03-GENERAL



CHAPTER –III

GENERAL

Zoning Regulations.—

(1) In the Development Plan various Land Use Zones (LUZ) are indicated with their specific boundaries and these land use zones shall be regulated in accordance with the provisions of the Zoning Regulations prescribed in the Development Plan. Except as otherwise provided, no structure or land hereinafter shall be used and no structure shall be erected, re-erected or altered unless its use is in conformity with the zoning regulations and the provisions of these rules. In cases where a layout plan of land has been approved and various plots of land under such layout have been assigned specific land uses, then the same shall be adhered to unless any such use falls under prohibited category specified in the zoning regulations for that LUZ. All places of worship, temples, churches, mosques, burial and cremation ground as existing prior to coming into operation of Development Plan shall be exempted from being treated as non-conforming uses, provided that continuance of such uses are not detrimental to the locality as decided by the concerned Authority from time to time for consideration of such cases. Provided that construction of aforesaid activities undertaken after coming into operation of any development plan shall be deemed as non-confirming use if the use is in violation of the development plan and zoning regulations. For all non-confirming land uses, no expansion shall be permitted. At the time of redevelopment, existing zoning regulations shall be followed.

Restriction on Permission.

 (1) Without prejudice to any other stipulation in these rules, no permission to construct a building on a site shall be granted,—

(i) in areas of natural waterways or drains, as detailed in the Development Plan, and drainage plan as modified from time to time;

(ii) if the orientation of such building is not in harmony with the surroundings, as may be decided by the Art Commission;

(iii) if the use to which the site is proposed to be put does not conform to the Land Use Zones as earmarked in the Development Plan or uses as earmarked in the approved layout plan;

(iv) if the building is to be constructed over or under a municipal drain, sewerage line, electrical line, water main, any other Government or public land, or public utility services;

(v) if the foundation of the external wall along a street is located at a distance less than 0.5 meters from the edge of the street or road margin including the drain;

(vi) if all Structural Plans are not prepared taking into account, the Seismic Zone of the area.

Distance from Electric Lines.—

As provided in clause-6.4 of the National Building Code of India, no verandah, balcony or the like shall be allowed to be erected or reerected or any additions or alterations made to a building within the distances mentioned in Table No.2 below in accordance with the provisions made under the Electricity Act , 2003 between the building and any overhead electric supply line:

Table No. 2: Minimum distance from the electric line
Sl.
No.
Type of voltage line Vertical distance in
meters
Horizontal distance in
meters
(a) (b) (c) (d)
1 Low     and     medium     voltage  lines
and service lines
2.5 1.2
2 High     voltage     lines     up     to     and
including 11,000 Volt
3.7 1.2
3 High  voltage  lines  above 11,000  volt
and up to and including 33,000 Volt
3.7 2.0
4 Extra high voltage line  beyond 33,000 Volt 3.7
(Plus  0.3  meters  for every additional 33,000  volts  or  part
thereof)
2.0
(Plus 0.3 meters for every additional 33,000 volts  or part
thereof)

Plantation.

(1) Provision for plantation shall be given at the rate of minimum one tree per every 80 square meters of plot area for plot sizes more than 100 square meters and planted within the open spaces of the plot. Note.— The existing trees within the plot shall be considered for this purpose. Where trees need to be cut, compensatory plantation for felled trees in the ratio 1:3 (i.e., planting 3 trees for every 1 tree that is cut) within the premises shall be done and maintained. Choice of species for plantation on site and abutting the road to be adopted as per section 8 of the Urban Greening Guidelines, 2014. At least 50% of the open spaces shall be pervious and use of grass pavers, paver blocks with at least 50% opening, landscape would be considered as pervious surface

Means of access.

 (1) Every building or plot shall abut on a public or private means of access like streets, roads of duly formed of width as specified in the National Building Code of India. In no case, development of plots shall be permitted unless it is accessible by a public or private street of width not less than 6 meters, unless specified otherwise. In case of institutional, administrative, assembly, industrial, mixed-use and other non- residential and non-commercial activities, the minimum road width shall be 12 meters. In case of a private road, which gives access to one or more buildings, the owner of the said private road shall develop the road and storm water drain as required by the Local Authority and transfer the same to the Registered Residents’ Welfare Association for maintenance: Provided that if such road is required by a local authority for development of a public thoroughfare then the same shall be transferred to it by way of a deed of gift by the Registered Residents’ Welfare Association.

Minimum setbacks for low risk buildings.—

(1) The minimum setbacks permissible in a given size of plot for low risk building shall be as mentioned in Table No.3 below:

Table No. 3: Minimum setbacks for low-risk buildings
Sl. no Plot size Min Front setback Total cumulative Front and rear Setback Total cumulative side Setbacks
(a) (b) (c) (d) (e)
1 Upto 115 Sq.m
(Upto 1200 Sq.ft)
1.0 m. 0 m
2 above 115 -170 sq.m
(1200 - 1800 Sq.ft)
1.0 m. 2.0 m. 0 m
3 above 170 –225 sq.m
(1800- 2400 Sq.ft)
1.0 m. 2.0 m. 1.5 m
4 Above  225  sq.m  and  upto  500 Sq.m
(≅  above  2400  Sq.ft  and  upto 5300 Sq.ft)
1.5 m. 3.0 m. 3.0 m.

The width of a required setback on any one side shall be maintained for the entire length of that side and cannot alternate from one side to the other.

Minimum setbacks and maximum ground coverage for other than low risk buildings.— (1) For other than low risk buildings, the open spaces around the building and ground coverage shall be as given in Table No. 4 below:

Table No. 4: Minimum setbacks and maximum ground coverage for other than low-risk buildings
Sl. no Height of the building (in meters) Minimum Setbacks on all sides
(in meters)
Maximum permissible Ground Coverage
(%age of total plot area)
(a) (b) (c) (d)
1 Upto 12 2
2 More than 12 & less than 15 3
3 15 and upto 18 4.5 50%
4 More than 18 & upto 40 6 40%
5 More than 40 9 30%
Note: In case of high-rise buildings the exterior open space around a building for a width of 7.5 meters shall be kept unbuilt except where the open space requirement is less than 7.5 meters, the entire specified open space shall be kept unbuilt. It shall be constructed of hard surface capable of taking load of fire engine weighing up to 45 tonnes.

In case of Assembly buildings, the open space in front shall be not less than 12 meters and the other open spaces around the building shall not be less than 6 meters:

Provided that, in specific assembly buildings where higher setback is prescribed in the National Building Code of India or Indian Standard (IS) Code or any other law for the time being in force governing such building activities then the higher prescribed setbacks shall be provided in such buildings:

Provided further that the front open space shall be relaxed upto 6m. in buildings with total assembly area of 1000 Sq. m.

For Storage and warehousing buildings, in case of plots up to 500 square meter area, the open spaces around the building shall not be less than 3 meters and for plots of more than 500 square meters area, the open spaces around the building shall not be less than 6 meters;

In case of Industrial buildings, the open spaces around the building shall not be less than 4.5 meters for heights up to 15 meters, with an increase of 0.25 meter for every increase of 1 meter or fraction thereof in height; In case of Hazardous occupancies, the open spaces around the building shall not be less than 6 meters;

In case, the height of the special buildings specified under sub-rule (2) to (5) requires a higher set-back under sub-rule (1), then the provisions of higher setback shall be applicable for such special buildings.

Open Space between buildings.—

(1) In case of Apartment or housing projects, the minimum distance between the buildings shall not be less than 1/3rd of the height of the taller building and the minimum width of internal road shall be 6 meters. In all other cases, the width of such open space between the buildings on a plot shall be the setback specified in rule 32 and 33 for the tallest building subject to a minimum of three meters. Floor Area Ratio.—

(1) The Floor Area Ratio (F.A.R) for all category of buildings shall be decided on the basis of the road width on which the plot and site abuts as specified in Table No.5 below:

Floor Area Ratio.

 (1) The Floor Area Ratio (F.A.R) for all category of buildings  shall be decided on the basis of the road width on which the plot and site abuts as specified  in Table No.5 below:

Table No. 5: FAR as per existing road width
Sl. no Road width (in meters) Base FAR Max permissible FAR
(a) (b) (c) (d)
1 Up to 6 1.50 1.50
2 6 or more & less than 9 1.75 2.00
3 9 or more & less than 12 2.00 3.00
4 12 or more & less than 18 2.00 4.00
6 18 or more & less than 30 2.00 5.00
7 30 or more & less than 60 2.00. 6.00
8 60 and above 2.00. 7.00

For residential or commercial buildings on plot size of 115 Sq.m (≅ 1200 Sq.ft) or less and building height of maximum 10 meters shall be permitted without any FAR limitation: Provided that, if the building height on such plot exceeds 10 meters, then the provisions specified in Table No.5 shall be applicable. 

The Authority shall allow use of FAR beyond Base FAR on production of TDR certificate or on purchase of FAR (purchasable FAR), provided that the total FAR shall be limited to the maximum permissible FAR available on the plot.

Additional 25% F.A.R. above the maximum permissible FAR shall be allowed for projects taken up in the Transit Oriented Zone or Mixed Use Zone, subject to following conditions, namely:—

(i) the plots/ project site abut roads having width of 18 meters or above;

(ii) plot size is more than 2000 square meters;

(iii) this FAR will be available over the Base FAR on production of TDR certificates or on payment of charges which are equivalent to charges prescribed for purchasable FAR;

(iv) the on-site infrastructure shall be provided by the developer for zero-discharge of sewage, waste water and storm water within the site and provide  infrastructure within the site for waste segregation and 100% composting of organic waste

For optimum utilisation of available urban land and infrastructure which has been developed and to achieve compact development, the Authority may prescribe, by notification, standards of minimum intensity of development in terms of minimum FAR that shall be used for one or any category of following plots:

(i) All projects on Government land in consultation with the State Government.

(ii) On specific streets or zones or areas within the municipal limits. 

FAR shall not include,

(i) Basements or cellars and space under a building constructed on stilts and used as a parking space, and air conditioning plant room used as accessory to the principal use;

(ii) electric cabin or substation, watchman booth of maximum size of 10 square meters with minimum width or diameter of 1.732 meters, pump house, garbage shaft, space required for location of fire hydrants, electric fittings and water tank, society room of maximum 12 square meters;

(iii) projections and accessories buildings are specifically exempted from the open space or setback requirement;

(iv) staircase room and lift rooms above the topmost storey, architectural features, and chimneys and elevated tanks of dimensions as permissible under the National Building Code of India;  

Note.—The area of the lift shaft shall be taken only on one floor;

(v) service Floor shall not be counted in FAR if it adheres to the provisions of these rules; and

(vi) the space in stilt in the building constructed for EWS housing and used for community facility without enclosures.

Transferable Development Rights.—

(1) Where a scheme has not been notified under rule 4 of Odisha Transferable Rights Rules, 2015, the Authority shall issue TDR certificate, if a part of the plot proposed for development is required for widening or further extension of existing roads or drains proposed in the Development Plan or the said road or drain is under implementation: 

Provided that, the aforesaid land shall be surrendered to the Authority for the award of TDR certificate and the Authority shall issue the TDR Certificate to the applicant as per the general terms and conditions for issuance of Transferable Development Rights, prescribed under rule 3 of Odisha Transferable Rights Rules, 2015: 

Provided further that, in such case, the applicant may apply for issue of TDR certificate in Form-IV appended to these rules, instead of Form-I of OTDR rules, 2015 and the same shall be deemed to be applied under OTDR rules, 2015 and all other provisions of OTDR rules, 2015 shall be applicable, except sub-rule (1) to (5) of  rule 4 of Odisha Transferable Development Rights Rules, 2015. 

In case, a part of the land proposed for development is affected by proposed roads or drains in the development plan and where provisions of sub-rule (1) is not applicable, then the applicant shall submit an undertaking in Form-V, to surrender the land to the Authority or local body or agencies of Government, as and when required by the Authority and to keep the said land undeveloped: 

Provided that, the undertaking shall accompany a clear sketch showing the portion of the land in respect of which the undertaking is given and also enclose the photos of the stakeholder(s), Power of Attorney Holder(s), as the case may be, with identification document.

In case of sub-divisional layouts, where the land reserved for roads and open spaces is required to be surrendered to the local body, subject to provisions specified in Table No. 6 below, the applicant shall be entitled to be issued TDR certificate, after development of the roads, open spaces and public utilities in all respect and after mutation of land so surrendered in the name of the local body and issue of Record of Right: 

Provided that the applicant shall apply for issue of TDR certificate in Form-IV appended to these rules along with the copy of the registered deed of gift and copy of Record of Right issued after mutation and the same shall be deemed to be applied under OTDR rules, 2015 and all other provisions of OTDR rules, 2015 shall be applicable:  

Provided further that sub-rule (1) to (6) and  (8) to (13) of  rule 4 of Odisha Transferable Development Rights Rules, 2015 shall not be required to be followed, in such cases: Provided also that, the provision of sub-rule (1) of rule 3 of OTDR rules, 2015 shall be superceded to the extent provided under this rule. 

Table No. 6: TDR incentive for roads and open spaces provided in the sub-division layout
Sl.
No.
Category of land reservation Award of TDR  amount
(in terms of FAR for the surrendered plot)
(a) (b) (c)
1 Roads with minimum RoW of 12m 0.10
2 Roads with minimum RoW of 18m 0.20
3 Roads with minimum RoW of  24m and above 0.30
5 Organised Open Spaces of minimum width not less than 10 meters on any side and contiguous area of not less than 500 Sq.m 0.20
Note: The applicant shall show the area and length under each type of road in tabular format with proper indexation in the layout plan, to be eligible to avail the TDR certificate.

In Transit Oriented Zones and Mixed Use Zones, notified under the overlay rules, TDR incentive equivalent to FAR of 2.00 shall be awarded for the area surrendered towards the land under public open space, setback area and through block linkage.

Off Street Parking Space.—

(1) In all buildings including Apartment buildings, Housing Projects, Hotels, Restaurants and Lodges, business buildings, commercial buildings

Institutional buildings like hospitals, educational buildings like schools and colleges, high rise building or complexes and in all other non- residential buildings, provision shall be made for parking spaces as per the requirements as given in the Table No. 7 below: 

Table No. 7: Off Street Parking Space for Different Category of Occupancies
Sl.
No.
Category of building/ activity Parking area to be provided
as percentage of total built- up area towards FAR
(a) (b) (c)
1 Multiplexes, Shopping Malls,  Cinema Halls,  Kalyan Mandaps 60
2 Banquet Halls, Auditorium, Stadium, Sports Complex, Gymnasium, Convention Halls and clubs 50
3 Restaurants, Lodges, Local Retail Shopping, Convenience Shopping, Banks, Commercial and Corporate Office, Mercantile Buildings like shops/stores/ market display and sale of mercantile either wholesale or retail stores, IT / ITES Complexes, Hotels, Community Centres 40
4 Residential  Apartment  buildings,  Housing Project, Guest Houses, Dharmasalas, Hostels, Work-cum-Residence, Lodging, Boarding, Institutional  and  Industrial  Buildings. 30

Note.—  (i) Parking to be provided at ground level, Basement or stilt floor. Permissible services in these areas shall not be accounted for parking;

(ii) Two wheeler parking space equal to the required number of four wheeler parking spaces shall be provided in commercial and public & semi-public buildings and atleast 10% of the total number of such two wheeler parking space shall also include space for bicycle parking. The bicycle parking space shall be equipped with bicycle parking rack, to which parked bicycles can be securely attached.

(iii) For residential apartments and housing projects, for the dwelling units in EWS/LIG category; parking requirement shall be calculated at minimum of 10% of total built-up area of such dwelling units; and

(iv) For residential apartments and housing projects, for the dwelling units in MIG category; parking requirement shall be calculated at minimum of 25% of total built-up area of such dwelling units.

(v) Mandatory parking shall not be required to be provided, in case of residential buildings having 4 dwelling units or less and 20% parking space shall be provided, in case of residential buildings, exceeding 4 dwelling units and up to 8 dwelling units.

(vi) Surface parking for differently abled persons for all buildings specified under rule 46 shall be provided as per the provisions prescribed in Annexure-X

The parking spaces may be provided in for all schemes and which shall be— (i) in Basements or cellars; or (ii) on stilt floor; or 

(iii) on open parking area; or (iv) exclusive multi-level parking; or (v) on roof top parking in case of commercial, IT, ITES and Corporate building; or (vi) a Stacked or Multi-level or Automated parking; or (vii) in a combination of any or all of the above.

Note.— For parking purposes, single basement shall be allowed in case of plot size of 500 square meters or more, and multiple basements shall be allowed in case of plot size of 1,000 square meters or more. The roof top parking with car lift shall be allowed only in case of plinth area or roof area of 2,000 square meters or more. For other than parking purposes, single basement may be allowed in plot size of less than 500 square meters also subject to a maximum of 50% of the covered area.

Parking spaces shall be paved and clearly marked and signages specifying the same shall be placed conspicuously for different type of vehicles, namely, 4 wheeler, 2 wheeler, bicycle, e-vehicle, physically challenged

Off-street parking spaces shall be provided with adequate vehicular access to a street and the area of drives, aisles and such other provisions required for adequate manoeuvring of vehicles.

All open parking shall be constructed with permeable material and provisions of Rain Water Harvesting and ground water recharging shall be provided for such parking area.

If the total off-street parking space required under these rules is provided by a group of property owners at a place for their mutual benefit, such parking spaces may be construed to have met the off-street parking requirement, subject to the approval of the Authority and if the Authority decides to develop such parking spaces, the cost of the development shall be proportionately charged from the property owners according to their share in such parking space.

Garage with locking facilities shall be included in the calculation of floor space for determining the requirement of parking space, unless this is provided in the basement of a building or under a building constructed on stilts with no external walls. 

The parking spaces to be provided shall be in addition to the open spaces (setback) required around a building under these rules and parking may be provided in the front open space and other side open spaces without reducing the clear vehicular access way to less than 6.0 meters and 7.5 meters, respectively, for non-high rise and high rise buildings.

Misuse of the area specified for parking of vehicles for any other purpose shall be summarily removed or demolished by the Authority. 

For parking spaces in basements and upper storey of parking floors, at least two ramps of minimum 3.6 meters width or one ramp of minimum 5.4 meters width and in maximum 1:10 slope shall be provided and such ramps may be permitted in the side and rear setbacks after leaving 6 meters space for movement of fire-fighting vehicles and access to these may also be accomplished through provisions of mechanical lifts. 

Up to 10% of basement or stilt may be utilized for utilities and non-habitation purpose like A/C plant room, Generator room, Electrical installations, laundry. 

At least 20% of the parking in housing Projects, apartment buildings shall be earmarked for visitors and such parking facility shall be open to all visitors.

Every building except a residential building having less than four dwelling units will have parking space earmarked for ambulance, fire tender and physically challenged persons and such spaces shall be clearly indicated by painting the purpose for which the parking space is reserved. ]

In respect of Apartment Building, on plot area up to 750 square meters, the parking requirement shall be deemed to be met if the entire stilt floor is left for parking.  

Note.— WC/Toilet facility may be provided for watch and ward in the stilt floor.

Apart from use of basement for services, parking or storage, it may be used for other activities like library, Study Room, Games Room and Laundry only in case of Residential and Institutional Buildings.

Double envelope stilt floor may be allowed to be constructed over the entire plot area leaving 3 meters from the boundary of the premises subject to following conditions, namely:— (i) at least 6 meters wide passage all around shall be provided on the roof of the top most envelope stilt floor for movement of fire tender and the access to the top of stilt floor should be provided through ramp of maximum 1:10 slope; (ii) in case where separate entry and exit to the stilt top is provided, the width of the ramp should be at least 3.6 meters and in case single ramp is provided, it shall not be less than 5.4 meters; and (iii) the slab over which the fire tender shall move, must be capable of taking load of fire engine, fire vehicle of at least 45 tonnes.

The Competent Authority may also prescribe guidelines for integrating off-street parking facilities with City Level Smart Parking Management System, if any.

To cater to requirements of charging for electric vehicles, minimum 30% of parking spaces of new developments in the following types or a mix of the following types shall have facilities to enable Electric Vehicle charging points and such points shall be shown clearly in the building plan with proper indexation. (a) Parking spaces in projects more than 1 acre;  (b) Parking spaces in high-rise buildings;  (c) Parking spaces in multi-level car parking (MLCP) projects:  Provided that the Authority may change the minimum requirement of 30% of parking spaces for EV charging facility in accordance with relevant policy of the Government.

The Competent Authority, as and when required, may direct the owner to install and operationalize the Electric Vehicles charging facilities as per the locations shown in the 

building plan and the technical, operational and any other requirements for such Electric Vehicles charging facility shall be as per guidelines notified by the Authority, from time to time.

Interior open space

(1) At least one side of all the rooms intended for human habitation, if such room does not abut on the front or the rear or the side setbacks, shall abut on an interior open space whose minimum dimension shall be 3 × 3 meters, in cases of buildings up to a height of 12 meters and in cases where the height of the building is more than 12 meters, the width of the interior open space shall be increased at the rate of one meter for every additional 3 (three) meters height.  Explanation.— For removal of doubt it is hereby declared that this provision shall be applicable to all categories of buildings, including residential, apartment, commercial, institutional, administrative, assembly.

For ventilating the spaces for water closets and bathrooms ventilation shafts shall be provided with size and specifications as provided in the National Building Code of India.  

Height exemption of a building.— The following appurtenant structures shall not be included in the height of the building, namely:— (i) roof tanks and their supports (with support height not exceeding 1 meter);

(ii) Ventilating, air conditioning, lift rooms and similar service equipments;

(iii) stair cover ( mumty) not exceeding 3.0 meter in height;

(iv) chimneys, parapet walls and architectural features not exceeding 1.2 meter in height; and

(v) height of the ceiling of the upper basement roof not exceeding 1.5 meter from the average surrounding ground level.

Exemption in open space

(1) Every open space provided either in the interior or exterior in respect of any building shall be kept free from any erection thereon and shall be open to the sky and no cornice, roof or weather shade of more than 0.75 meter in width shall overhang or project over such open space.

A portico of up to 2.5 meters width and 4.6 meters length with a minimum height of 2.4 meters from the plinth level may be permitted within the side setback.  

A garage is permissible at the rear end of side open space where no openings are located on the side and rear boundary: Provided that access to the top of the portico or garage shall not in any way affect the privacy of the neighbouring plot. 

The portico provided as above shall not rest on the boundary wall and shall be open to provide through access to the rear: Provided that where the portico is not a cantilevered one and supported by pillars, the area shall be included in the FAR.

A guard room, electric cabin, sub-station, area for generator set, ATM of area less than 10 square meters may be allowed in the open space, provided no exemption shall be allowed on minimum setback area. 

Basement or Cellar

(1) Basements or cellars shall not be permitted in low lying area and areas without adequate drainage facilities to ensure drainage from the basement and basement shall not be allowed in flood prone areas. 

Construction of basements or cellars may be allowed by the Authority in accordance with the provisions contained in the development plan applicable to the concerned area.

The basements or cellars shall only be put to the following uses, namely:— (i) storage of household or other non-combustible materials; (ii) strong room, bank cellars; (iii) installation of air-conditioning equipments and other machines used for service and utilities of building; and (iv) Parking places.

Individual residential and small commercial buildings (plot size maximum 500 square meters) may have one basement.

Maximum two basements or cellars may be permitted to be constructed leaving the prescribed setback and open space applicable to the building.

In case of apartment or housing projects or commercial or corporate and IT or ITES buildings, the basements may be allowed to be constructed under the entire plot area leaving 3 meters space from the boundary of the premises subject to  the following conditions namely:— (i) in all such cases the owner has to indemnify the Authority against any damage caused by him to the adjacent property in the format given in Form-III; and (ii) the portion of the basement projecting out of the building line shall flush with the ground.

The basements shall be used exclusively for parking or services or storage

The basement shall fulfil the following requirements; namely:—

(i) every basement shall be in every part, at least 2.5 meters in height from the floor to the soffit of the roof slab or ceiling;

(ii) adequate ventilation shall be provided for the basement and the standard of ventilation shall be the same as required by the particular occupancy according to regulations; any deficiency may be met by providing adequate mechanical ventilation in the form of blowers, exhaust fans (one exhaust fan for 50 square meters of basement area), air conditioning system;

(iii) the minimum height of the ceiling of upper basement shall be 0.90 meters and the maximum, 1.5 meters above the average surrounding ground level:  

provided that, in case of parking, mercantile or business occupancy at ground floor, minimum height of the ceiling of the basement maybe 0.3 meters above  the average  surrounding ground level subject to mechanical ventilation being provided;

(iv) adequate arrangement shall be made, so that surface drainage does not enter the basement;

(v) the walls and floors of the basement shall be water-tight and be so designed that the effect of the surrounding soil and moisture, if any, are taken in to account in design and adequate damp proofing treatment is given;

(vi) the access to the basement shall be separate from the main and alternative staircase providing access and exit from higher floors shall be provided and where the staircase is continuous in the case of buildings served by more than one staircase, the same shall be of enclosed type serving as a fire separation from the basement floor and higher floor;

(vii) open  ramps  shall  be  permitted  if  they  are  constructed  within  the building line subject to provision of clause (iv); and

(viii) the ramp providing access to basement to be used for parking shall have a gradient not steeper than 1:10 and this shall not obstruct the clear vehicular and pedestrian movement around the building including movement of fire tender (6 meters). 

Provision of Lift.

(1) Lift shall be provided for buildings above 10 meters height in case of apartments, Housing Projects, commercial, institutional and office buildings: Provided that provision of lift for EWS/LIG houses in Apartment or Housing project building with a height less than 15 meters shall not be insisted upon. 
 
Lift shall be provided for residential buildings at the rate of one lift for twenty dwelling units, or part thereof, and for non-residential buildings at the rate of one lift per one thousand square meters, or part thereof of built-up area per floor. 

Note.— The dwelling unit or built-up area, as the case maybe, on the ground floor and two upper floors shall be excluded in computing the above requirement. 

At least one lift in every building block shall be a stretcher lift. 

Notwithstanding anything contained in these rules, in case of building with 21 meters or more in height, at least two lifts shall be provided.

All lifts shall be inspected or cause to be inspected at least once a year by the agency designated by the Authority including through any outsourced agency.

In case of car lift for roof top parking, there shall be at least two car lifts for 2000 square meters of roof area and there shall be addition of one car lift for every 1000 square meters of roof top parking area and fraction thereof. 

Mezzanine

(1) Mezzanine floor may be permitted above any floor in all types of buildings up to an extent of one-third of the actual covered area of that floor which shall have a minimum height of 2.2 meters. All mezzanine floors shall be counted toward FAR calculation.

Heritage Zone

(1) The Authority may notify the Heritage Zones in consultation with the Archaeological Survey of India, State Department of Archaeology, Urban Local Body and the Art Commission”:

Provided that, the Authority with prior approval of the Government may also prescribe specific heritage zone regulations in respect of the planning and building standards, urban design guidelines, form based code, street design guidelines, signage guidelines, value capture financing and any other matter as may be required for the development of heritage zones and the provisions specified in such regulations shall supercede the provisions prescribed under these rules: 

Provided further that the Authority with prior approval of the Government may also prepare heritage management plan for any heritage zone delineated in the development plan or notified under this rule.

Conservation of buildings, artifacts, structures, areas and precincts of historic or aesthetic or architectural or cultural significance (Heritage buildings and heritage precincts) or natural features of environmental significance shall be taken up by the Urban Local Body in accordance with the relevant rules or regulations or instructions in-force.

The Handbook on Conservation of Heritage Buildings, 2013' published by Central Public Works Department, Ministry of Urban Development, Government of India, shall be referred to before taking up any building construction activity within the heritage precincts or streets or in the vicinity of notified heritage zones.

The, Authority may prescribe guidelines from time to time, for any building construction activity undertaken in the areas referred to in sub-rule (3). 

The Authority may, by notification, prescribe TDR for plots within prohibited area of protected monuments. 

Coastal Regulation Zone.—

Land use and Buildings falling under the coastal zone shall be governed by the Coastal Regulation Zone (CRZ) Notification, New Delhi, vide No. SO 19(E) dated 6.1.2011 and its amendments and replacement from time to time. 

Barrier free access for the physically challenged differently abled person, elderly and children.—

(1) To promote universal and barrier free access for persons with disabilities, the owner of all buildings and facilities used by the public such as educational, institutional, assembly, commercial, business, mercantile buildings and Housing Projects constructed on plots having an area of more than 2000 square meters excluding private residential buildings, shall make provisions as per the guidelines in 'Handbook on Barrier Free and Accessibility, 2014', published by Central Public Works Department (CPWD), Ministry of Urban Development, Government of India.  
The provisions mentioned at Annexure-X shall also be adhered to in such buildings. 

Rainwater harvesting system.—

(1) Provision of rain water harvesting is mandatory for all sizes of plots, which are more than 100 square meters in area including open spaces.  

Detailed technical specification for selection of appropriate rainwater harvesting system has been provided in Annexure-V.

the provisions for rainwater harvesting in various building categories as given in Table No.8 below: 

Table No. 8: Rainwater Harvesting provisions for various building categories
Sl.No Category / Use Provisions to be Made Other Conditions
(a) (b) (c) (d)
1 Residential Plotted Housing
  New Proposals Construction of Rainwater Harvesting Structure Emphasis on both storage and reuse
2 Housing Projects
  New Proposals i.       Construction of Rainwater Harvesting Structure
ii.      Concrete paving to be avoided and permeable materials to be used for all open parking spaces
Indicate the system of Storm Water Drainage, Rainwater Harvesting System and Recharge Well
3 Public and Semi Public Buildings
  All Proposals i.   Shall have Rainwater Harvesting System and Storage
ii.     Shall have Recharge pits
Emphasis  on  both  storage  and reuse
4 Commercial / Mixed Use
  All Proposals i.      Construction of Rainwater Harvesting System
ii.      Soft landscape provisions and open spaces with percolation pits.
iii.      Common Treatment plan to be part of the integrated development
Indicate the system of Storm Water Drainage, Rainwater Harvesting System and Recharge Well.
Emphasis on both storage and reuse.
5 Industrial
  All Proposals i.     Construction of Rainwater Harvesting System
ii.     Soft landscape provisions and open spaces with percolation pits.
iii.     Use of abandoned bore
Indicate the system of Storm Water Drainage, Rainwater Harvesting System and Recharge Well.
Provision to be made not to inject contaminated water into recharge structures in
    wells for recharging of ground water
iv.     Common Treatment plan to be part of the integrated development
industrial areas.
Care to be taken to keep such structures away from sewer lines, septic tanks, soak pits, landfill and other sources of contamination.
6 Other Proposals Similar as above Similar as above

Recharging of ground water is mandatory for all types of buildings having a plot area more than 225 square meters and above.  

The ground water recharge shall also be mandatory for open spaces like parks, parking, plazas and playgrounds.

The dimension of recharging pits or trenches shall be at least 6 cubic meters for every 100 square meter of roof area. 

Inspection of Rainwater Harvesting system shall be done before issuing Completion Certificate or NOCs for the structures.

Rooftop Solar Energy Installation.—

(1) Norms for Rooftop PV systems Installation: All residential plotted housing with plot area of 300 square meters and above, educational, institutional, commercial, industrial, mercantile and recreational buildings having plot size of 500 square meters and above and all housing projects shall be installed with a minimum generation capacity of 5% of the connected load or 20 W/sq.ft. for available roof space, whichever is less.

All building of the category as mentioned in the Table No.9 below may provide Solar Water Heating System and Solar Roof Top System: 

Table No. 9: Norms for Rooftop PV systems Installation
Sl No. Category of building Standard for determination of capacity
(a) (b) (c)
1 Solar Water Heating System:
(a) Hospital 10 ltr. /bed
(b) Hotels 5 star 15 ltr. /room
(c) Hotel other than 5 star 10 ltr./bed
(d) Police/Army/Barrack 200 LPD
(e) Canteen/Messes 200 LPS
(f) Hostel (School, Colleges and other Institutions where hot water is needed). 10 ltr./student
(g) Laboratory and Research Institutions 100 LPD
(h) Residential Structures:
(Plinth area 200 square meters or above)
100 LPD/flat
(i) Guest Houses/Banquet Hall/Circuit House 200 LPD
2 Off Grid/Grid connected Solar Roof top System:
(a) Individual household or above
(Plinth area more than 300 square meters).
Minimum 500 watt
(b) Hotel Five star Minimum 5 KWp
(c) Other hotels Minimum 2 KWp
(d) Commercial building
(Covered area more than 500 square meters)
2 KWp

Installation of Solar Water Heating System,—

(i) In case of new buildings, clearance of plan for the construction of such buildings of the categories mentioned in Table No.9 above shall only be given if they have a provision in the building design itself for an insulated pipeline from the rooftop in the building to various distribution points where hot water is required and such building must have a provision for continuous water supply to the solar water heating system and shall also have open space on the rooftop, which receives direct sunlight and the load bearing capacity of the roof shall be at least 50 kg per square meter;

(ii) all new buildings of the above said categories must complete installation of solar water heating systems before obtaining necessary license to commence their business;

(iii) Installation of Solar Assisted Water Heating Systems in the existing building shall be mandatory at the time of change of use to the category mentioned in Table No.9 above, provided there is a system or installation for supplying hot water;

(iv) Installation of Solar Assisted Water Heating Systems shall conform to BIS specification IS 12933 and the solar collectors used in the system shall have BIS certification mark;

(v) Wherever hot water requirement is continuous, auxiliary heating arrangement either with electric or oil of adequate capacity can be provided.

Water re-use and recycling.

All building having a minimum discharge of 10,000 litres and above per day shall incorporate waste water recycling system and the recycled water shall have to be used for horticultural purposes.

Provision of Public Washroom complexed

(1) In order to ensure that public toilets or wash rooms are built in various parts of the city, all the buildings constructed for the purpose of being public buildings (Railway stations, Bus stands, market places,  Government offices, Hospitals, educational institutions, commercial buildings, religious centers,  etc.) and the plot owners of the plots having an area of 1 acre or more shall, in addition to the other mandatory sanitary requirements, compulsorily construct public 

washroom complexes within their plots which shall be earmarked on site plan or a layout plan at the time of seeking building approval (Refer to Annexure-II). 

Such complexes should be constructed mainly in the frontal setback area within the plots, subject to the condition that they shall not obstruct passage for the fire tender. 

All complexes should have single storey, with a maximum floor to ceiling height of 2.8 meter and water tanks concealed with a parapet wall or jali not exceeding 1 meter in heigh

All complexes should at least have 1 wash basin, 2 urinals and 1 water closet (WC) each, for men and women separately, with adequate electricity, drainage, water and sewerage facilities and same shall be connected to the infrastructure being developed for the project.

The complex shall be well ventilated with adequate provisions for lighti

The Public Washroom Complex shall have direct access from outside the plot i.e. direct access from the road, so as to permit usage by the general public.

Such complexes shall be free of FAR and Ground Coverage and will form part of full schemes prepared by owner or architect for approval.

Such complexes shall have provisions for outdoor signage, advertisements and space for public art with permission from the concerned agencies or local authorities.

Complexes shall be either constructed and maintained by the plot owner or constructed by the plot owner and maintained by a service provider or constructed as well as maintained by a service provider

Such complexes are not permitted to be used for purposes other than specified above. 

Provisions for Green Buildings.

 (1) Green Building norms regarding water conservation and management,  solar energy utilization, energy efficiency and waste management, as given in the Table No.10 below, shall be mandatorily provided in the residential and non-residential buildings depending on the plot sizes.—

Table No. 10: Applicability of Green Building Provisions
Sl.
No.
Plot Size (in Sq.m) Provision for Residential use Provision for Non- Residential use
(a) (b) (c) (d)
1 Upto 100 Sq.m Not mandatory Not mandatory
2 Upto  225 Sq.m. (i) Rain water harvesting; (i) Rain water harvesting;
3 Above 225 and upto 500 Sq.m. (i) Rain water harvesting and ground water recharging;
(ii) Installation of solar PV cells;
(iii) Installation of solar assisted water heating systems; and
(iv) Segregation of waste
(i) Rain water harvesting and ground water recharging;
(ii) Installation of solar assisted water heating systems; and
(iii) Segregation of waste
4 Above 500 and upto 1000 Sq.m. (i) Rain water harvesting and ground water recharging;
(ii) waste water recycling and reuse;
(iii) Installation of solar assisted water heating systems;
(iv) lighting of common areas by solar energy or LED devices;
(v) Segregation of waste
(i) Rain water harvesting and ground water recharging;
(ii) waste water recycling and reuse;
(iii) Installation of solar PV cells;
(iv) Installation of solar assisted water heating systems; and
(v) lighting of common areas by solar energy or LED devices;
(vi) Segregation of waste
5 Above 1000 and upto 3000 Sq.m. (i) Rain water harvesting and ground water recharging;
(ii) waste water recycling and reuse;
(iii) reduction of hardscape;
(iv) Installation of solar PV cells;
(v) Installation of solar assisted water heating systems;
(vi) energy efficiency in HVAC
(vii) lighting of common areas by solar energy or LED devices;
(viii) Segregation of waste
(i) Rain water harvesting and ground water recharging;
(ii) waste water recycling and reuse;
(iii) reduction of hardscape;
(iv) Installation of solar PV cells;
(v) Installation of solar assisted water heating systems;
(vi) energy efficiency in HVAC
(vii) lighting of common areas by solar energy or LED devices;
(viii) Segregation of waste
6 Above 3000 Sq.m. (i) Rain water harvesting and ground water recharging;
(ii) low water consumption and plumbing fixtures,
(iii) waste water recycling and reuse;
(iv) reduction of hardscape;
(v) Installation of solar PV cells;
(vi) Installation of solar assisted water heating systems;
(vii) low energy consumption lighting fixtures,
(viii) energy efficiency in HVAC
(ix) lighting of common areas by solar energy or LED devices;
(x) Segregation of waste
(xi) Organic waste management

(i) Rain water harvesting and ground water recharging;
(ii) low water consumption and plumbing fixtures,
(iii) waste water recycling and reuse;
(iv) reduction of hardscape;
(v) Installation of solar PV cells;
(vi) Installation of solar assisted water heating systems;
(vii) low energy consumption lighting fixtures,
(viii) energy efficiency in HVAC
(ix) lighting of common areas by solar energy or LED devices;
(x) Segregation of waste
(xi) Organic waste managemen

 

In pursuance of the National Sustainable Habitat Mission on Energy Efficiency in Building, the Authority shall encourage for adoption of Green Rating for Integrated Habitat Assessment (GRIHA), Leadership in Energy and Environmental Design (LEED), Indian Green Building Council (IGBC) and Energy Conservation Building Code (ECBC) (for Odisha ECBC Code and Guidelines -2011 refer Annexure-VI) rating certification for new and existing buildings. The incentive for the same would be based on applicable State Government policy as applicable from time to time. 

Signs and outdoor display structures

(1) Signs and outdoor display structures shall be governed by the relevant provisions of the Odisha Municipal Corporation Act, 2003 or the Odisha Municipal Act, 1950, as the case maybe, for Municipal Corporation area and other Urban Local Bodies areas coming within the jurisdiction of Development Authority: 
Provided that the Authority may specify, with the approval of the State Government, signage design guidelines for any urban area or part of urban area or a group of urban areas. 

For the areas outside Urban Local Body which is coming within the Development Plan area, the Authority shall specify the guidelines.

Promotion of Sustainable Urban Transport

To promote and develop sustainable urban transport infrastructure, the Authority, with prior approval of State Government, may specify in the regulations, the standards of street design, setting up and operationalization of Public Bicycle Sharing (PBS) programme, infrastructure at plot or project level to promote non-motorised transport and public transport, street improvement programme etc. 

Urban Design and Built Form

The Authority, with the prior approval of the State Government, may specify regulations to regulate or preserve or achieve a certain Urban Design and Built-form characteristics of any defined area or street within its jurisdiction and the Authority may specify different regulations for different areas based on its locality or context

Wetland and Water Sensitive Urban Design

The Authority, with prior approval of the State Government, may specify regulations to regulate development activities near notified wetlands, lakes, reservoirs and low lying areas including Environmentally Sensitive Zones and water bodies demarcated in the Development Plan and to encourage sustainable drainage and low impact development  in such area

Reference to standards.—

The standards relating to water and sanitation requirements, fire protection and fire safety requirements shall be referred to as given at Annexure-VII, Annexure-I and II and Annexure-IV, respectively. 

Development norms for smart infrastructure

(1) Every apartment, commercial, institutional, high-rise building and all buildings with a plot size of 1 acre and more shall have provision for Information and Communication Technology (ICT) landing point in the form of a room near the main entrance gate of dimension not less than 3 meters x 4 meters and having 3 meters clear height and the room shall have two fire proofs doors of 1.2 meters width opening outwards along with adequate ventilation in the form of windows or ventilators and such room shall not be counted in coverage and FAR calculations.

Provision of smart metering shall be mandatory for every apartment, commercial, institutional, high-rise buildings and all buildings with a plot size of 1 acre and more within the jurisdiction of Municipal Corporation and the Authority may notify, from time to time, standards for provision of such smart metering and infrastructure required for the same.

The Competent Authority may specify standards and norms from time to time, for development of smart buildings, smart infrastructure and open spaces within the areas being taken up for development under the Smart City Mission and such other programme.

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