, transit sheds, godowns, store houses, public garages, hangars, truck terminals,
grain elevators, barns and stables;

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 Hazardous Building means any building or part of a building which is used for the storage,
handling, manufacture or processing of radioactive, highly combustible or explosive
materials or products which are liable to burn with extreme rapidity and / or which may
produce poisonous fumes or explosive emanations during storage,

13.1 Standard Requirement of Various Parts of Buildings

 The plinth - of building shall be with respect to the surrounding ground level. The height
of the plinth shall not be less than 30cm. above the surrounding ground level. In areas
subjected to flooding, the height of the plinth shall be at least 45cm. above the high flood
level. For Covered parking spaces and garages shall be raised at least 15 cm. above the
surrounding ground level and shall be satisfactory drained.

14.1 Standard Requirement of Various Parts of Buildings.

 Rooms – Habitable room / Kitchen / Store room.
 Size and dimension of above rooms, shall be as per requirement and convenience of the
owner.
 Minimum and Maximum height (finished floor surface to bottom of slabs) allowed for
rooms from 2.4 to 6 m. mentioned according to occupancy.
 If required for particular occupancy, more height may be allowed and shall not be
counted towards FSI.

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 LEDGE OR TAND / LOFT -. Lofts may be provided over kitchen, habitable rooms,
bathrooms, water closets, and corridor within a tenement in residential buildings, over
shops and in industrial building, subject to the area coverage restrictions

Ledge for Air Conditioning unit may be provided on the exterior of wall of the rooms of size not
exceeding 0.5 m. x 1.0 m. at suitable location.

Kitchen/Habitable room -25 %,

Bathroom, water closet, corridor -100 %

Shops with width up to 3m – 33 %

Shops with width exceeding 3m. – 50 %

Industrial- 33 %

i. The clear head room under the Loft shall not be less than 2.1 m.
ii. Loft in commercial areas and industrial building shall be located 2 m. away from the
entrance.
iii. Loft shall not interfere with the ventilation of the room under any circumstances

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iv. The maximum height of loft shall be 1.5m.

15.1 Cupboard
 Permissible in residential building. (except on ground floor.)
 Cantilever projection in setback - upto 0.60 m. (excluding window area).
 Allowed on one wall of each room. – floor to floor level.
 In case of special building – Min. 6 m. from plot boundary on first floor and 4.5 m. on
upper floor.
 Permissible in congested area also on upper floors (1mtr clear distance from plot
boundary to external face of cupboard

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16.1 Basements
 Basement shall generally be constructed within the prescribed setbacks / margins with
one or more level.
 Minimum height floor to beam 2.4 m.
 Above ground level minimum height is 0.90 and maximum shall be 1.20 mtr
 Users permissible – free of FSI – Air-conditioning equipment / parking spaces / D.G. Set/
Meter room/ Effluent Treatment Plan/ Suction Tank / Pump Room.

17.1 Basements
 Users permissible – with the FSI – Storage/Strong Rooms/Bank lockers/ Laundry room /
Radio Therapy/Medical Shop/Cold Storage for Hospital Building/ Commercial use in first
basement in case of malls.
 If the basement is proposed flushing to average surrounding ground level, then such
basement can be extended in side and rear margins upto 1.5 m. from the plot boundary.
 Multilevel basement may be permitted if used for parking only

Mechanical basements may be permitted if the basement is used for parking.

Every basement shall be in every part at least 2.4 mt. in height from the floor to the underside of
the roof slab or ceiling soffit of beam.

The access to the basement shall be separate from the main and alternate staircase providing access
and exit from higher floors

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 Mezzanine floor – means an intermediate floor between two floors of any story, forming
an integral part of floor below, overhanging or overlooking a floor beneath, not being a
loft between the floor and ceiling of any storey.
 The aggregate area of such mezzanine floor shall in no case exceed 50% of built-up area
of that room, shops, etc.
 Where loft is provided in the room, the mezzanine floor shall not be allowed.

18.1 Note - Mezzanine floor area shall be counted towards FSI.

19.1 Podium
 Podium means a floor of a building extending beyond building line/s and used for
parking, recreational open space, recreation, fire and building services/ utilities and
incidental purposes, as specified in these regulations.
 Height of the podium shall be at least 2.4 m. from the floor to the soffit of beam.

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 Podium may be allowed at a distance of 6 m. from front, side and rear of the plot
boundary,
 50% of Recreational open space may be provided on the terrace of a podium in congested
/ non congested area.

20.1 Podium
 Such recreational open space to the extent of 100% may be allowed to be provided on
the terrace of a podium if owner/developer provides 1.5 m. strip of land along plot
boundary, exclusive of marginal distances, for plantation of trees.
 Podium shall be permissible joining two or more buildings or wings of buildings, subject
to availability of manoeuvring space for fire engine.
 Part of the podium may be used for club house. In such case, it shall be counted in FSI.

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21.1 Balcony
 Balcony width – Min. 1 m. and max 2 m. – Res. & other buildings at any floor except
ground floor. Allowed on ground floor after leaving required min. setback distances.
 Balconey Permissible in congested and noncongested area

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22.1 Balcony
 In non-congested area
 For building upto 24m.- No balcony shall reduce the marginal open space (including front)
to less than 2 m.
 For height 24 m. and more - No balcony shall reduce the marginal open space to less than
6 m. on first floor and 4.5 m. on upper floor

23.1 Balcony
 In congested area
 In front margin - Balcony may be permitted on upper floors projecting in front setbacks
except over lanes having width 4.50 m. or less
 On other side margins - Distances subject to 1.0m.clear marginal distance from the plot
boundary to the external face of the balcony.
 Enclosed balcony- 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 1/3 of the depth of the room. (including the depth
of balcony).
 Balcony area is counted in pline area. Do away the % to be provided

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24.1 Supported Double Height Terraces

 Supported double height terraces shall be permitted (open terraces with railing and
minimum height equal to two floors) within the building line. Shall be counted in p line
area.(do away the % area)

25.1 Stilt
 A stilt with one or more levels may be permitted underneath a building.
 The height of the stilt floor shall not be less than 2.4 m. At least two sides of the stilt shall
be open.
 In case of stack parking, clear height of 4.50 m. be maintained.
 The open stilt portion shall not be used for any purpose other than for vehicles parking or
play area for children.
 Habitable use may be allowed in part of the stilt which shall be counted in F.S.I.

26.1 Lift
 At least 1 lift shall be provided in a building having height more than 15 m.
 2 lifts for height more than 24 m. Over and above one additional floor can be permitted
with the same lifts.
 Fire lift -In general, buildings 15 m. in height or above shall be provided with fire lifts

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27.1 Provision for Staircase

 All buildings having height more than ground floor shall have provision of one staircase.
 Special buildings shall have two staircases out of which one shall be fire escape staircase.
 Width of staircase shall be as per occupant load and shall not be less than as mention in
table below

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28.1 Width of stair case

S. No Use of Building Minimum width of
Stair Case (in m.)

1 Residential Buildings

a) Individual Housing upto G + 2 storeys 0.75

b) Multi-storied Residential Building upto 15 m. height 1.00

c) Multi-storied Residential Building above 15 m. & upto 24 m. 1.20

height 1.50
d) Multi-storied Residential Building above 24 m.height

2 Residential hotel buildings 1.50

3 Assembly Building likes auditorium, theatres, cinemas, multiplex, 2.00

mangal karyalaya, marriage halls, etc.

4 Institutional &Educational Buildings. 2.00

5 All other buildings excluding Sr.No. (1) to (4) above 1.50

6 Width of a corridor shall not be less than 75 cm. in the case of 2 0.75/1.00
storeys row housing residential buildings and 100cm. in the case of
other buildings

29.1 Refuge Area

 For buildings more than 24 m. in height, refuge area of 15 sq.m. or an area equivalent to
0.3sq.m. per person whichever is higher, shall be provided as under :
 The refuge area shall be provided on the periphery of the floor or preferably on a
cantilever projection and open to air with suitable railings.
 For floors above 24 m. and upto 39 m. height - One refuge area on the floor immediately
above 24 m.
 For floors above 39 m height -One refuge area on the floor immediately above 39 m. and
so on after every 15 m. Refuge area provided in excess of the requirements shall be
counted towards FSI.

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 However, area remained in excess because of planning constraints, shall not be counted
in FSI, provided.

“Parking Space” means an enclosed or unenclosed, covered or open area sufficient in size to
park vehicles. Parking space shall be served by a driveway connecting them with a street or alley
and permitting ingress or egress of vehicles;

Manoeuvring and other ancillary spaces: Off street parking space must have adequate
vehicular access to a street and the area shall be exclusive of drives, aisles and such other
provisions required for adequate manoeuvring of vehicles.

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Table No 20
Sr. Type of Vehicle Minimum Size/ area of parking space
No.
(1) (2) (3)
(a) Motor vehicle 2.5 m X 5 m

(b) Scooter, Motor Cycle. 1.0 m. x 2.0 m.

(c) Bicycle 0.50 m x 1.4 m.
(d) Transport vehicle 3.75 m. X 7.5 m.
Note: In the case of parking spaces for motor vehicle, upto 50 % of the prescribed
space may be of the size of 2.3 m. X 4.5 m.

Architectural Projections.

Architectural Projections may be allowed to the following extent

Horizontal Vertical
( above building)
H/20 subject to min 0.3 m. and max 3 m. exclusive of side and rear marginal H/20 subject to
distance of 6 m. required for movement for fire fighting vehicle in case of special max 6 m.
buildings.

30.1 Additional requirements in case of Housing Schemes

 Following amenities shall be provided in any housing scheme.
 Built-up area of these amenities - Shall be counted in FSI

Compulsory Amenity Required Built-up area

For 30 to 100 flats Thereafter for

Every 200 flats Every 300 flats

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Fitness Centre, Creche, 20 sq.m. - Additional 20 sq.m.

Society Office cum Letter
Box Room

Sanitary block for Max 3 sq.m. Additional 3 sq.m. -

servants
Drivers room with 12 sq.m. - Additional 10 sq.m.
attached Toilet
 Every Residential building having more than 6 flats/tenements, shall have entrance lobby
of minimum 9 sq.m. at ground floor.
 Minimum dimension of such lobby shall not be less than 2.50 m.

“Service Floor” means a non-habitable floor generally provided in multi-storied buildings and
especially in starred hotels where from services like water supply, sewerage disposal system,
electricity etc. are co-ordinated/maintained. Height of such floor shall not be more than 1.8m.
from floor level to soffit of outer beam and shall not be counted in FSI.

Service floor with height exceeding 1.8 m. may be allowed in a building of medical use or
institutional use or in building having height more than 70 m. with the special permission of
Authority with reasons recorded in writing.

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CHAPTER – 2

DEVELOPMENT PERMISSION and commencement certificate

31.1 Permission where Not Necessary
 Self explanatory Items are listed in the regulation for which permission from the
Authority is not necessary .
 The excavation (including excavation of wells) made in the ordinary course of agricultural
operation.
 The construction of a road intended to give access to land solely for agricultural purpose.
 Normal use of land which has been used temporarily for other purposes like marriage
pandals or for festive occasions etc. On private land;
 Provision of safety grills to window/ventilator, vii) distribution / receiving substation of
the electric supply company.
 Distribution / receiving substation of the electric supply company.
 Installation of solar panels having base of solar panel at height upto 1.8m. From terrace,
ensuring structural stability from the Licensed Structural Engineer.
 Providing internal lightweight partitions / cabins in the commercial building/
establishment with certificate of structural stability from the Licensed Structural
Engineer.
 Temporary structures for godowns/storage of construction materials within the site.
 Temporary site offices, sample flats and watchman chowkys within the site only during
the phase of construction of the main building.
 Temporary structures for storage of machinery before installation for factories in
industrial lands within the site.
 Labour camps for construction sites, provided adequate water supply and sanitation
facilities are provided and safety is ensured;
 Construction of temporary sets for film / TV serial / advertisement shooting and like
activities for a period not more than one year, subject to intimation to the authority

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32.1 Development undertaken on behalf of Government

 Intimation under section 58 of MRTP Act
 As per the provisions of Section 58 of the Maharashtra Regional and Town Planning Act,
1966 the office in-charge of the Government Department shall inform in writing to the
Authority of the intention to carry out its purpose along with details of such development
or construction
 Operational Constructions No permission shall be necessary for operational construction
of the Government or Government undertaking, whether of temporary or permanent
nature, which is necessary for the operation, maintenance, development or execution of
any of the services like:
 Railways; National Highway; National Waterway; Airway and Aerodromes and Major
Ports; Posts and Telegraphs, Telephones, Wireless, Broadcasting and other like forms of
Communication excluding Mobile Towers; Regional grids, towers, gantries, switchyards,
control room, relay room for transmission, distribution, etc. of electricity; Defence
Authorities; etc

33.1 Procedure for Obtaining Permission.

 Notice / Application ( Appendix A-1 or A-2)…section 44
 Information Accompanying Notice / Application.-
 Ownership tile and area –
 Key Plan or location Plan –1:4000
 Sub-division / Layout plan -1:500
 Amalgamation Plan (whatever applicable) -.
 Site Plan -1:500
 Building Plan-1:100
 Service Plan.-1:100
 Certificate of Supervision.-
 Clearance from other Departments –

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Provided that, where City Survey of the whole gaothan area is not done by the City Survey
Department, in that case the measurement plan authenticated by the Architect having
signatures of adjacent plot / land holders may be acceptable

 Clearance from other Departments – The relevant no objection certificates from other
authorities, wherever applicable, shall also accompany the application where such
information is not with the authority.
 Development within 30 m. from Railway boundary
 Environmental Clearance
 Development Along Highways / Classified Roads
 Development within certain distance From the Jail /Prison Premises
 Distances from land fill sites.
 Restrictions in the vicinity of Airport
 Restrictions in the vicinity of Ancient Monuments
 Restriction of other department

 Development within 30 m. from Railway boundary

For any construction within 30 m. from railway boundary, No Objection Certificate from Railway
Authority shall be necessary.

 Environmental Clearance
Environmental clearance certificate shall be submitted for the project as may be prescribed by
the Ministry of Environment from time to time.

 Development Along Highways / Classified Roads

The development along the highways shall be subject to the provisions of State Highways Act,
1965 and National Highway Act, 1956 and orders issued by Public Works Department in this
regards, from time to time.

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 Development within 500 M. From the Jail Premises.

The developments around the jail premises shall be governed by Maharashtra Prison Manual
(Prison Building and Health Management) Rule, 2015 prepared under the provisions of the
Maharashtra Prison Act, 1984 and as amended by the Government from time to time.

 Distances from land fill sites.

For any residential development, segregating distance from the land fill site shall be observed as
specified under Solid Waste Management Rules in force from time to time or as specified by
Competent Authority.

 Restrictions in the vicinity of Airport

Height restriction in the vicinity as well as the funnel of the Airport, as may be specified by the
concerned authority from time to time, shall be observed.

 Restrictions in the vicinity of Ancient Monuments

Restrictions for Development in the vicinity of the declared monuments as prescribed under the
Ancient Monuments and Archaeological Sites and Remains Act, 1960 and Maharashtra Ancient
Monuments and Archaeological Sites and Remains Act, 1960 shall be observed.

 Restrictions by Other Departments

Restrictions imposed on any development by any other department of Government under the
provisions of their Act shall be followed.

 Grant And Refusal ( Section 45) –

After receipt of the notice/application the Authority may either sanction or refuse the plans or
may sanction them with such modifications and after having recovered the necessary
charges/fees and there upon shall communicate its decision to the person giving the notice
within 60 days –

 For Plotted Layout-

tentative layout shall be recommended for demarcation at first instance.

The owner shall submit the layout as measured by the Land Records Department for final
approval to the Authority.

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The Authority shall examine and grant final approval to the measured layout if it conforms to the
regulations .

 Commencement
The commencement certificate/development permission , shall remain valid for 4 years in the
aggregate

It shall have to be renewed every year from the date of its issue.

No such renewal shall be necessary if the work is commenced within the period of valid
permission and such permission shall remain valid till the work is completed.

What is Commencement-

For the purpose of this regulation, "Commencement“ shall mean as under:-

For a building work including additions and Construction of basement upto ground level slab
alterations or construction of building at plinth level,
whichever is minimum.

For bridges and overhead tanks Foundation and work up to the base floor under
construction ground floor.

For underground works/ Foundation and work upto floor level of

underground floor.

For layout, sub-division and amalgamation Final demarcation and provision of water bound
macadam roads complete.

 Liability of developer in Land Subdivision / Group Housing Schemes (Layouts)

 It shall be the responsibility of the owner / developer to construct all infrastructure
including roads with storm water drains, sewer lines, water supply lines, development of
recreational open spaces etc.
 these works shall generally be completed within two years and phase wise building
permission shall be granted depending upon the percentage of infrastructure work
completed.

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 The layout plots should be released for construction in stages according to infrastructure
work completed. The condition to that effect shall be incorporated in the development
permission / commencement certificate.
 In case of group housing scheme, these works shall be completed before completion of
the project and occupancy certificate shall be granted phase wise as per completion of
infrastructure work. Internal roads and infrastructure in the group housing scheme shall
be maintained by the owner / society.

34.1 Deemed Permission-

The Authority fails to its refusal or sanction plan within 60 days from submission of proposal,
then proposal shall be deemed sanctioned subject to the submitted proposal shall confirm the
provisions of DCR and DP proposal;

 Plinth Checking-

 Each and every case not required to be check

Intimation in the prescribed form to be submitted to the Authority along with certification by
Architect / licensed Engineer / Supervisor.

After such intimation, the construction work shall be carried out further.

The officers of the Authority who are empowered to grant development permission shall inspect
about 10% of such plinth certified cases.

 Deviation During Construction

Any changes made within the internal layout of a residential or commercial unit, which do not
violate FSI or other regulations, shall not be treated as unauthorised. Such changes shall be
incorporated in plan along with completion certificate and get approved.

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 COMPLETION CERTIFICATE - The owner through his Architect / licensed engineer / town
planner / supervisor, as the case may be, who has supervised the construction, shall furnish a
building completion certificate to the Authority. This certificate shall be accompanied by three
sets of plans of the completed development, the certificate about the operation of the lift from
consultant and certificate of structural stability, wherever necessary.

 Occupation Certificate
After submission of completion certificate by the owner through his architect, occupation
certificate should be issued in 21 days.

In case of Special Building, clearance from CFO is necessary

35.1 Approval of Building permission on Risk Based Classification

Risk Category

Low Risk Category Moderate Risk Category Buildings

on a Plot Area more than 150 Sq.m.
Building on a Plot Area upto 150 sq.m.
and upto 300sq.m.

Parameters to be Plot Status… Zone FSI…base+premium+ancillary Approach Road

considered for
Margins…
Risk Base
USE

Sr. Parameters to be Risk Category

No. considered for
Low Risk Category Moderate Risk Category
Risk Base

Submission of Applicant shall submit the Applicant shall submit the

Application for intimation letter as per Appendix- application as per UDCPR and all
approval. K-1 along with required document shall be
certified and signed by the
Ownership document.

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Copy of approved layout showing licenced personal. The licenced

plot/ measurement plan of plot. personal shall also submit the
certificate stating that the
Building plan showing periphery of
proposal is strictly in accordance
construction (P-line) floor wise and
with the provisions of UDCPR.
details of property, FSI calculation
as

Sr. Parameters Risk Category

No. to be
considered Low Risk Category Moderate Risk Category
for Risk
Base

Mentioned in Profarma-I (area statement

appended with A 1)with the signature of owner
and licenced personal.

Copy of receipt of development charges including

labor cess paid to Authority, if any

The certificate of licensed personal stating that the

proposal is strictly in accordance with the
provisions of UDCPR.

No more details shall be necessary.

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Sr. No. Parameters to be considered Risk Category

for Risk Base

Low Risk Category Moderate Risk Category

Issue of The receipt of application After receipt of the application,

Commencement along with the required the Demand Note regarding
Certificate/ Approval. documents and fees / payment of Development
charges mentioned in 9 Charges and other Charges
above, by the authority based on the proposed Plans /
shall be treated as Drawing submitted, shall be
permission for given by the concerned
development. Engineer of the authority within
10 days. After the receipt of
payment, the Authority shall
issue Commencement
Certificate within 10 days from
receipt of such plans without
any scrutiny, solely based on
the certificate of the licenced
personal.

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Sr. Parameters to be Risk Category

No. considered for Risk Base

Low Risk Category Moderate Risk Category

11 Plinth Checking Not required. Not required.

12 Occupation After completion of the work, Licenced personal shall submit

Certificate. the owner shall intimate to the the completion certificate in
Authority about the Appendix - H to the Authority.
occupation of the building. The licenced personal shall not
issue the completion
certificate unless the
construction is completed
strictly as per plan. The
Authority shall issue the
occupation certificate within
10 days after site inspection.

Note - The above procedure for permission shall not bar the owner to obtain development
permission as per provisions of this UDCPR, if he so desires.

Development Charges - Development charges as required under Section 124 A of the Act,to
be deposited before issue of development /commencement permission
 Development Charge is levied on area of land and building
 Rate of development charge:
 For land development…0.5% rate of developed land
 For Building development..2 % rate of developed land
 For land + Building development…0.5% +2% rate of developed land

How to calculate development charge

Plot Area ….2000 sq mtr

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Built Up Area…1000 sq mtr

Rate of developed plot..600 Rs /Sq mtr

 Premium Charges –
Premium charges recovered under these regulations shall be paid to the Authority before issue
of development permission/ commencement certificate.

In case of DP area ,the 50% Premium share of the Government shall be deposited by the Authority
in a specified head of account of the Government.

In case of Regional Plan area, 100% premium shall be paid to Government through the District
offices of Town Planning and Valuation Department.

The aforesaid premium charges shall be allowed to be paid in the instalments with interest @
8.5% per annum for the high rise buildings above 70 mtr.this option is applicable upto 2.12.2024

Fire Infrastructure Charges - These charges shall be decided by the Government from time to
time. For this, GoM UDD has issued ordered on dated 02.08.2021 that no separate charges shall
be levied by the Authority at its own;It is to be levied as per the Maharashtra Fire Protection and
live safety Act 2006

Security charges – no security charges required to be levied.

Discretionary Powers – Relaxations in Specific Cases
Where clearly demonstrable hardship – Relaxation can be granted by the Authority ,provided
Health, Fire, Structural and Public safety is not affected. No relaxation in front setback, FSI and
parking.

In areas of Municipal Councils and Regional Plan – in consultation with Divisional Joint Director.

 Drafting Error-
-Drafting errors in Development/Regional Plan which are required to be corrected as per actual
situation on site or as per the city survey record or sanctioned layout etc. may be corrected
by the Authority.

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In case of Municipal Councils Regional Plan areas, this shall be done after consultation with the
Divisional Joint Director of Town Planning

 Revocation of Permission
where it is noticed by it that there had been any false statement or any misrepresentation of
material fact in the application on the basis of which the development permission was issued and
thereupon the whole work carried out in pursuance of such permission shall be treated as
unauthorized

 Qualification and Competence of the Architect/Licensed Engineer/Structural Engineer/

Town Planner /Supervisor
Architect /Engineer / Town Planner/ Supervisor shall be registered /licensed by the Authority as
competent to plan and carry out various works as given in Appendix “C”.

The qualification and procedure for registration and licensing of the Engineer / Structural
Engineer/Town Planner/Supervisor shall be as given in Appendix- “C”.

An Architect registered with the Council of Architecture shall not be required to register with the
Authority.

 LICENSING TO TECHNICAL PERSONNEL –

The Qualified technical personnel as given above shall be licensed with the Authority or District
Offices of Town Planning Department and the license shall be valid for three calendar years
ending 31stDecember after which it shall be renewed every three years.

The technical person registered with the Authority shall be entitled to work within Authority's
jurisdiction and those registered with Directorate offices shall be entitled to work within
jurisdiction of all Authorities as well as regional plan area.

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36.1 REQUIREMENT FOR BUILDING SITES/ DEVELOPMENT

 No piece of land shall be used as a site for the construction of building,
a) If the Authority considers that the site is insanitary, incapable of being well drained or it
is dangerous to construct a building on it;
b) If the site is within a distance of 9 m. from the edge of water mark of a minor water course
(like nallah) and 15 m. from the edge of water mark of a major water course (like river,
water body) shown on Development Plan or village/city survey map or otherwise,
provided that where a minor water course passes through a low lying land without any
well-defined banks, the owner of the property may be permitted by the Commissioner to
restrict and or to re-align the same within the same land, along with cross section as
determined by the Municipal Commissioner without changing the position of the inlet
and outlet of the water course. In such case marginal open space shall be atleast 4.50 m.
from the edge of the trained nala.
c) If the owner of the building has not proposed appropriate measures required to safeguard
the construction from constantly getting damp to the satisfaction of the Municipal
Commissioner.
d) If the use of the site is for the purpose, which in the opinion of the Municipal
Commissioner will be a source of annoyance to the health and comfort of the inhabitants
of the neighborhood;
e) If the proposed occupancy of the building on the site does not conform to the land use
proposals in the development plans or Zoning Regulations,
f) If the level of the site is less than prescribed datum level depending on topography and
drainage aspects.
g) If it doesn‘t derive access from an authorized street/means of access described in these
Regulations,
h) If it is within the river/lake boundary and blue flood line of the river (prohibitive zone),
unless otherwise specified
i) If the site is not developable in view of provisions of Coastal Regulation Zone, as per
Notification Dt. 06/01/2011, as may be amended from time to time.

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j) If the site is not developable by virtue of restrictions imposed under any law or guidelines
of any Government Department.
k) If the site is hilly and having gradient more than 1:5.

Construction within Blue and Red Flood Line

 Where Blue and Red flood line are marked on the D.P. / R.P. or received from the Irrigation
Department. (Reg. No. 3.1.3 (i))
 The area between the river bank and blue flood line (Flood line towards the river bank)
shall be prohibited zone for any construction except parking, open vegetable market,
garden, lawns, open space, cremation and burial ground, sewage treatment plant, water
/ gas / drainage pipe lines, public toilet or like uses, provided the land is feasible for such
utilization.
 redevelopment of the existing authorised properties, within river bank and blue flood
line, may be permitted at a height of 0.45 m. above red flood line level.
 Area between blue flood line and red flood line shall be restrictive zone for the purposes
of construction. The construction within this area may be permitted at a height of 0.45 m.
above the red flood line level.
 If the area between the river bank and blue flood line forms the part of the entire plot in
Development Zone, then, FSI of such part of land may be allowed to be utilised on the
remaining land.

Means of Access –

 Shall have existing means of access like public street / road irrespective of its width.
 In case of plot not abutting on a public means of access like street/roads etc., the plot
shall have access from spaces directly connected from the nearer street by a hard surface
approach as below

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(a) In non-congested areas

Min width of access ways Max. Length of such access ways

6 m. 75 m.

9 m. 150 m.

In congested areas, the width of such access ways shall not be less than 4.5 m

Roads / streets in Land Sub-division or Layout

For Residential Development –

Table No. 3A - Internal Roads for Residential Development

Length of Internal Road in Layout / Sub- Width of Internal Road in Layout / Sub
Sr. No.
division (m) Division (m)

i Upto 150 9.00

ii Above 150 and upto300 12.00

iii Above 300 15.00

Note - For layout or part of layout where plots of 100 sq.m. or less are proposed for Economical
weaker Sections (EWS), 4.5 m. wide road of length upto 60 m. and 6 m. wide road of length
upto 100 m. may be permitted so that EWS plots shall abut on both sides of such roads.

For Other than Residential Development :

Table No. 3B - Internal Roads for non-residential Development

Sr. No. Length of Internal Road in Layout / Sub Width of Internal Road in Layout / Sub
division (m) Division (m)

i Upto 150 12

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ii Above 150 and upto300 15

iii Above 300 18 or more

A. Group Housing Scheme

Table No. 3C - Internal Roads for Group Housing Scheme

Sr. No. Length of Internal Road (m) Width of Internal Road (m)

i Upto 150 7.50

ii Above 150 and upto300 9.00

iii Above 300and upto 600 12.00

iv Above 600 15.00

Scheme more than 2 h. – necessary to coordinate the roads 15m. and above or give way to new
road link of 15 m.

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Access from the Highways/ Classified Roads

 The development along the highways shall be subject to the provisions of State Highways
Act, 1965 and National Highway Act, 1956 and orders issued by Public Works Department
in this regards
 As per Directives issued by Urban Development Department vide Resolution No.TPS-
1819/UOR-36/19/UD 13, dated 5.8.2019 - All the classified roads passing through the (1)
ULBs i.e. Municipal Corporations / Municipal Councils / Nagar Panchayats shall be treated
as city roads.
 A service road as specified in this Regulation shall be provided along State and National
Highways on both sides. Where service road of 12m width is already provided in adjoining
land, such service road of the same width may be continued in the development
permission. Such service roads may not be insisted if it has no continuity from junction to
junction due to existing authorised development / construction.
 Width of roads to be considered while granting development permissions, unless
indicated otherwise in Development Plan/ Regional Plan/ Planning Proposal / T.P. Scheme
shall be as mentioned in table below:-(1) This provision shall also be applicable to Area
Development Authorities / Metropolitan Region Development Authorities / Special
Planning Authorities / New Town Development Authorities and Regional Plan Areas.

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Sr Category of Road Width of RoW of Remarks

No
Road (m)

1 NH 60 Width Inclusive 12 mtr service road on both

side

2 SH 45 Width Inclusive 9 mtr service road on both

side

3 MDR 24 No service Road is required

4 ODR 18 No service Road is required

5 Village Road 15 No service Road is required

Access to Land-locked Plot -

Plot surrounded on all sides by other plots or reservation, if any, which has no access to any
street or road is the Land lock Plot.

 In such cases the Authority may made available access to such land locked plot through
an adjoining plot or plots and as far as possible from nearest street or road, at the cost
of owner of the land-locked plot & such other conditions as the Authority may specify.
 If the Plot is land locked by any reservation, then access may be made available by
adjusting reservation within owners land without reduction in area.
 The land locked plot, upto 100 mt. shall be considered as fronting on the main road from
which the access of minimum 9 mt. width is made available.

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Recreational Open Spaces

 In any layout or subdivision or any development of land for any land use/ zone
admeasuring 0.4 ha. or more (after deducting area under D.P/ R.P. road, D.P. Reservation
including deemed reservation under these regulations, if any, from the total area under
development), 10 % of the area under layout shall be earmarked as recreational open
space
 The above-mentioned area of 0.4ha., shall be measured with reference to original holding
as on 11thJanuary; 1967 and not with reference to sub-divided holding in revenue/ city
survey record thereafter without the permission under the Maharashtra Regional & Town
Planning Act, 1966.
 However, this provision shall not be applicable to plots compulsorily got subdivided below
0.4ha, due to the DP/ RP Roads/ Road widening/ reservations/ deemed reservations or
any other proposal of the Authority

 Recreational Open Spaces

 Sub-divided plot after 11th January, 1967 without prior permission from the Authority and
having area below 0.4 ha.,
 providing 10% open space subject to a minimum of 200 sq.m., or
 availing the reduced basic FSI and premium FSI of 75 and , loading of TDR shall be permissible
to the extent of 50%
 Avail full basic FSI and other permissible FSI / TDR by paying 10% value of the land under
proposal.

37.1 OPEN SPACE FOR EDUCATIONAL PURPOSE-

Sr Gross Area Of Land % Of PLAY Ground

No

1 Up to 1.00 hct 40 %

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2 1.00 to 2.00 hct Area s per 1 plus 35 % of remaining area

3 2.00 to 3.00 hect Area s per 2 plus 30 % of remaining area

4 3.00 to 4.00 hect Area s per 3 plus 25 % of remaining area

5 Above 4.00 hct Area s per 4 plus 20 % of remaining area

 10% recreational open space includes

 The area of playground shall not be deducted for computation of FSI
 Recreational Open Space in Green Belt
 Such recreational open space may be allowed to be earmarked, partly or fully, in green
belt area shown on the development plan after leaving distance of 15 m. from river and
9 m. from nallah, provided, such recreational space is sizable as required under these
regulations

 Provision of Amenity Space.

In the areas of Local Authorities, Special Planning Authorities and Metropolitan Region
development Authorities,

Area of Land Minimum Amenity Space to be provided.

For an area 2.00 hect and 5 %

more upto 4000 sq.m.

 These amenity spaces shall be developed by the owner for the uses mention in the
regulation 1.3(7) .
 Authority can insist for handing over with the consent of owner for purpose of Garden,
Playground, Municipal School, Municipal Hospital, Fire Brigade, Housing for project
affected persons. In such cases TDR/In situ FSI shall be allowed

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 Amenity space shall be approachable by minimum 12m. wide road. In case of B & C Class
Municipal Councils, Nagarpanchayats and R.P. areas, such amenity space may be located
on 9 m. road, however, in such case, special building on amenity plot shall not be allowed

38.1 Net Plot Area and Computation of FSI

 Net area shall be the balance plot area after deducting the area covered by amenity space
and Development/ Regional Plan proposals including new roads and road widening, if any,
from the total area of plot.
 For the purpose of computation of FSI/ built-up area, the net area of the plot shall only
be considered.
 In case of plotted layout, the basic FSI of such net area shall be distributed on all plots on
pro-rata basis or on certain plots as land owner desires, However, such entitlement of FSI
on certain plots shall be clearly mentioned on the layout plan.
 In case of plots from already approved layouts, the plot area shall be treated as net plot
area.
 The above regulations in respect of net plot area and computation of FSI shall apply to
proposals in all land use zones.
 Transfer of DP Sites (Other than D.P. Road) in lieu of FSI
 If in any development proposal, owner desires to hand over the reserved site / area free
of cost to the Authority, then FSI of such reserved site / area equivalent to the TDR may
be allowed to be utilized on the remaining land.
 Transfer deed to that effect shall be executed and FSI calculation shall be mentioned on
the plans of development proposal.
 In case of plotted layout, distribution of FSI on plots in pursuance of such transfer shall be
as desired by the owner and may differ from plot to plot.
 If some FSI remains unutilized, the owner shall be entitled for TDR against the remaining
FSI. In such cases where insitu FSI is proposed to be used, the procedure of DRC shall not
be insisted.

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Relocation of DP-RP sites / roads

The Authority may allow adjusting the location of reservation within 500 mtr without
altering the area of such reservation. Provided that such shifting of the reservations shall
not be permitted:-
 If the reservation proposed to be relocated is in parts;
 If the reservation proposed to be relocated is beyond the holding of the same owner;
 Unless the alternative location and size is at least similar to the location and size of the
Development Plan as regards access, levels, etc.;
 If the reservation is already relocated under these regulations;
 If the land is reserved considering its geographical location like Bio-Diversity
Proposal,Nallah training reservation etc.;
 The relocation of the reservation from a land may also be permitted on any land within
300 meters belonging to other owner’s land ;
i. if the said other owner consents (by way of registered deed) to such relocation of
reservation on his land and ;
ii. consents to hand over his land to the Planning Authority where reservation is proposed
to be relocated in lieu of TDR
iii. In case of shifting of road alignment, the same shall be allowed without change in the
inlet & outlet points and also, without affecting smooth flow of traffic

 AMALGAMATION OF PLOTS
Amalgamation of plots / lands shall be permissible if they form a sizable plot from planning point
of view and are contiguous. Amenity and layout plot shall also be entitled for amalgamation
provided amenity is developed on proportionate area.

The amalgamation of plots from approved layout which is not desirable from planning point of
view (e.g. as shown in below) shall not be permitted.

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Land separated by minor water course or nallah may be entitled for amalgamation provided
connecting over bridge or under pass of sufficient width and strength is constructed by the owner
with the approval of the Authority.

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CHAPTER – 4

Land Use Classification And Permissible Uses

39.1 The different land use classifications in Development / Regional Plan /
Planning Proposal and its equivalency of zone shall be as given below:-

Predominant Zone Equivalency of Land Use zone

Residential zone Residential Zone – (R1)

Residential Zone with Shop line. (R-2)

General Residential Zone

Residential Zone - R-2, R-3.

Residential Zone - R-4 with payment of premium.

Urbanisable Zone.

Special Residential Zone.

Pre-dominantly Residential Zone.

Slum Improvement Zone.

Low Density Residential Zone

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Predominant Zone Equivalency of Land Use zone

Commercial zone Local Commercial - (C-1)

Commercial Zone – (C-1)

Special Commercial Zone

Business Hub Area

Central Business District Zone

Commercial Zone - (C-2)

Predominantly Commercial

Industrial Zone Service Industries I1

General Industries I 2

Service Industries I 3

Wholesale Market and Warehousing.

Predominant Zone Equivalency of Land Use zone

Agriculture zone Horticulture zone

Plantation Zone – (C-1) / / /

No Development Zone

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Green Zone

Green Zone 1 (G 1 Zone )

Cattle shed Zone

Green Belt Grren Belt other than green belt reservation

Zone/River
Protection Belt

River Protection belt

Recreational Land Use

Traffic and Traffic And Transportation zone

Transportation
Zone

Marshalling Yard

Predominant Zone Equivalency of Land Use zone

Regional Park zone Regional Park area/ zone

Plantation Zone – (C-1)

Tourism development Zone Tourist center

Touriest Park Zone

Hill Station zone

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Mines And Quarry Zone Quarry to Park Zone

Total 22 zones

Note : In case, any land use zone is not listed above, the equivalency of such zone shall be
decided by the Director of Town Planning, Maharashtra State, Pune

 Residential Zone (R-1)

i. Residential Zone R1 includes Residential plots abutting on roads below 9m. in width in
congested area shown on the Development Plan and on roads below 12m. in width in
outside congested area (i.e. in non-congested area).
ii. (In case of C Class MCs, Nagarpanchayats and R.P. areas, the above road width of 12 m.
shall be 9 m. in non-congested area).

 Uses permissible- General permissible uses and accessory uses to the principal use are
mention in list

 Residential Zone (R-2)

Residential Zone R1 includes Residential plots abutting on roads below 9m.and above in width
in congested area shown on the Development Plan and on roads 12m.and above in width in
outside congested area (i.e. in non-congested area).

(In case of C Class MCs, Nagarpanchayats and R.P. areas, the above road width of 12 m. shall be
9 m. in non-congested area).

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 Uses permitted in R 2 Zone.

 No specific uses listed
 All uses permissible in R-1 shall be permitted in R-2 zone, without any restriction of area,
 All uses or mix uses may be permitted irrespective of restriction on floor or area, except
uses mentioned at Regulation No. 4.8 (ii), 4.11(viii, xviii, xxi, xxii, xxxi, xxxvii), 4.21 and
like.

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 All Uses permissible in Agriculture / Public Semi-public Zone.

 Service Industries list is simplified : Manpower max 9, max 10 HP, Max floor area 100 sq
mtr

 INDUSTRIAL ZONE- Any Industries in the meaning of Industry including Service

Industries, industrial godowns/ godowns are allowed. General permissible uses and
accessory uses to the principal use are mention in list

 Buffer Zone-
 Minimum open space / set back (which may include marginal distance and road width
if any) from the boundary of industrial Building / use to residential or habitable zone/
use, shall not be less than 23 m.
 Such buffer open space shall be kept in the land falling in the industrial zone. In cases
where construction has already taken place in Industrial Zone, then such Buffer open
space may be kept in a Residential Zone.
 Provided that, the area under such buffer open space / setback shall not be deducted
for computation of FSI.
 Provided further that, if the land under industrial zone is utilized entirely for non-
polluting industries, IT / ITES or like purposes, then such buffer zone / open space shall
not be necessary.

 I to R Provision (Other than MIDC area)

 In consultation with divisional joint director in case other than Municipal Corporation and
in case Municipal corporation without consultation
 5% premium on entire land.

Amenity space

Up to 2.00 hect 10 %

Above 2 .00 hect (a) + 15 % of area above 2 hect

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 Amenity space to be handed over to the authority.TDR shall be allowed as per TDR
regulations.
 23 m. buffer zone in case of adjoining user and obnoxious user in Industrial area.
 Minimum 10% built up area (basic FSI) for area upto 1 ha. and 5% built up area (basic FSI)
for area more than 1 ha., shall be used for offices and commercial purpose.
 20% of the land or FSI proposed to be used for residential purpose shall be utilised for
plots below 100sq.m.in case of plotted layout development or below 50 sq.mt built-up
area tenement in case of construction of housing scheme.
 The land having area up to 0.20 hectare in size-- The owner / developer shall provide
either 10% amenity space in the form of open land or 5% built up space in the proposed
construction at appropriate location, preferably on ground floor. Amenity TDR, as per
regulation containing provisions of TDR, shall be permissible.

 Agricultural Zone.
Uses permissible-

In agriculture zone total 42 uses listed with certain conditions

For Uses in Agri zone :

Basic FSI is 0.20 ,,minimum 6 mtr road for non-special building, and

height as per general regulation for utilization of permissible FSI

(wherever not specified)

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Town planning scheme under the provisions contained in chapter V of MR & TP Act, 1966 shall
be allowed for minimum 20 hectare area.

However, if the owners come together for development on aforesaid concept of town
planning scheme instead of undertaking town planning scheme under the Act, the Authority
may allow such development subject to --

availability of existing approach road of minimum 12 m. width and earmarking 40% of the land
for roads, parks, playgrounds, gardens, social infrastructure and sale by the Authority, which
shall be handed over to Authority. Out of which -

Minimum 10% land shall be earmarked for playgrounds and parks, for which no FSI
compensation shall be allowed.

Minimum 15% land shall be earmarked for social infrastructure and sale of plot by the
authority and shall be handed over to the authority for which compensation in the form of FSI
shall be allowed in-situ.

Road area only to the extent of 15% for which compensation in the form of FSI shall be allowed
in-situ. The road area over and above 15% shall be calculated in the owner's / developer's
share.

The regulation of ROS and Amenity Space shall not be applicable in this case.

The land under such proposals shall be entitled for basic FSI / Premium FSI / TDR / In-situ FSI
as that in Residential Zone.

LAND USES LISTING OF USERS

REGULATION NO

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GREEN BELTZONE / RIVER PROTECTION BELT 4.12

TRAFFIC AND TRANSPORTATIONZONE 4.13

REGIONAL PARK ZONE 4.14

TOURISM DEVELOPMENT ZONE 4.15

AFFORESTATION ZONE 4.16

HILL TOP -HILL SLOPE ZONE / HILLY AREA 4.17 ( Kept In Abyence)

GREEN ZONE–2 4.18

FOREST ZONE 4.19

DEFENCE ZONE 4.20

MINES AND QUARRY ZONE 4.21

PUBLICUTILITY ZONE 4.22

WOODLAND CORRIDOR 4.23

SPECIAL ECONOMIC ZONE 4.24

AIRPORT AND ALLIED ACTIVITIES / SERVICE ZONE 4.25

ADDITIONAL USES 4.26

USESPERMISSIBLE IN DEVELOPMENT PLAN RESERVATIONS 4.27

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Chapter 5

ADDITIONAL PROVISIONS FOR REGIONAL PLAN AREAS

 For all Regional Plan Areas.
• Development Permissible Adjacent to Gaothan.
• within a belt of 500 meters from the gaothan limits of settlements having a population of
less than or equal to 5000 as per the latest Census and;
• within a belt of 1500 meters from the gaothan limits of settlements having a population
of more than 5000 as per the latest Census;
 For all Regional Plan Areas.
• in the case of settlements of both the categories mentioned above, falling in the planning
areas / Zone Plans of Regional Plans, such distance from the gaothan limits shall be 500
meters only;
• in the case of village settlements in the Western Ghat hilly area (eco sensitive zone) in
Regional Plan of Satara and Pune such distance shall be 200 m. only;
• within a belt of 2.00 km. from the boundaries of Municipal Corporation, 1.00 km. from
the boundaries of Municipal Council and 0.50 km. from the boundaries of Nagar
Panchayat, where zone plans are not prepared in the Regional Plan for such area;
• in the case of villages in Regional Plan of Mumbai Metropolitan Region, such distance shall
be 500 m. only.
• Such development shall be permissible @Premium at 15% of ASR.
• Provided further that the criteria of “distance from gaothan” shall also be applicable to
the lands from the nearest goathan of any village.
• Provided also that this regulation shall also be applicable to all declared / Notified
Gaothan under MLRC whether shown on Regional Plan or not and its position shown on
Regional Plan.
 Provision of Amenity Space.
• In any layout or sub-division of land for residential purpose admeasuring more than 0.4
Ha. (excluding the area of R.P. roads, road widening and designations) amenity space
required.

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─ upto 4000 sq.m. - Nil

─ more than 4000 sq.m. – 10%
 Development Of Amenity Space
• The owner shall be entitled to develop the Amenity Spaces as per the uses permissible in
the Amenity Space
• If owner agrees to handover and the Authority agrees to take over the amenity space,
then floor space index (FSI) in lieu thereof may be made available in-situ on remaining
land.
• In the areas where TDR regulations are applicable and if the owner desires to have TDR
against it, instead of in-situ FSI, then he may be awarded TDR.
• The in-situ FSI or TDR shall be granted only after transfer of the Amenity Space to the
Authority.
• The generation of TDR or in-situ FSI shall be equivalent to the quantum mentioned in
Regulation of TDR.

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CHAPTER – 6

General Building Requirements – Setback, Marginal Distance, Height and

Permissible FSI
 Regulations for Congested Area and Non congested Area
 Marginal Distances residential and other building
 Marginal Distances for Higher Buildings
 Permissible FSI, Premium FSI,TDR
 Ancillary FSI,p-line concept
 Utilization of FSI, TDr, premium FSI and Ancillary FSI
 Height of building permissible
 Permissible projection in margins
 Free of FSI items
 Recreational Floor
 Higher FSI for certain buildings

40.1 FSI FOR CONGESTED AND NON-CONGESTED AREA

What is Congested Area and Non Congested Area

Congested area or core area or Gaothan is the area as shown on the Development Plan as per
the revenue record. Area outside this is non congested Area regulations of non-congested area

However, in congested area, if the original land holding is more than 0.40 Hectare, then, except
FSI, shall apply. FSI in such cases shall be as per the congested area

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41.1 FSI - Congested Area (For ALL Municipal Corporation)

Sr. No. Road width Basic For All Municipal Corporations

in meter FSI
FSI on payment Max permissible TDR Max building
of premium loading potential on plot

1 Below 9.0 m. 1.50 -- -- 1.50

2 9.00 m. and 2.00 0.30 0.30 2.60

below 18.00
m.

3 18.00 m. and 2.00 0.30 0.50 2.80

below 30.00
m.

4 30.00 m. and 2.00 0.30 0.70 3.00

above

42.1 FSI - Congested Area (For Remaining Authorities/Areas )

Sr. Road width Basic For Remaining Authority

No. in meter FSI
FSI on payment Max permissible TDR Max building
of premium loading potential on plot

1 Below 9.0 1.50 -- -- 1.50

m.

2 9.00 m. and 2.00 0.30 0.10 2.40

below 18.00
m.

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3 18.00 m. 2.00 0.30 0.20 2.50

and below
30.00 m.

4 30.00 m. 2.00 0.30 0.20 2.50

and above

43.1 FSI – NON CONGESTED Area

Sr. Road width in Basic For All Municipal Corporation

No. meter FSI
FSI on payment Max permissible TDR Max building
of premium loading potential on plot

1 Below 9 m. 1.10 -- -- 1.10

2 9 m. and
above but 1.10 0.50 0.40 2.00
below 12 m.

3 12 m. and 0.50
above but 1.10 0. 65 2.25
below 15 m.

4 15m. and 0.50

above but 1.10 0.90 2.50
below 24 m.

5 24 and above 0.50

but below 30 1.10 1.15 2.75
m.

6 30 and above 1.10 0.50 1.40 3.00

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44.1 FSI – NON CONGESTED Area

Sr. Road width in Basic For Remaining Authority Area

No. meter FSI
FSI on Max permissible TDR Max building
payment of loading potential on plot
premium

1 Below 9 m. 1.10 -- -- 1.10

2 9 m. and above
but below 12 1.10 0.30 0.30 1.60
m.

3 12 m. and 0.30
above but 1.10 0. 60 2.00
below 15 m.

4 15m. and 0.30

above but 1.10 0.70 2.10
below 24 m.

5 24 and above 0.30

but below 30 1.10 0.90 2.30
m.

6 30 and above 1.10 0.30 1.10 2.50

45.1 What is Ancillary FSI

Ancillary Area FSI is the additional FSI in proportionate of proposed Basic FSI, Premium FSI,TDR
Ancillary area FSI upto the extent of 60% for Residential and 80% for Non-Residential area shall
be allowed on payment of premium.

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Sr. Authority / Area Rate of

No. Premium.

1 Pune and Thane Municipal Corporation. 15%

2 Nagpur, Nashik Municipal Corporation and Municipal Corporations 10%

in MMR (except Thane) and Metropolitan Development Authority
area.

4 All other Municipal Corporations. 10%

5 Municipal Councils, Nagar Panchayats and R.P. area. 10%

 Other conditions of Ancillary FSI

 This ancillary area FSI shall be applicable to all other schemes like TOD, PMAY, ITP, IT,
MHADA, etc. except Rehabilitation component in SRA. In the result, free of FSI items
in the said schemes, if any, other than mentioned in UDCPR, shall stand deleted.
 No separate calculation shall be required to be done for this ancillary area FSI. Entire
FSI in the development permission shall be calculated ( p line) and shall be measured
with reference to permissible FSI, premium FSI, TDR, additional FSI
 Utilization of ancillary area FSI is optional. It can be used fully/ partly
 In case of composite building of mixed users ancillary area FSI shall be on prorate
basis.
 P-LINE

P line is the Outer periphery of the construction ( floor wise) including everything but

excluding ducts, voids, and items in Regulation No. 6.8.

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46.1 Conditions for utilization of above FSI/TDR

 FSI – NON CONGESTED Area

Sr. Road width in Basic FSI For All Municipal Corporation

No. meter
FSI on Max Max building
payment of permissible potential on plot
premium TDR loading

1 Below 9 m. 1.10 -- -- 1.10

2 9 m. and above
1.10 0.50 0.40 2.00
but below 12 m.

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3 12 m. and above 0.50

1.10 0. 65 2.25
but below 15 m.

 Entire area of plot(Gross Area) after handing the area affected by reservation/road
is considered for calculating the potential of plot in respect of premium FSI & TDR,
but not the basic FSI.
 The Basic FSI shall be calculated on area of the plot remaining after deducting area
under D.P. road/reservation and amenity space i.e. the Net Area of Plot

Sr. Road width in Basic For All Municipal Corporation

No. meter FSI
FSI on payment of Max permissible Max building
premium TDR loading potential on
plot

1 Below 9 m. 1.10 -- -- 1.10

2 9 m. and above
1.10 0.50 0.40 2.00
but below 12 m.

3 12 m. and above 0.50

1.10 0. 65 2.25
but below 15 m.

 There is no priority fixed to utilise premium FSI or TDR as mentioned in above

table.However the Authority, considering the local situation may allow utilisation of
premium FSI and TDR in equal proportion of permissible FSI and TDR (directives
Dated:8.10.21)

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Sr. Road width in Basic FSI For All Municipal Corporation

No meter
FSI on Max Max building
payment of permissible potential on
premium TDR plot
loading

1 Below 9 m. 1.10 -- -- 1.10

2 9 m. and above but

1.10 0.50 0.40 2.00
below 12 m.

 Minimum 30% and subject to maximum 50% of TDR shall be utilised out of the TDR
generated from Slum Rehabilitation Scheme (Slum TDR) / Urban Renewal TDR / Amenity
construction TDR (till generation of URT). If such TDR is not available then other general
TDR may be used.
 Basic FSI and premium FSI for unauthorised subdivided plots having area up to 0.4 ha shall
be 75 % and TDR shall be 50 % .

Sr. Road width Basic For All Municipal Corporation

No. in meter FSI
FSI on payment of Max permissible Max building
premium TDR loading potential on plot

1 Below 9 m. -- -- 1.10
1.10
2 9 m. and 0.50 0.40 2.00
above but
0.375
below 12 0.825 0.20 1.40
m.

 For plots regularised under Maharashtra Gunthewari Development Act 2001, these
regulations shall apply and allowance of TDR shall be to the extent of 50%.

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Sr. No. Road width in Basic For All Municipal Corporation

meter FSI
FSI on Max Max building potential on
payment permissible plot
of TDR loading
premium

1 Below 9 m. 1.10 -- -- 1.10

2 9 m. and above 1.10 0.50 0.40 2.00

but below 12 m. 1.10 0.50 0.20 1.80

 In respect of service road, shown on development plan or in approved layout, or plots

facing on major road, however deriving access from other roads, the width of highway
or major road shall be considered for entitlement of building potential as per FSI table

 In case plots having approach by dead end road, (point access) the potential of plot
mentioned in FSI table shall be permissible considering the width of major road , if
length of such access road does not exceed 100 m.

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 If 6 m. wide road is proposed to be widened to 9 m. by the authority under the

provisions of the Municipal Corporation or Municipal Council Act by prescribing line
of street and owner of the plot handover 1.5 m. strip along such road to the authority,
then he may be entitled for FSI and potential applicable to 9 m. road.

Sr. Road width Basic FSI For All Municipal Corporation

No. in meter
FSI on payment of Max Max building
premium permissible TDR potential on plot
loading

1 Below 9 m. 1.10 -- -- 1.10

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2 9 m. and
above but 1.10 0.50 0.40 2.00
below 12 m.

 If the strip of land / plot adjacent to road is surrendered by the owner to the authority
for road widening, then benefit of widened road in terms of building potential,
permissible height shall be granted subject to condition that such road widening shall
result in widening of road from junction of roads (or origin of road) to junction of roads
(or T junction).

47.1 FSI FOR PLOT IN PLOTTED LAYOUT :- COSIDERING PRORATA FACTOR

Total Land Under Layout 5000 sq mtr

Open space 10% 500 sq mtr

Amenity space (5%) 50 sq mtr

Net Area of layout 4950 sq mtr

(5000-50)

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Net area under total 33 plot 3800

Prorata factor 1.30

4950 /3800

Plot area 200 sq mtr becomes notional plot 200 x 1.30=260 sq mtr

Plot area of 250 sq mtr becomes notional plot 250 x 1.30=325 sq mtr

 THIS NOTIONAL PLOT AREA IS CONSIDER FOR BASIC FSI AND NET AREA OF PLOT IS
CONSIDERED FOR,PREMIUM FSI,TDR PURPOSE

 Premium - Rate of premium for the premium F.S.I., shall be 35% of the rate of the said
land mentioned in Annual Statement of Rates without considering the guidelines
therein.

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48.1 MARGINAL DISTANCES / SET BACKS

 Front Marginal Distances/Setback in Congested Area

Sr. Road width For Residential For Residential building with

No. building mixed use

1 For street/lane less than 2.25 mtr from center 2.25 mtr +1.50 mtr from center
4.5 mtr. line of street/lane line of street/lane

2 For street 4.50 mtr to less - 1.50 mtr

than 6.00 mtr.

3 For street 6.00 mtr to less 1.00 mtr 2.00 mtr

than 12.00 mtr

4 For street 12.00 mtr in 2.00 mtr 2.50 mtr

width and above

 Side and Rear Marginal Distance in Congested Area

Plot Area Side Margin Rear Margin

Up to 1000 -- --

Above 1000 and upto 4000 sq mtr. 1.00 1.00

Above 4000 sq mtr As per regulation of non-congested area

 Building Height in Congested Area

 Height: Above setback and marginal distances shall be applicable for buildings less
than 15m. in height.

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 Marginal distances shall be increased by 1m.for buildings having height 15m. and
more but less than 24m.
 For buildings having height 24m. and more, marginal distances shall be as per
regulations of non-congested area.
 Other buildings like Public / Semi-Public, Educational, Medical, Institutional, Commercial,
Mercantile, etc. in Congested Area
 Floor Space Index, – The FSI permissible for these buildings shall be as per
Regulation Of congested Areas
 Marginal Distances –
 For these buildings marginal distances shall be 3m. on all sides including front up
to 24m. height.
 For building more than 24 m. height, regulations of non-congested area shall
apply.
 For buildings like cinema theatres, multiplex, assembly buildings, shopping malls
etc., regulations for outside congested area, except FSI, shall apply.

49.1 MARGINAL DISTANCES / SET BACKS

NON-CONGESTED
 REGULATION FOR OUTSIDE CONGESTED AREA
 Marginal distance for Residential / Residential mix use building for Height upto 15 m

TABLE 6 D

1 2 3 4 5 6 7 8

Sr. Description Min Min Min set Min. Min. Remarks

No of the road Plot width back from Side Rear

margins in
Size of plot road side in margins
meter
in

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Sq. in meter in meter

m.
meter

1 Road of 450 15 6.00 mtr in 3.00 3.00 Side and

width 30 case of Rear Margins
mtr and A,B,C Class for 15m.
above n Mpl Height
local Corporation (excluding
Authority Area and parking floor
Area 4.50 in case upto 6 m.
of other height)
Areas

2 In Case of 450 15 4.5 m. or as 3.0 3.0 Side and

RP Area specified by Rear Margins
Highway for 15m.
NH/SH
Rule Height
whichever (excluding
is more parking floor
upto 6 m.
height)

3 Roads 250 10 4.50 2.00 2.00 Side and

width 18 Rear Margins
mtr above for 15m.
but below Height
30 mtr (excluding

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parking floor
upto 6 m.
height)

4 Roads 200 10 3.00 1.50 1.50 Margins for

width 15
buildings
mtr above
G+2 or stilt
but below
+3 structure
18 mtr

5 Roads of 80 6 3.00 1.50 1.50 Margins for

width less buildings

G+2 or stilt
15 mt and
+3 structure

6 Row 30 3.50 2.25 0.00(In 1.50 Margins for

case of
Housing on buildings
corner
G+2 or stilt
roads of 12
plot, 1.50) +3 structure
mt. and

below

 Important Notes below table

 The width of the road in above table shall govern the requirements in column 3 to
8. But for special building category, the minimum margins shall be as per
regulation of special building 3.3.9

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 Structures having higher height may be permitted subject to marginal distance

mentioned in Regulation No.6.2.3
 The plots which are substandard in area shall be developed as per marginal
distances mentioned in the above table with reference to road width.
 Important Notes
 The front setback set-out in already approved and partially developed layouts/
schemes, may be retained as per original approval, so as to maintain the building
line
 Where commencement certificate is granted prior to publication of draft
development plan or sanction of Development Plan and the plot gets affected by
new road / road widening, proposed in the development plan, the front margin
shall stand relaxed to that extent.
 In case of plots having approach by dead-end road, (point access) front margin
shall be limited to width of point access.
 Building Line along classified roads as mentioned in regulation no.3.1.6 shall be
applicable for residential buildings defined in Regulation No.1.3.93 (i) and Control
Line along classified roads shall be applicable for other uses or for commercial uses
as mentioned in regulation no.3.1.6 or for mixed use buildings where non-
residential uses are proposed at least 50 % or more of total proposed built-up
area.
 Other Buildings: Different categories of buildings other than Residential
 Like Medical, Educational, Public Semi-public, Cinema Theatre, Mangal karyalaya, Fuel
Station, Mercantile Building, Stadium etc

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Sr. Type of building minimum road Minimum marginal

distances
no. width
Other stipulations
required

1 2 3 4

1 Medical buildings

a) Hospital, Maternity 9 m. in case of A, B, C Margins as per Table No. 6D

Homes, Health Club, clinics Class Corporation, subject to side marginal

etc buildings
Metropolitan Authority distance of minimum 3m..
( Non Special Buildings)
Area and 7.5 m. in case
of

other areas.

b) Hospital, Maternity Road width as required 6 m. on all sides

for Special Buildings.
Homes, Health Club etc Height of building subject to
buildings ( Regulation No.3.3.9 ) provisions of Maharashtra
Fire Prevention and Life
(Special Building)
Safety Measures Act 2006

2 Educational Buildings

a) Pre-primary School On any road As per Table No.6 D

b) Primary School 6 m. --do--

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( not being spl building)

c) Other Educational 9 m. 3 mtr on all sides

Buildings

(not being spl building)

d) Any other building of Road width 6 mtrs on all sides

category a,b,c above as per spl
building
(being spl building)

3 Public Semi Public Building

a ) Public-Semi Public 9 mtr Margins as per Table No. 6D subject to side

Building
Marginal distance of minimum 3m.
(Non special building.)

b) Public-Semi Road width 6 mtr on all sides

as per
Public Building
Special
(being special building.}
Buildings

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5 Fuel Filling 9 mtr. 4.5 m. on all i)In case the plot is located on any Classified
road in Regional Plan area, the distance
Stations/including sides
from the junction of roads as may be
Petrol/ Ethanol specified by IRC shall be followed.

/LPG / CNG /etc., (The Maharashtra PWD guidelines -2021

Public Charging issued on 13.10.21 now applicable )

Stations for Electric ii) NOC from Chief Controller of Explosives

shall be necessary.
Vehicles with or
iii) In a plot of Fuel Filling Station, other
without service bays
building or composite building for sales
office, snack bars, restaurant,public
conveniences or like activities

may be permitted.

iv) The FSI shall not exceed 0.25 and

underground structures along with kiosks
shall

50.1 Marginal Distances for Buildings of Higher Heights ( More than 24 mtr)
 Front Margin for height more than 15 mtr…As given in the Table no. 6-D irrespective of
its height

Road Width Front Margin

Road of width 30 mtr and above n local 6.00 mtr in case of A,B,C Class Mpl Corporation
Authority Area Area and 4.50 in case of other Areas

In Case of RP Area NH/SH 4.5 m. or as specified by Highway Rule

whichever is more

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Roads width 18 mtr above but below 30 4.50

mtr

Roads width 15 mtr above but below 18 3.00

mtr

Roads of width less 15 mt 3.00

Row Housing on roads of 12 mt. and below 2.25

 Front Margin in Group Scheme

 For group housing plot the front margin shall be as per above table according to road
width
 For Internal buildings where building abuts on internal road, the minimum 3m. set
back from internal road or distance between two buildings, whichever is more, shall
be provided.
 For Development/ Regional Plan roads or classified roads or through roads, passing
through Group Housing Schemes, the setback as prescribed in these regulations shall
be provided.
 Other Stipulation
 Front margin shall not be relaxed while granting relaxation
 Recreational Open Space in these regulation to the extent of 100 % may be allowed
to be provided on podium terrace if developers provides 1.5 mtr strip along plot
boundary exclusive of Marginal distance for plantation of trees
 Side or Rear marginal distance
 H/5 excluding height of parking floors up to 6 m. Subject to maximum 12 mtr
 Such marginal distance from recreational open space shall be 3 m. in case of non-
special buildings and 6 m. in case of special buildings, irrespective of its height.
 For dead walls, such marginal distance may be reduced to 6.0 m. in case of special
building and 3.0 m. in case of other buildings.

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 Provision for Step Margin

 Step margins may be allowed to be provided on upper floors to achieve required side
or rear marginal distances.
 Subject to minimum marginal distance of 6 m. on ground level in case of special
building.
 This provision shall also be applicable to congested area.
 Distance between two buildings
 be the side/ rear marginal distance required for the taller building between the two
adjoining buildings subject to maximum 16 mtr
 The pathway/ internal road may be allowed to be proposed in such marginal distance.
 Building Abutting on Two or more street-
 When a building abuts on two or more streets , the setbacks from the street shall be
such as if the building is fronting on each of such street,

51.1 HEIGHT OF BUILDING

 Height of Building

Sr. Authority / Area Permissible height (m.)excluding p floor

No.

1. For Pune, Pimpri-Chinchwad, Nagpur, Permissible height as per approval from

Nashik, Municipal Corporations in MMR Fire Department.
and Metropolitan Authorities area and
Area Development Authorities, Special
Planning Authorities within these areas.

2. For remaining all Municipal Corporations 70

area and Area Development Authorities,
Special Planning Authorities within these
areas.

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3. For All Municipal Councils, Nagar 50

Panchayats, Non Municipal Council D.P.
and Regional Plan areas.

 Appproch to building-
 The building height upto 24 m. shall be allowed on roads less than 12 m.
 For a building having height more than 24 m., the minimum road width shall be 12m.
 For buildings with height 70 m. and more
a) Provision of High-rise Committee is done away
b) Mandatory to comply with the requirements of Structural Design and Stability, Geo-
technical and other aspects and Fire Safety norms as per Maharashtra Fire (Prevention
and life Safety Measures) Act, 2006 and National Building Code of India, amended
from time to time, for the aspects not covered in UDCPR.
c) The certificates from structural and geo-technical engineers about the fulfilment of
necessary requirements shall be attached with the application. The responsibility of
structural and other stability and safety of such high-rise buildings shall lie with
owner/ developer and concerned expert, consultant, executants appointed by
owner/developer.

52.1 INTERIOR AND EXTERIOR CHOWK

A. Interior chowk:
 The minimum size of such interior open space shall not be less than 3m. x 3m. Further
such interior chowk shall have an area of not less than the square of one sixth of the
height of the highest wall abutting the chowk considered from the lowest point of the
chowk, at all levels.
 The size of such chowk shall increase with the height of building and shall not be less than
H/6m. x H/6m., where H= Height of highest wall of the Chowk from ground level.

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B. Exterior chowk:
 The minimum width of the exterior chowk shall not be less than 2.4m. and the depth shall
not exceed 2 times the width, for buildings up to 17 m. height and ;
 for height more than 17 m., the exterior open space shall not be less than H/7m. x
H/7m.where H= Height of highest wall of the Chowk from ground level.
C. Where only water closet, bathroom, combined bathroom and water closet are abutting
on the interior open space, the size of the interior open space shall be in line with
provision for ventilation shaft as given below

D.

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c) Where only water closet, bathroom, combined bathroom and water closet are abutting on the
interior open space, the size of the interior open space shall be in line with the provision for
ventilation shaft as given below

 Exclusion of Structures / Projections for FSI Calculation(also exclusion from p line).

 Stilt/ Multi-storeyed floors/ podium/ basement.
 Areas covered by Porches, Canopies, lofts, ledge or tand, shelves, Air Conditioning
Plant Rooms, Lift Well, Lift-Machine Room and Service Floor of height not exceeding
1.80 m. for hospitals, shopping malls, plazas and Star category hotels (rating with
three stars and above) and like buildings above 15 mtr ht.
 Area of structures for water, grey water, wet-waste or an effluent treatment plant,
rain water harvesting Pump rooms (maximum 10sqm.), electric cabin of sub-stations/
of generator set area, electric meter rooms as per requirements, Refuse chutes/
garbage chutes /garbage shafts for wet and dry garbage separately with collection
chambers.
 Rockery, Well and well structures, Plant Nursery, Water Pool, platform around a
tree,Fountain, bench, Chabutara with open top and unenclosed sides, Ramps,

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Compound wall,Gate, slide/ swing, Steps outside the buildings, Domestic working
place (open to sky),Overhead water tank on top of the building, Refuge area for high
rise buildings
 Telecommunication tower, antenna and allied activities.
 Atrium may be allowed in any type of building. Such atrium may be allowed to be
enclosed on top by transparent or opaque sheet.
 Open to sky terraces, top of podium, open to sky swimming pool on the top terrace
and top of podium with plant room.
 Structures permissible in recreational open space as per Regulation No.3.4.7.
 PERMISSIBLE PROJECTIONS IN MARGINAL OPEN SPACES

Permissible Structures in Margins Conditions

cornice, chajja, roof or weather shade (only side 0.75 mtr

margin)

Balconies Allowed as per 9.14

Ledge for Air conditioning unit 0.50 mtr x1.00 mtr

A canopy or porch Max 5.00 mtr x 2.00 mtr

roof top terrace level projection Max 30 cm

Accessory buildings like toilet block,parking Allowed subject to condition

garage,under ground tank,watchman cabin etc

Ramp for basement Allowed subject to condition

Fire escape staircase Allowed subject to condition

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Staircase mid-landing Allowed subject to condition

Architectural projections Allowed subject to condition

Cupboard Allowed subject to condition

 PROVISION OF RECREATIONAL FLOOR

In case of residential building having height more than 30 m., recreational floor may be allowed
subject to following –

i. the height of such floor shall be upto 4.5 m. and shall be open on all sides,
ii. such floor shall be used for recreational purpose/activities including construction of
swimming pool and shall be in addition to the recreational open space required as per
UDCPR,
iii. one such floor may be allowed at every 50 m. height, however, first floor may be allowed
after 30 m. height,
iv. such floor shall not be counted in FSI, however, ancillary constructions like changing
room, wash room, etc. shall be computed in FSI.

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CHAPTER VII

Higher FSI For Certain uses

 Higher F.S.I. is permissible for following uses with payment of premium.
 Education.
 Medical Institutions.
 Institutional buildings/ Banks.
 Starred category hotels (two star and above) Mega-Ultra Mega and Large Tourism
Project/Unit as per Maharashtra Tourism Policy-2016 or as amended from time to
time.
 Buildings of Government and Semi-Government Offices
 Religious Building
 Yatri Niwas
 Basic shelter for urban poor and Housing schemes developed for EWS / LIG
 Students' Hostel/ Working Women - Men Hostel / Dormitories.
 Higher FSI is available upto maximum potential of building as per road width and
premium ranges from 5% to 20%.
 Higher FSI For Certain uses
 Permissible higher FSI for the buildings shall be as per FSI Table; It shall be the
maximum permissible building potential according to road width minus Basic FSI.
 Instead of availing this higher FSI, the owner shall be entitled to avail only FSI/ TDR or
both to that extent.Higher FSI shall be on payment of premium
 In addition to above, other ancillary FSI as mentioned in notes below Table No.6 A and
6 G (whichever is applicable) shall also be applicable for these uses
 No Amenity Spaces as per Regulation No. 3.5 shall be required to be provided for the
uses mentioned in Table No.7A except residential development

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Sr. Road width in meter Basic FSI For Remaining Authority Area
No.
HIGHER FSI Max building potential
on plot
(5-3)

1 2 3 4 5

1 Below 9 m. 1.10 -- 1.10

2 9 m. and above but below 12

1.10 0.50 1.60
m.

3 12 m. and above but below

1.10 0.90 2.00
15 m.

4 15m. and above but below

1.10 1.00 2.10
24 m.

5 24 and above but below 30

1.10 1..20 2.30
m.

6 30 and above 1.10 1.40 2.50

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Higher F.S.I.

Table No. 7-A

Categories of the Basic FSI Additional FSI Rate of the Conditions if any,
other buildings Premium

1 2 3 4 5

A) Educational As per Maximum 5% a Provision of playground

Regulation Building shall be complied with as
i) Pre-primary
No. 6.1 or Potential limit as specified in these
School, nursery
6.3, per road width as regulations.
Kindergarten and
whichever mentioned in
Special Educational Provided that, it shall
is Table No. 6-A or
Institute for not be necessary to increase
relevant. 6-G (whichever is
Physically area of existing playground, if
relevant) minus
challenged/ any, when utilisation of
basic FSI.
Mentally ill. higher F.S.I. as otherwise
permissible in these
ii) Primary School --do-- --do-- 5%
regulations, is proposed on
iii) Other --do-- --do-- For upper floor of existing
Educational Charitable building.
Buildings including Institutions
Provided further that, in
boys/ girls / youth 10% and
case of existing building
hostels within 500 for private
wherein utilisation of higher
m. periphery from buildings
F.S.I. is proposed on the
the recognised 15%.
vacant land, area of
educational
playground shall not be less
institutions.
than 40% or the existing area

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of playground whichever is
minimum.

Provided further that, in

case of existing building
wherein utilisation of higher
F.S.I. on upper floors is not
possible and it is necessary to
expand the existing building
to accommodate number of
students, then in such
exceptional circumstances,
required area of playground
(and not existing) may be
permitted to be reduced,

b) Maximum height of
Educational building shall be
as per The Maharashtra Fire
protection and Life Safety
Measures Act, 2006

B) Medical As per Maximum For Maximum height of building

Institutions- Regulation Building Charitable for hospitals, sanatorium and
No. 6.1 or Potential limit as Institutions nursing homes, shall be as
Hospital, Maternity
6.3, per road width as 10% and per The Maharashtra Fire
Homes, buildings
whichever mentioned in for private protection and Life Safety
is Table No. 6-A or buildings Measure, Act, 2006.
relevant. 6-G (whichever is 15%.

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relevant) minus
basic FSI.

However,
maximum
building
potential shall be
considered as
3.00 subject to
Road width 18 m.
and above.

 Entitlement of FSI for Road Widening or Construction of New Roads / Surrender of

Reserved Land
 Additional FSI of the area required for road widening or for construction of a new road
proposed under the Development Plan /Regional Plan / Planning Proposal, and also
service road proposed to NH/ SH/ MDR/ ODR whether shown on plan or not are
permissible
 FSI generated against the surrender of land, shall be in proportion to the provisions
mentioned in Regulation of TDR and may be utilised on the remaining land within the
building potential mentioned in Table 6-A, 6-G and 6-H of Regulation No. 6.1, 6.3 and
6.4 respectively, whichever is applicable.

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CHAPTER -7

Higher FSI For Certain uses

 Higher F.S.I. is permissible for following uses with payment of premium.
• Education.
• Medical Institutions.
• Institutional buildings/ Banks.
• Starred category hotels (two star and above) Mega-Ultra Mega and Large Tourism
Project/Unit as per Maharashtra Tourism Policy-2016 or as amended from time to time.
• Buildings of Government and Semi-Government Offices
• Religious Building
• Yatri Niwas
• Basic shelter for urban poor and Housing schemes developed for EWS / LIG
• Students' Hostel/ Working Women - Men Hostel / Dormitories.
• Higher FSI is available upto maximum potential of building as per road width and premium
ranges from 5% to 20%.
• Permissible higher FSI for the buildings shall be as per FSI Table; It shall be the maximum
permissible building potential according to road width minus Basic FSI.
• Instead of availing this higher FSI, the owner shall be entitled to avail only FSI/ TDR or
both to that extent.Higher FSI shall be on payment of premium
• In addition to above, other ancillary FSI as mentioned in notes below Table No.6 A and 6
G (whichever is applicable) shall also be applicable for these uses
• No Amenity Spaces as per Regulation No. 3.5 shall be required to be provided for the uses
mentioned in Table No.7A except residential development

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Sr. Road width in meter Basic FSI For Remaining Authority Area
No.

HIGHER FSI Max building

potential on plot
(5-3)

1 2 3 4 5

1 Below 9 m. 1.10 -- 1.10

2
9 m. and above but below 12
1.10 0.50 1.60
m.

3
12 m. and above but below 15
1.10 0.90 2.00
m.

4
15m. and above but below 24
1.10 1.00 2.10
m.

5
24 and above but below 30 m. 1.10 1..20 2.30

6 30 and above 1.10 1.40 2.50

Higher F.S.I.

Table No. 7-A

Categories of Basic FSI Additional Rate of the Conditions if any,

the other FSI Premium
buildings

1 2 3 4 5

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A) As per Maximum 5% a Provision of playground shall be

Educational Regulation Building complied with as specified in these
No. 6.1 or Potential regulations.
i) Pre-
6.3, limit as per
primary Provided that, it shall not be
whichever road width as
School, necessary to increase area of
is relevant. mentioned in
nursery existing playground, if any, when
Table No. 6-A
Kindergarten utilisation of higher F.S.I. as
or 6-G
and Special otherwise permissible in these
(whichever is
Educational regulations, is proposed on upper
relevant)
Institute for floor of existing building.
minus basic
Physically
FSI. Provided further that, in case of
challenged/
existing building wherein utilisation
Mentally ill.
of higher F.S.I. is proposed on the
ii) Primary --do-- --do-- 5% vacant land, area of playground shall
School not be less than 40% or the existing
area of playground whichever is
iii) Other --do-- --do-- For minimum.
Educational Charitable
Buildings Institutions Provided further that, in case of
including 10% and existing building wherein utilisation
boys/ girls / for private of higher F.S.I. on upper floors is not
youth hostels buildings possible and it is necessary to
within 500 m. 15%. expand the existing building to
periphery accommodate number of students,
from the then in such exceptional
recognised circumstances, required area of
educational playground (and not existing) may
institutions. be permitted to be reduced,
b) Maximum height of Educational
building shall be as per The
Maharashtra Fire protection and Life
Safety Measures Act, 2006

Higher F.S.I.

Table No. 7-A

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Categories of Basic FSI Additional FSI Rate of the Conditions if any,

the other Premium
buildings

1 2 3 4 5

B) Medical As per Maximum For Maximum height of building

Institutions- Regulation Building Potential Charitable for hospitals, sanatorium and
No. 6.1 or limit as per road Institutions nursing homes, shall be as per
Hospital,
6.3, width as 10% and for The Maharashtra Fire
Maternity
whichever mentioned in private protection and Life Safety
Homes,
is relevant. Table No. 6-A or 6- buildings Measure, Act, 2006.
buildings
G (whichever is 15%.
relevant) minus
basic FSI.
However,
maximum building
potential shall be
considered as 3.00
subject to Road
width 18 m. and
above.

 Entitlement of FSI for Road Widening or Construction of New Roads / Surrender of

Reserved Land
• Additional FSI of the area required for road widening or for construction of a new road
proposed under the Development Plan /Regional Plan / Planning Proposal, and also
service road proposed to NH/ SH/ MDR/ ODR whether shown on plan or not are
permissible
• FSI generated against the surrender of land, shall be in proportion to the provisions
mentioned in Regulation of TDR and may be utilised on the remaining land within the
building potential mentioned in Table 6-A, 6-G and 6-H of Regulation No. 6.1, 6.3 and 6.4
respectively, whichever is applicable.

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CHAPTER – 8

Parking spaces
 Parking Spaces.
 Wherever a property is to be developed or redeveloped, parking spaces at the scale
mention in these regulations shall be provided
 Parking plan showing the parking & manoeuvring spaces shall be submitted as a part
of building plan.
 When addition are made to an existing building, the parking requirement shall be as
per additional area only , not to the whole building
 Location of parking spaces – In basement / stilts / podium / upper floors / covered or
uncovered spaces/ in separate building in a plot / lock-up garages.
 Height of stilts – Min. 2.4 m. from bottom of beam.In case for stack parking – height upto
4.5 m. amy be allowed )
 Marking of Parking Spaces-Parking spaces shall be paved and clearly marked for different
types of vehicles

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 Size of Parking space – (Table 8 A)

Sr. Type of Vehicle Minimum size of parking space

No.

1 Motor vehicle 2.5 m. x 5 m. (50% of prescribed space may be

of size 2.3 x 4.5 m.)

2 Scooter, Motor Cycle. 1.0 m. x 2.0 m.

3 Transport vehicle / Ambulance / Mini 3.75 m. x 7.5 m.

Bus.

 Manoeuvring and other Ancillary Spaces:

 parking space must have adequate vehicular access to street and shall be
exclusive of driveway, asels and such other provisions for adequate manoeuvring
 The width of driveway for motor vehicle and scooter, motor cycle shall be
minimum 3.00 and 2.oo mtr respectively

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 Composite Parking like –

 1 car + 2 scooters may be allowed,
 6 scooters' parking can be converted in 1 car parking

 Bus bay for schools / multiplex /malls/ assembly buildings / group housing.
 For these occupancies, being a special building, a bus bay of required size shall be
provided within premise or along main road on which plot abuts.
 This shall be applicable for housing scheme having more than 500 flats.

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 Ramp for parking in basement and upper floors

 At least 2 ramps of min. 3 m. width at opposite end & slope not more than 1: 8..
(for two-wheeler – 2 m.)
 Instead of 2 ramps, one ramp of 6 m. width (for two-wheeler – 4 m.) - allowed.
 In addition to above, the owner may provide car lift, if he so desires.
 in case of plot admeasuring 1000 sq. m. or less, only one ramp of 3 m. may be
provided for car / two wheeler parking or one ramp of 2 m. may be provided for
two wheeler parking minimum 2 Car lifts instead of Ramp..
 In case of plot admeasuring up to 2000 sq.m., one ramp of minimum 6 m. width
may be provided for car / two wheeler parking or minimum 2 Car lifts instead of
Ramp.
 Off-street parking requirement
 Off street parking requirement shall be based on Table No. 8B
 And multiplying factors mentioned in Table No.8C of Regulation No. 8.2.2 for
various cities/ areas.
 Total parking requirement for a building shall be worked out as per Table No. 8B,
and then factor mentioned in Table No.8C shall be applied to arrive at required
parking for a building.
 Off-street Parking Requirements
 Occupancy-wise requirements of number of car & scooters are given in Table 8 B.
(Sample Table is as given below.)
 Provision to be made as per the multiplying factor as given in Table 8 C.

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Occupancy Size of tenement Parking Spaces Required

Congested Non-Cong.
Area

Car Scooter Car Scooter

Residential For every tenement having carpet area 2 2 2 3

of 150 sq.m. and above.
Multi - Family
residential For every tenement having carpet area 1 2 1 3
equal to or above 80 sq.m. but less than
150 sq.m.

For every two tenements with each 1 4 1 5

tenement having carpet area equal to
or above 40 sq.m. but less than 80
sq.m.

For every two tenements with each 1 1 1 2

tenement having carpet area less than
40 Sq.m. but more than 30 sq.m.

For every two tenements with each 0 4 0 4

tenement having carpet area less than
30 Sq.m.

For every 40 seats. 4 16 4 16

For every 40 seats. 5 14 5 14

For every 100 sq.m. carpet area / lawn 1 5 1 5

area of fraction thereof.

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For every 200 sq.m. carpet area 1 5 1 5

 Parking requirement for various Planning Authorities (Table 8 C) -After calculating the
parking for entire building, multiplying factor below shall be applied.

Sr. Authority / Area Multiplying

No. Factor

1 Pune, Pimpri-Chinchwad and Thane Municipal Corporation area and 1.00

PCNTDA area.

2 Nagpur, Nashik Municipal Corporation area. 0.9

3 Other Municipal Corporations in MMR area except Thane M.C., 0.8

4 Remaining Municipal Corporations not covered at Sr. No. 1 to 3 and 5, 07

Metropolitan Area Development Authority / Area Development
Authority/ SPA area.

5 'D' Class Municipal Corporation area except at Sr. No. 3 0.6

6 'A' Class Municipal Council area. 0.6

7 'B' and 'C' Class Municipal Council area. 0.5

8 Nagar panchayat, Non Municipal Town Development Plan area and 0.4
areas in Regional Plan.

 Other notes--
 In case of residential bungalows having plot area upto 300 sq. m., parking space need
not be insisted separately.
 In the case of shops, row houses on plots upto 100 sq. m., parking space need not be
insisted.

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 Mechanical/Hydraulic / Stack parking may be allowed to meet the parking

requirement
 Parking space more than 50 % over and above the Required parking space , shall be
liable for payment of charges at the rate of 10% of land rate mentioned in the ASR .
 Such charges shall be recovered on the area covered under car / scooter parking over
and above the requirement. However, for public semi-public, hotel, hospital,
educational buildings, such charges shall not be leviable.

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CHAPTER: 10

ACCOMODATION RESERVATION AND TRANSFERABLE DEVELOPMENT RIGHTS (

TDR )
The use of lands situated within the limits of Planning Authority which have been reserved for
certain purpose in the Development Plan, shall be regulated in regard to type and manner of
development/ redevelopment according to the provisions mentioned in following Table No.11A.
When owner is allowed to develop a reservation, he should have exclusive ownership/ title of
the land without any restriction under any other Act or Regulations in force.
 For development of every Reservation – following options are provided in regulation
Option 1-Development of entire reservation
Planning Authority / Appropriate Authority – can acquire the land & develop AND use there
selves or lease out on conditions or
Owner is allowed to develop entire reservation & maintain it for the same public purpose, on
conditions.
Option 2-Development of part reservation
Owner is allowed to develop reservation partly & hand it over free of cost to Authority and part
remaining area is developed by owner/developer
 When Owner – allowed to develop his remaining land partly…
 Owner shall have to construct a building for amenity on his plot partly and handover it
free of cost to the Authority then, he is entitled for development of remaining land with,
̶ Permissible FSI as per adjoining zone.
̶ Full potential of plot permissible.For FSI and potential calculation – his entire plot area
under reservation before handing over, shall be considered.
̶ Construction Amenity TDR is permissible for the construction handed over to Authority.
̶ Generation of TDR is permissible for unutilised in-situ FSI.
̶ Owner should follow the specifications, designs and conditions as may be prescribed by
the Authority.
Note 1- For every reservation Percentage of plot & construction to be handed over to
authority, shall be as given below :-

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Reservation Type of Authority land construction

Commercial, A, B, C Class Municipal 40 50

Corporations and
Health Facility,
Development Authorities
Transportation,
Residential,
Assembly & Institutional,
D Class Municipal 40 25
Public-Semi public, Corporations &

Other Buildable A Class Municipal Councils.

Reservations

B & C Class Municipal Councils 30 20

and Nagar Panchayats.

Truck Terminus or A, B, C Class Municipal Corporations and 40 10

Similar Development Authorities

D Class Municipal Corporations & A Class 30 7

Municipal Councils.

B & C Class Municipal Councils and Nagar 20 5

Panchayats.

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Bus Stand A, B, C Class Municipal Corporations and 50 20

Development Authorities

D Class Municipal Corporations & A Class 40 15

Municipal Councils

B & C Class Municipal Councils and Nagar 40 10

Panchayats

Education A, B, C Class Municipal Corporations and 40 50

Development Authorities
(for PS & HS – Min.
handover area -
2000 sq.m.) D Class Municipal Corporations & A Class 40 40
Municipal Councils.

B & C Class Municipal Councils and Nagar 40 30

Panchayats.

Reservation Type of Authority land construction

2 3 4 5

Open Reservation likeGarden, Play For all Planning 70 -

Ground, Children PG, Open Space, Authorities
Recreation
Ground, Recreational Park etc
(G & PG – Min handover area-1000
sq.m.)

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Parking (No land sharing) For all Planning - 100

Authorities

 Other Conditions
 The owner shall be entitled for Amenity TDR against the construction of amenity.
 If owner desires to construct area of amenity more than what is mentioned in above table
with the consent of the Authority, then he shall be entitled for amenity TDR to that extent.
 If area of reservation not adequate to construct independent building OR when it is not
possible to handover individual plot with construction - Authority may allow composite
building on said land subject to premium @ the rate 40 % of said land rate
 Regulations of Inclusive Housing, Amenity Space – Not applicable under AR construction.
Regulation of Recreational Open Space - Applicable
 there shall be no cap for utilization of available in-situ FSI/and TDR potential of the entire
plot on the remaining plot.
 The portion/location designated for respective reservation is continued to be in said
reservation and rest of land on which residential/commercial development permission is
granted is deemed to be converted into residential/ commercial zone to the extent of
that area.
 This regulation shall not be applicable for development of Amenity Space to be provided
as per Regulation No. 3.5 in residential development and and Regulation No. 4.8.1.(I to
R)

53.1 TRANSFERABLE DEVELOPMENT RIGHTS ( TDR )

 Transferable Development Rights (TDR) is compensation in the form of Floor Space
Index (FSI) or Development Rights which shall entitle the owner for construction of built-
up area.
 lands under various reservations for public purposes including roads and road widening
etc.
 lands under any deemed reservations
 development or construction of the amenity

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 lands under any new road or road widening proposed under MM ACT
 Applicable to above reservations in proposed in Draft or Final Development Plan ;

SR. Description of Land Quantum Of TDR

NO.

1. For surrender of the gross Non-congested 2 times the area of

area of the land which is Area surrendered land.
subjected to acquisition

Congested Area 3 times the area of

surrendered land

2. Site Development not Non-congested Are 1:1.85

carried out. /or is not
desirable Congested Area 1:2.85

3 reservation in area having total legal 50% of TDR generated as prescribed

impediment / constraint on construction above.
or development like CRZ / Hazardous
zone / Low Density zone,

4 for Bio Diversity Park reservation in case 8 % of gross area

of Pune DP

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In situ FSI- Above entitlement may also be applicable to the compensation paid in
the form of FSI to the owner to be utilised on unaffected part of same land parcel
and in such cases the procedure of DRC shall not be insisted.)

Sr No. Description of Land Quantum Of TDR

6 TDR for construction If any person, with the consent of the authority,
of Road constructs D.P. road by obtaining development rights /
consent of the other owners whose land is covered under
the D.P. road, then such person may be entitled for
construction amenity TDR subject to –
i) This provision shall only apply to construction of new
road proposed in the Development Plan.
ii) One end of road should meet other existing public
road.
iii) The specifications for construction of road shall be as
decided by the Authority.

SR.NO. Utilization of TDR

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1 Utilization of (TDR ) To be permitted on receiving plot shall be governed by the

TDR. formula given below:-
Formula: X = (Rg / Rr) x Y
Where, X = Permissible Utilisation of TDR/DR in sq.m. on receiving
plot
Rg = Rate for land in Rs. per sq.m. as per ASR of generating plots
in generating year
Rr = Rate for land in Rs. per sq.m. as per ASR of receiving plot in
generating year
Y = TDR debited from DRC in sq.m.

SR.NO. Utilization of TDR

2 TDR i)The total maximum permissible built-up area and utilisation of

Utilization on (TDR) on receiving plot shall be, as per Regulation No. 6.1, 6.2
Road width. and 6.3.
ii) The quantum of maximum permissible TDR loading shall
include minimum 30 % and maximum 50% slum TDR/ URT/
Amenity TDR (wherever applicable). If such TDR is not available,
the other TDR may be used.
iii) The utilisation of (TDR) shall be permissible by considering
Gross Plot Area excluding area affected by reservations or
deemed reservation, if any.

3 Infrastructure No infrastructure improvement charges shall be paid for

improvements utilisation of TDR.
charges

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FSI Non Congested Area:

Sr. Road width in meter Basic For Remaining Authority Area
No. FSI

FSI on Max Max

payment permissible building
of TDR loading potential
premium on plot

1 Below 9 m. 1.10 -- -- 1.10

2
9 m. and above but below 12
1.10 0.30 0.30 1.60
m.

3 0.30
12 m. and above but below 15
1.10 0. 60 2.00
m.

4 0.30
15m. and above but below 24
1.10 0.70 2.10
m.

5 0.30
24 and above but below 30 m. 1.10 0.90 2.30

6 30 and above 1.10 0.30 1.10 2.50

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SR.NO. Utilization of TDR

4 Areas  Agricultural/ No Development/ Green zone/ Green

Restricted from Belt/ Regional Park/ HTHS Zone and Bio Diversity Park
Utilisation of reservation in the Development Plan.
Transferable
 Area within the flood control line i.e. blue line
Development
(prohibitive zone) as specified by Irrigation
Rights (TDR)
Department.
 Coastal regulation zone.
 Area having developmental prohibition or restrictions
imposed by any notification issued under the
provisions of any Central/State Act (like CRZ
regulations, Defense restriction areas, etc.) or under
these regulations
 Koregaon Park area in Pune Municipal Corporation
area.

RESERVATION CREDIT CERTIFICATE (RCC)

The reservation credit certificate is a certificate specifying the amount of compensation in

lieu of handing over of reserved land to the Corporation and shall be issued by the Authority.
The amount mentioned in this credit certificate may be used for payment of various charges
like development charges, premium, property tax, infrastructure charges etc. to the authority
from time to time till exhausting the amount mentioned therein.

RCC shall be issued subject to the following conditions.

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i) The authority shall acquire the land under reservation in lieu of RCC only when it is
immediately required for development or creation of amenity or services or utilities.
ii) Such certificate shall not bear any interest on the amount mentioned therein and shall be
transferable.
iii) The amount of compensation to be paid to the owner shall be as per the provisions of the
relevant Acts dealing with land acquisition as amended from time to time
iv) The land to be handed over to the Corporation shall be free from all encumbrances and
procedure laid down in TDR regulations shall be followed.

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CHAPTER 13: SPECIAL PROVISIONS FOR CERTAIN BUILDINGS

 Provisions for Barrier Free Access For abled persons
 Installation of Solar Assisted Water Heating (SWH) System/ Roof Top Photovoltaic (RTPV)
System
 Rain Water Harvesting
 Grey Water Recycling and Reuse
 Solid Waste Management
PROVISION FOR BARRIER FREE ACCESS
 These regulations are applicable to all buildings and facilities used by the public such as
educational, institutional, assembly, commercial, business, mercantile buildings
constructed on plot having an area of more than 2000 sq.m. It does not apply to private
and public residences.
ACCESS PATH /WALK WAY
 Site development Level of the roads, access paths and parking areas shall be described in
the plan along with specification of the materials.
 Access path from plot entry without any steps.
 Slope, if any, gradient not greater than 5%.
 Selection of floor material ( Guiding Floor Material) shall be made suitably to attract or to
guide visually impaired persons.
PARKING
 Surface parking for two car spaces shall be provided near entrance.
 Guiding floor materials shall be provided or a device, which guides visually impaired
persons with audible signals,The information stating that the space is reserved for wheel
chair users shall be conspicuously displayed
Building requirements
 Approach to plinth level( by Ramped Approach or by Stepped approach -Every building
should have at least one entrance accessible to the differently abled and shall be indicated
by proper signage. i) This entrance shall be approached through a ramp together with the
stepped entry device that emits sound to guide visually impaired ii) In case there is a
difference of level, slope ways shall be provided with a slope of 1:12. iii) Hand rails shall
be provided for ramps/slope

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 Corridor connecting the entrance/exit for the handicapped can be provided to visually
either by a person or by signs, shall be provided i) Guiding floor materials or ways.
 Stair-ways-One of the stair-ways - near the entrance / exit for the differently abled shall
be provided
 Lift-provision of at least one lift shall be made for the wheel chair user
 Toilet -One special W.C. in a set of toilets shall be provided for the use of differently abled
with essential provision of washbasin near the entrance for the handicapped.
 Drinking Water-Suitable provision of drinking water shall be made for the differently
abled near the special toilet provided for them.
INSTALLATION OF ROOF TOP PHOTOVOLTAIC SYSTEM(RTPV ) & SOLAR ASSISTED WATER
HEATING SYSTEM (SWH )
 SWH or RTPV systems shall be mandatory in all types of buildings to be constructed on
plot area of more than 4000sq.m.
 All such buildings where SWH/RTPV are to be installed will have open sunny roof area
available for the installation of SWH/RTPV.
 The roof loading adopted in the design of such building should be at least 50 kg. per sq.m.
for the installation of SWH/RTPV.
 At least 25% of the roof area shall be utilized for installation of the SWH/RTPV system.
 Precaution should be taken that architectural elevation treatment should not cast shadow
on terrace space.
 All such new buildings installed with SWH shall have an installed hot water line from the
rooftop and insulated distribution pipelines to each of the points where hot water is
required in the building.
 RAIN WATER HARVESTING:
 The provision for Rain Water Harvesting shall be made for :-
 a) All the layout open spaces/amenity spaces of housing societies and new constructions/
reconstruction/ additions on plots having area not less than 500 sq.m. shall have one or
more RWH
 b) The owner/society of every building shall ensure that the Rain Water Harvesting
System is maintained in good condition for storage of water for nonpotable purposes or
recharge of groundwater at all times.

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 c) The Authority may impose a levy of not exceeding Rs.1000/- per annum for every
100sq.m.of built-up area for the failure of the owner of any building mentioned in the (a)
above to provide or to maintain Rain Water Harvesting structures as required under these
regulations.
 d ) Details of harvesting the rain water drawn from terrace and paved surface is given in
schedule attached to this regulation.
 GREY WATER RECYCLING AND REUSE
 For Layout Approval/Building Permission- In case of Residential layouts, area
admeasuring 10000 sq.m.or more, in addition to 10 % open space, a separate space for
Graye Water Treatment and Recycling Plant should be proposed in the layout. This may
be proposed in Amenity space
 Group Housing/Apartment Building- In case of Group Housing scheme or a multi-
storeyed building having 100 or more tenements,Grey Water Recycling Plant should be
constructed. In case of EWS/ LIG tenements, this shall be provided for tenements 150 or
more.
 Educational, Industrial, Commercial, Government, Semi-Government Organizations,
 Hotels, Lodgings etc.- For all above buildings having built-up area 1500 sq.m. or more or
if Water consumption is 20,000 litre per day whichever is minimum, then provision for
Waste Water Treatment Plant is applicable.
 Hospitals-Those Hospitals having 40 or more beds, Waste Water Recycling Plant is
applicable.
 Vehicle Servicing Garages-All Vehicle servicing garages shall ensure that the Waste Water
generated through washing of vehicles is treated and recycled back for the same use .
 Other Hazardous uses-All other Establishments/ Buildings where chances of Waste Water
generated containing harmful chemicals, toxins are likely and where such water cannot
be directly led into municipal sewers, the concerned Competent Authority may direct the
Owners, users of such Establishments, Buildings to treat their Waste Water.
 Incentive- The Owner/Developer/Society setting up and agreeing to periodically maintain
such Grey Water Treatment and Recycling Plant entirely through their own expenditure
shall be eligible for an incentive in the form of fiscal benefits in Property Tax to the extent
of 5% to Tenement holder/Society.
 Penalty Clause- Any person/ Owner/ Developer/ Organization/ Society violating the
provisions of these bye- laws, he shall be fined Rs.2,500/- on the day of detection and if
the violation continues, then he shall be fined Rs.100/- for every day as concrete action
after written Notice from Authority.

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 If any person/ Owner/Developer/ Organization/ Society fails to operate as determined by

the Authorised Officer of the Authority and from the observations of test results and/or
physical verification) the Recycling plant, then he will be charged a penalty of Rs.300/- per
day and disconnection of Water connection also.
SOLID WASTE MANAGEMENT
It shall be mandatory for:-
i) Housing complexes, Commercial establishments, hostels, hospitals having aggregate built-up
area more than 4,000 sq.m. or more.
ii) All three star or higher category hotels.
 To establish a dedicated Solid waste management system to treat 100% wet waste being
generated in such buildings.
 The treatment of wet waste shall be done through an organic waste composters/
vermiculture pits or other similar technologies of suitable capacity installed through
reputed vendors.
 The disposal of dry waste, e-waste, hazardous waste shall be carried out through
authorised
 recyclers or any other system as specified by the Authority

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CHAPTER 14: SPECIAL PROVISIONS /SCHEMES / POLICIES

 Redevelopment of Old Dilapidated / Dangerous Building.
• Any building which has declared dangerous or dilapidated or unsafe by or under a
lawful order of the Authority or building having age of more than 30 years, shall
be allowed .
• A) Redevelopment of multi-dwelling buildings of owner / society. - FSI allowed
for redevelopment of such buildings shall be FSI permissible under Regulation No.
6.1 or 6.3, or the FSI consumed by the existing authorized building whichever is
more. In addition to this, 10% incentive FSI shall be allowed. In case of buildings
belonging to EWS / LIG group, 10% incentive FSI or 10 sq. m. built up area per
tenement, whichever is more, shall be allowed as incentive FSI.
• Rehabilitation Area Entitlement - such rehab tenement shall be entitled for
minimum carpet area of 27.87 sq.
• This regulation is republished for allowing 30% incentive FSI.
B ) Redevelopment of Tenanted Buildings
 FSI allowed for redevelopment of such tenanted buildings shall be FSI permissible under
Regulation No. 6.1 or 6.3, or the FSI consumed by the existing authorized building
whichever is more. In addition to this, 50% incentive FSI shall be allowed on rehab
component.
 Rehab area shall be the authorisedly utilised area or 27.87 sq.m. carpet area per
tenement whichever is more
 The new building may be permitted to be reconstructed in pursuance of an agreement to
be executed on stamp paper by at least 51% of the landlord/ occupants in the original
building
 PROTECTION OF FSI IN REDEVELOPMENT OF EXISTING BUILDINGS
 For redevelopment or reconstruction of existing buildings, the FSI to be allowed shall be
FSI permissible under Regulation No.6.1 or 6.3,or the FSI consumed by the existing
authorized building including TDR, premium FSI etc., whichever is more. (Such TDR,
Premium FSI etc. utilised in existing building shall be treated as authorisedly consumed
FSI entitled for redevelopment.)
 DEVELOPMENT OF PUBLIC TOILET
 If any person constructs public toilet prescribed by the Authority on authorities land,
preferably on ground floor, he may be granted Amenity TDR against the constructed area
as per regulation of Transferable Development Rights.

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 If owner constructs such amenity on his own land, he shall also be entitled for aforesaid
benefit of construction amenity TDR alongwith additional 50% TDR thereon as incentive,
plus TDR of land occupied by such structure along with appurtenant land. In such case,
the said structure along with land shall be transferred, to the Authority with proper
approach.
 Development of Housing for EWS / LIG
 In Residential Zone-
If the owner constructs the housing for EWS/ LIG in the form of tenements of size up to 50 sq.m.
built-up area on his plot, then he shall be allowed FSI of maximum building potential at the rate
of 15% of ASR , provided that 40% tenement shall be of built-up t area not more than 30 sq. mt.
 In Agriculture Zone-
The housing scheme mention above shall be permissible in Agriculture Zone with FSI of 1.00 with
approach road 9 mtr
The responsibility of development of infrastructure shall lie with the owner / developer
 For RP area –
The above schemes shall be applicable for Regional Plan area mutatis mutandis.
 Pradhan Mantri Awas Yojana
 For D.P. Area.
 For Developable Zone.
 Maximum building potential as per road width subject to 2.5 basic FSI. For building
potential above 2.5, premium FSI or TDR or both can be utilised for the permissible
uses.
 10% of the basic FSI for Commercial is allowed.
 Commissioner / CO to verify feasibility of providing basic infrastructure like
electricity, water supply, sewage required for the project.
 On-site infrastructure to be provided by project proponent.
 Carpet area not more than that decided by State Government in respect of
EWS/LIG housing.
 Amalgamation of two or more tenements are not allowed.
 All other guidelines as per PMAY.
 For Agricultural Zone.

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 Minimum width of road 9.00 m. and FSI 1.00 on gross plot area
 Pradhan Mantri Awas Yojana
 For R.P. Area.
 For Mumbai Metropolitan Regional Plan area
 Permissible in U-1, U-2 / Urbanisable Zone with
 Maximum building potential as per road width subject to 2.5 FSI.
 10% Commercial allowed.
 Other zones - minimum width of road 9.00 m. and FSI 1.00 on gross plot area
 For Other Regional Plan Areas -
 Permissible within 2 k.m. distance form the boundary of Municipal Corporation
and 1 k.m. the boundary of Municipal Council / Nagar Panchayat – with same
provisions as in case of DP area.
 Transit Oriented Development (TOD)
• For Pune Municipal Corporation area.
– FSI permissible 2.00 to 4.00 according to road width and plot area.
– Premium to be charged for FSI above permissible under the UDCPR.
• For Pune Metropolitan Region Development Authority area.
– Same as per PMC regulations.
• For Nagpur Municipal Corporation and Nagpur Metropolitan Region Development
Authority.
– Existing regulations applicable.
• For other Municipal Corporations and other Metropolitan Region Development
Authority area.
– Same as per PMC regulations.
 Development of I.T. Establishment
For Municipal Corporation , Area Development Authority and Special Planning Authority area.
Additional 200% FSI, Premium 20%.
This provision is also applicable for Municipal Council, Nagarpanchayat, Non Municipal Town,
Development Plan Area and Regional Plan Area with some variation in premium rates.

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 Regulation for Development of biotechnology Park

Biotechnology Park/Unit shall be certified by the Department of Industries
Minimum Area requirement is 0.80 hector and 20000 sq ft proposed built up area
Biotechnology Park/Unit allowed in Industrial zone and in Agricultural zone
FSI for unit in Industrial zone is as per regulation of Industrial zone
FSI for unit in Agricultural zone is 0.20
Additional FSI 100% on and above base FSI is allowed on payment of premium @ 25%
Sharing of premium shall 25% to Govt. and 75 % to Authority
 Incentive for Green Buildings
• Green buildings shall be entitled for incentive FSI as below.
─ GRIHA Three star/ IGBC Silver / LEED silver or equivalent rating - 3% incentive FSI
on basic FSI.
─ GRIHA Four star/ IGBC Gold/ LEED Gold or equivalent rating - 5 % incentive FSI on
basic FSI.
─ GRIHA Five star/ IGBC Platinum / LEED Platinum or equivalent rating - 7% incentive
FSI on basic FSI.
─ Minimum GRIHA Three star/ IGBC Silver / LEED silver or equivalent rating for
construction projects shall be mandatory for all buildings belonging to
Government, Semi- Government, local bodies and public sector undertakings.
─ Incentive FSI will be awarded after pre-certification from the empanelled agency.
This FSI shall be exclusive of the limits specified in this UDCPR.
 Buildings of Smart Fin-Tech Centre.
• This provision is applicable for smart fin-tech center located in Resi./Comm. / lnd zone
and approved by Directorate of IT
• Additional FSI 200 % on and above base FSI is allowed on charging premium of 30 %.Such
recovered premium is shared as 50-50% between Planning Authority and Government
• This additional FSI is allowed on plot having minimum 18 mtr road width and approved
by committee headed by PS (IT) and representatives from Finance, Industries and U.D.
Department
• Maximum FSI shall not exceeds 3.00 and For plots on road width 24 mtr and more
maximum FSI shall not exceeds 4.00

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• No amenity space required for plot up to 2.00 hector

• All other parameter shall be applicable as per approved fin-tech policy by IT department

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FSI in FSI in
Policy Green Residential
Backdrop Salient features
Version Zone of Zone of RP
RP Area Area
Attracting foreign Global FSI, 10%
direct investment, of the Residential
encouraging FSI for tenements
2005 0.5 1.0
private sector for of up-to 40 Sq.mt.
development of size
Township
Learnings – Allowing
0.5 + 0.10
1.0 + 0.20 ITP as Dormitory economic
for
for Town, Lack of activities,
EWS/LIG
EWS/LIG affordable Incentive FSI for
(without
(without housing stock, no social housing
Premium)
2014 Premium) + additional (EWS/LIG),
+
Premium incentive for Additional FSI
Premium
FSI for Townships of on payment of
FSI for
bigger bigger areas. premium scaled
bigger
Township with size of the
Township
township.
Additional FSI for ITP allowed in
Industries, almost all
1.0 on Educational on suitable zones on
payment payment of payment of
of 1.0 + 0.20 premium, Smart premium,
Premium for cities, Ease of Economic
+ 0.20 for EWS/LIG doing business, Activities (20%
EWS/LIG (without Right to services- of the total FSI)
2016 (without Premium) + More flexibility, is allowed in
Premium) Premium terms of built-up
+ FSI for area on 10% of
Premium bigger land.
FSI for Township Smart
bigger township
Township parameters
introduced,
time-limits

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specified,
procedure
simplified.
1.0 + 0.20 High initial Premium to be
1.0 + 0.20
for investments paid is reduced to
for
EWS/LIG required by the half,
EWS/LIG
(without proponents. Permissibility in
(without
Premium) case of certain
2018 Premium) +
+ lands allowed
Premium
Premium subject to NOC
FSI for
FSI for from respective
bigger
bigger Department.
Township
Township

 Requirements of Site
• Any suitable area having area of 40 hect. (100 Acres) or more at one place which is one,
contiguous, unbroken and uninterrupted.
• if area is 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, if
necessary connecting roads or bridges are constructed as per site requirements at his
own cost with due permission from concerned authorities.
 Integrated Township area may also include;-
• Lands in afforestation zone which is not a forest land and subject to no construction
being allowed on land having slope more than 1:5.
• 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.
• Tribal land subject to permission granted under MLR code,
• Government lands allotted to project proponent subject to clause 13.2.
• Grant of Government land: - The Government land/s within the project area may be
granted to the project proponent subject to maximum 10% of the total area under
Township.
d) Private forest land only after necessary permission under the provision of Forest
Conservation Act, 1980.

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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 buffer zone of National Park, Eco-sensitive
Zone, flood line / flood zone restricted to maximum 40% of total area under ITP.
 Subject to following restrictions
Restriction on development - No construction 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.
• However, such lands may be used for Plantation, Park, Garden purposes, access road to
township development with minimum cutting and other users as otherwise permissible
in respective Regional Plan / Development Plans.
 Requirements of Site
• The ITP Area shall not include the area under:-
a) Notified forest, (excluding the private forest land subject to NOCs 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) Defense 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.
• Requirements of Site
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.

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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 declaration 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.
• The project proponent/s 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/s or Power of Attorney (PoA) for such development
and disposal, on behalf of land owner/owners).
 F.S.I.
• The FSI of such lands shall be permissible 1.0, if premium is paid by the project proponent.
The FSI is to be calculated on Gross Plot Area under Master Layout Plan without
deducting any areas under the slopes within HFL, etc.
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, in such cases the Agricultural land rate for such land will be
decided by referring the matter to the Inspector General of Registration. Thereafter the
premium will be calculated by considering the land rate given by IGR in such cases.
Out of total premium
10% - Locational Clearance,
10% - letter of Intent,
20 % - sanctioning of Master Layout Plan
60% - four equal installments per year and subject to interest as per Prime Lending Rate. (PLR)

Type of Zone Premium

Charges

A Afforestation Zone, Hill Top & Hill Slope Zone as shown on Regional 15 %
Plan / Development Plan.

B Public / Semi-public Zone, Industrial Zone, TH & LP 8%

c Agriculture/ No Development Zone/G1 zone / Low Density 10 %

Residential Zone / Buffer Zone of ESZ and other zones excepting at
Sr. No. a & b above.

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 Additional FSI for Bigger Townships

• Additional FSI 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.
Additional FSI in lieu of construction of tenements for social housing shall be permissible as
prescribed in Clause 9, without charging premium.
Flexibility to utilize the maximum permissible built-up area as prescribed above, anywhere in the
area under sanctioned Master Layout Plan.

Area under Township Additional built-up area on payment of premium

40 hec. and up to 200 Hector. Up to 70 % of basic permissible FSI

More than 200 hec. and up to 500 Up to 80 % of basic permissible FSI

Hector

More than 500 Hector Up to 100 % of basic permissible FSI

 Social Housing:- Not to be counted in F.S.I., No Premium.

• Total Area of ITP = 40 Hect.
• Area under Residential (Minimum 60% of Total Area) = 24 Hect.
• Social Housing Component (15% of 24 Hect.) = 3.6 Hect.
• Built-up Area under LIG tenement (75% of 3.6 Hect.) = 2.7 Hect
• Built-up Area under EWStenement (25% of 3.6 Hect.) = 0.9 Hect
• 1/3 tenements of LIG as well EWS to be kept as rental Housing Tenements
(Area to be specified by MHADA)

 Social Housing Allotment

Upon intimation, by the proponent MHADA within a period of six months, by following lottery
system.

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Mhada to prepare the list of the allottee and forward to the Project Proponent/s.
The project proponent shall dispose of such housing tenements to the allottees at the
construction cost mentioned in ASR applicable of the year of disposal (date of occupancy
certificate) plus 25% additional cost.
Out of this 25% additional cost, 5% shall be paid to MHADA towards administration charges.
If the allottees fails to deposit the amount within specified time limit, then the allotment shall
stand cancelled and MHADA can give fresh names of allottees from waiting list within one
month.
if the MHADA is unable to provide the list, 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.
Every Occupation Certificate for the regular tenements shall be granted only along with the
Occupation Certificate in proportionate with Social Housing component.
Amalgamation of such Social Housing tenements shall not be permitted in any case.
The purchaser of tenement to deposit 10% of the construction cost of tenement, at the time of
occupation, with the Project Proponent/s as one-time maintenance.
Process & Timelines
 Location Clearance by State Govt in consultation with DTP- 90 days-valid for 2 yrs
 Letter of Intent by Collector- 45 days-valid for 2 yrs.
 Master Layout Plan approval by Collector in consultation with Divisional. JDTP - 10 days
for reference, 2 months for Divn,1 month for Collector
 Approval to building Plan by branch office- 30 days.
 Plinth checking by branch office-Certificate not necessary, if as per approved plan, if
rejected – demolition and action against proponent and architect
 Occupancy Certificate by Collector in consultation with branch office - 10 days for
reference, 1month for branch, 1 month for Collector
 Various amenities to be provided for ITP of 40 Hect. –
• Gardens and Parks – 5% of Master layout area
• Play Grounds – 7.5% of Master layout area
• Sector layout open space - 10% of (Sector Area – Roads in Master Layout and Town level
amenity spaces excepting economic activities)

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• Combined Schools - 5000 sq.mt. plot with 5000 sq.mt. built-up.

• Play Ground attached to school – 7 sq.mt per student.
• Community Health Care Facilities – Plot area 1000 with built-up area 1500sq.mt.
• Community Market - Plot area 1000 sq.mt.
• Vegetable Market - Plot area 1000 sq.mt.
• Public Assembly Facilities – Town hall / Auditorium + Library – 5000 Sq.mt.
 Economic Activities – Market, Multiplex, Mall, IT & IT enabled services, SEZs, Essential
Shopping, Recreational Centers, Trade & Commerce, Education, Hospitals, Non-polluting
industries, Service Industries, Entertainment, Tourism, Star Category hotels, Convention
Centers, Gymnasiums, Workshop, Hostel etc…
Minimum Plot Area – 40000 Sq.mt. with 80,000 sq.mt. built-up area.
 Public Utilities-
• Fire brigade – 3000 sq.mt.
• Sewage Waste Management Projects – 4000 sq.mt.
• Cremation / Burial Ground – 2000 sq.mt. Each.
• Bus Station / Transport Hub – 3000 sq.mt.
• Police Station – 1000 sq.mt. (not required if available in 1 km area)
• Electric Sub-Station, Other Public utilities, Public Parking Facilities, Solid Waste
Management – As per requirement
 Transport & Communication:-
• i) The entire area of the project shall be well-knitted with proper road pattern, taking
into consideration the linkages with existing roads within the project and outside area as
well. All such roads shall be developed by the Project Proponent/s as per standard
prescribed by the Indian Road Congress.
• ii) The width of the -
─ Classified Road should not be less than as may be prescribed by concerned public
authority;
─ Main / Arterial / Ring Road should be minimum right of way of 18 mt.
─ 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.

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─ Network of cycle track in entire Township area of minimum width of 3 meter shall be
provided without clashing the vehicular traffic.
iii) It may be permissible for Project Proponent/s, to realign the Regional Plan Roads, and earlier
existing roads passing through the project area, without changing the entry and exit points of
such roads.
─ All the Regional 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):
 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.
The requirements prescribed above for items (g) are for Master Layout area up to & inclusive of
200 Ha. It shall be increased or decreased proportionately and may be proposed at one or more
locations, as per requirements.
Smart Township Parameters
 Develop or tie up with agency -the Efficient and timely public transportation system up to
nearest station,
 Intelligent traffic management, non –vehicle street zones, smart parking, Energy efficient
street lighting ,encouragement to Non-motorised transport,
 Continuous unobstructed 2m wide footpath on either sides of roads of ROW 12 m more
 Network of 3m or more wide dedicated and physically segregated cycle track in entire
Township
 At least 10% energy requirement to be met by non-conventional energy sources, use of
solar water heating system, solar lamps and pumps, rain water harvesting, recycling of
used water, double plumbing pipeline
 Effective security and safety with CCTV surveillance, centrallised control room, broad
band connectivity to all residences, online grievance redressal system, citizens
participation in decision making about common issues,
 Urban design concept plans,e-DCR for bldg plans,3D maps on GIS for utility services
network, emergency response centre for all infrastructural facilities
 Real time environmental monitoring, Green building norms for the infrastructure as per
guidelines under Smart City.
 General Stipulations

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• Development of basic infrastructure and amenities shall be completed by the Project

Proponent/s to the satisfaction of the Collector either for whole or as per phases, of the
project.
• It shall not be mandatory for the Project Proponent/s to provide Amenity Space as
otherwise required as per regulation of Regional Plan / Development Plan, if any.
• The Project Proponent/s shall plant indigenous trees at the rate of at least 150 trees per
ha. and maintain it properly.
• All the amounts of scrutiny fees, charges, premium etc. payable to the Government shall
be deposited with the concerned Branch office of the Town Planning.
• The Project Proponent/s 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.
• Developer shall complete the Special 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 the all infrastructure (internal street light, roads etc.) up to the
completion of the ITP project.
• Within such period or till the authority is formed as per clause no.12.9, the concession in
property tax levied by the respective Grampanchayat or the respective Planning Authority
shall be 66% of normal rate as prescribed under the Grampanchayat Act or under
Maharashtra Municipal Council, Nagar Panchayat and Industrial Town ship Act 1965 or
Maharashtra Municipal Corporation ACT. Such property tax shall be levied from date of
Occupancy Certificate.
• Respective Grampanchayat / Planning Authority shall provide mandatory provisions like
Birth and Death Registration Certificate etc. for the same period in such ITP.
• The utilities like fire brigade, police station / chauki etc. shall be handed over to the
nearest respective Authority at the terms and condition decided by the respective
authority.
• It shall be mandatory for the Project Proponent/s to provide appropriate width of road to
the land not owned by the project proponent which is surrounded by the Township Area
• Special Concessions:-

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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.
2. Grant of Government land: - The Government land/s, if surrounded or adjacent by the lands
owned by the Project Proponent/s, may preferably be granted to the Project Proponent/s, 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.
3. Concession in Stamp Duty:- For the purchase of land by project proponent for township area
or for the first transaction from Project Proponent/s 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.
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/s under this Regulation.
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/s for purchasing agriculture land for Integrated Township under this Regulation.
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
D:\Pune Desk\Policy Matters\STP\Notification.doc 26 be applicable to the Project Proponent/s
for development of Integrated Township Project under this Regulation.
7. Exemption from scrutiny fee:- The amount of scrutiny fee shall be exempted to the extent of
50% of the normal rate for building permission under Integrated Township Project.
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.
 Transition Policy

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• It shall be permissible for the Project Proponent/s, 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 before 26/12/2016.
─ Continue such Special / Integrated Township Project under the erstwhile regulations
under which LC is granted without considering these regulations.
─ 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.
─ 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 been granted or not been granted,
it shall be permissible for the Project Proponent/s 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.
 Appeal: -
• Anyone aggrieved by an order passed under prevailing byelaws may within forty days of
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.
 Control by the State Government –
• Director of Town Planning M.S Pune is authorised on behalf of Government to monitor
the Township Project and submit his report once in six months to Government.
 ITP for DP area
Share of local / planning authority.
─ 2% of gross area shall be handed over free of cost to the authority for
development of city level facilities.
Base FSI of such 2% land shall be made available to the applicant on remaining.
This area shall be accessible by major road and shall not contain hill slopes.

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CHAPTER – 15 REGULATIONS FOR SPECIAL ACTIVITIES / PLANS

Quarrying Operations –
The quarrying and mining operations shall be only at specific locations decided by the competent
authority. The development permission shall be granted subject to production of order to carry
out these activities from the revenue authority concerned under the Minor Minerals Act and NOC
of the MPCB.
No quarrying shall commence until the excavation plan is also approved by the Director of
Geology and Mining, Government of Maharashtra.
No Quarrying and crushing shall be permitted if a highway or public road having width of 30m.
or more, railway line or any human settlement is located within 200m. from the quarrying site.
However, for quarrying with blasting operations, the distance shall be at least 500 m.
Erection of Mobile Towers – As per the norms of Department of Telecommunication /
Information Technology or concerned Department of the Central / State Government.
 Preparation of Local Area Plan –
• A local area plan may consist of detail provisions than that of development plan
addressing the local requirements of the area.
• The Authority may prepare such plan consisting of planning requirement at micro level,
local area specific regulations, urban design etc.
• The local area plan shall be prepared by following procedure similar to that of section 33
of the Maharashtra Regional and Town Planning Act, 1966. After approval to this plan by
the State Government, it shall come into force.
• In the event of provisions of local area plan not consistent with UDCPR, the provisions of
local area plan shall prevail.
 Guidelines for Street Design in City / Town.
 The authority shall ensure complete design of street to attract more users,
─ have provisions for pedestrian and cyclist,
─ increase retail activities,
─ to provide relevant street furniture and signage,
─ plant trees,
─ make provisions for proper illumination,
─ have provisions for underground utilities,

Assistant Town Planner Exam