03.DEVELOPMENT CODES



3.DEVELOPMENT CODES  

The provisions contained in Master Plan/Zonal Plan/Development Code or as per the Urban and Regional Development Plan Formulation and Implementation Guidelines, 2014 shall apply and where these are silent on such issues or which require interpretation the norms as decided by the Authority, shall apply. The provisions include but are not limited to the use/ activity of premises, ground coverage, FAR, setbacks, open space, height, density and number of dwelling units and parking standards for  Residential premises on plotted development, Group housing, Resettlement colonies, Slums, In-situ upgradation ,Non-residential premises  

The permission of uses/use activities in use premises shall permitted in accordance with provisions of Master Plan/Zonal Plan/ Local Area Plan/ Layout Plan.   

The object of these regulations is to provide control for building/buildings within use premises excluding the internal arrangement, which is covered and controlled by Building Bye-Laws.

Notes:

The premises for which building regulations have not been given shall be examined by the Authority on the basis of actual requirements and other relevant factors.  

i) Wherever there is a need for relaxation in height for achieving urban form, the same may be permitted with the recommendation of the Authority.  

ii) The provision of minimum setbacks for different sizes of plots for all categories of the plots shall be as per the Master Plan/Development Plan or as per simplified Development Promotion Regulations of the Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines.

3.1 Flexible FAR

3.1.1 Additional FAR

Additional FAR, as provided in the Master Plan may also be examined with a view to provide flexibility and also to utilize the scarce urban land optimally. Flexible range of FAR on a site may be based upon its Additional FAR Factor which is a product of ‘creativity’ and ‘context’. Creativity can be defined by design parameters such as urban form, parking provision, pedestrian safety, concern for the poor through induced informal activities, and provisions for evacuation during an emergency due to disaster (for example, Delhi falls in the Zone 5). It also includes the impact of the design on essential services and environment. As a principle, the additional FAR should not result in a negative impact on the essential services and environment.  

Locational attributes, of the site being assigned additional FAR, refer to its location with respect to land use as given in the approved Master/Zonal/Layout Plan (as the case may be), accessibility, level of congestion on the approach road and nearness to a heritage building if any.

Additional FAR Factor  = Creativity x context    

= Design parameters x Locational attribute

 (a+b+c+d+e)m.n.o.p/+y 

Where

a = Parking provision value  

b = Disaster emergency provision value  

c = Urban Form value  

d = Pedestrian Safety value 

e = Induced informal activities value  

x = Impact on essential services value  

y = Impact on environment value  

m = Land Use value  

n = Accessibility (Right of way of the approach road) value  

o = Congestion (Mobility index in terms of travel speed) value  

p = Heritage Value 

3.1.2 Purchasable FAR

Provision of purchasable FAR in Group Housing, Commercial, Institutional, and Industrial, Sport and amusement complex, recreational greens and Low Density Sports plot may be considered, where:  

(i) The Plots exist on ‘24mtrs. and above’ wide road.  

(ii) The construction has not started, or  

(iii) The allottee wants to construct a new additional building within the limits of permissible ground coverage, or

(iv) The allottee wants to construct new building on the vacant plot, or

(v) The allottee has already constructed building within purchasable F.A.R limits, or

(vi) Purchaseable F.A.R may be allowed on minimum 18.0mtrs. road width and above road width for institutional and industrial use.  

Explanation: The Purchasable FAR shall be allowed up to the maximum limit of the applicable FAR in the Building Regulations.   

Purchasable may FAR be allowed with the following provision/ conditions:

(i) No construction shall be allowed beyond the limit of maximum permissible ground Coverage.  

(ii) Parking facilities shall be provided within the plot as per the provisions of the building bylaws.  

(iii) No objection certificate from the Airport Authority of India/ Competent Authority shall be obtained for the height of the building.  

(iv) Structure design duly checked and verified by the I.I.T/ N.I.T./ Government Engineering College shall be submitted along with the proposal in case where additional floors are being proposed.  

(v) No objection certificate for Fire Safety and Environmental Clearance shall be obtained from the Competent Authorities.  

(vi) Purchasable FAR shall be applicable only on the basis of assessment of planned and available physical infrastructure.  

(vii) Use of purchaseable FAR shall be governed by the terms and conditions of lease deed.  

(viii) In case where purchasable FAR is allowed, the Authority shall permit increase in the height of building as per requirement.  

(ix) Additional proportionate residential units shall be allowed on purchaseable FAR for Group Housing.  

Note:

(i)  Purchasable FAR is an enabling provision. It shall not be allowed to any Allottee as a matter of right.  

(ii)  With the consideration of Traffic density, conditions of approach road, availability of physical infrastructure, distance from the protected area and heritage sites or in the light of planning the Authority may identify the zones/ areas where purchasable FAR shall not be allowed.  

(iii)  In case of mixed land use permitted in any pocket/plot:  Permissible FAR for various uses shall be as applicable for respective use including the purchasable FAR The total FAR in the pocket/plot shall be subject to the overall permissible FAR for the pocket/plot.  Purchasable FAR shall be calculated on the basis of the FAR of the individual uses within that pocket/plot

3.1.3 Floating FAR

The Authority shall allow development by restricting / regulating height of the building width of abutting road and plot sizes. This method is based on the carrying capacity analysis of the infrastructure planned.  In keeping with the norm in the provision of infrastructure adjusted to the percentage, plot owners shall be permitted to use the additional FAR on payment basis.

Basis for increasing FAR:

Carrying Capacity analysis tool is useful to rationalise fixation of FAR including increase in given FAR. Two major determining factors should be considered:  

1. V/C (V= volume, C= capacity)

V/C: optimum level is 0.8; it can be relaxed upto 0.9. Above 0.9 is dysfunctional and 1.0 is not desirable.

2. LPCD of piped water supply

The planned LPCD should be as per the minimum of norm i.e. 135 litres. However, the density is to be capped by the Development/ Master Plan as per the threshold.

Note: Assignment of Values for flexible FAR and other calculations may be referred from URDPFI Guidelines, 2014

3.2 Development norms and standards for hill towns

The suggested norms and standards are only indicative and can be suitably modified depending upon the local conditions both physical and environmental. In hill areas, the space standards are affected by the topography and environment and therefore the following factors shall be considered while setting norms in such areas:

i) Exposure to sunlight

ii) Degree of slopes and accessibility in the form of distance traveled.  

iii) Basic needs of the people  

iv) The conservation principle.

v) Alternative modes of transportation Communication network.

vi) Mobile facilities and emergency facilities.

3.3 Parking standard  

Parking space shall be provided for different types of development as per norms given in Master Plan/Development Plan or as given below:  

3.3.1 The following

Table 3.1 may be referred to for deciding the parking norms for different use zone/activities only minimum required value of ECS and NOT a range should be specified in the development plan. It can be changed in subsequent plan depending upon need based upon local vehicle ownership, mass transportation and consequent parking needs

Table 3.1 Parking standards 

S.No Land use  Parking Standards  Remark
1 Residential
Residential Plot/Plotted Housing 2 Equivalent Car Space (ECS) in  plots  of  size  250?300  sqm  and  1ECS for every 100 sqm. built up  area,  in  plots  exceeding  300  sqm -
Residential Plot / Group Housing 2.0 ECS/100 sqm built up area  -
Cluster Court Housing  2.0 ECS/100 sqm built up area  -
Guest  House  /  Lodging  &  Boarding  House / Dharamshal 2 ECS per 100 sqm. of built up  area -
2 Commercial Centres
Convenience  Shopping  Centre/Local Shopping  Centre  /  Local  Level Commercial areas  2 ECS / 100 sqm of floor are -
Service Market  2 ECS / 100 sqm of floor are -
Community Centre / Non hierarchical  Commercial Centre  3 ECS / 100 sqm of floor are -
District Centre/  Sub-Central  Business  District/Sub-City  Level  Commercial  areas  3 ECS / 100 sqm of floor are -
Commercial Plot:  Retail  &  Commerce  Metropolitan City Centre  3 ECS / 100 sqm of floor are -
Hotel 3 ECS / 100 sqm of floor are

For  Population  between 2-10 lakh –  1  car  parking  space  for  every  4  guest  room.

For  Population between 10-50 lakh – 1 car  parking space  for  every  3  guest  room.

For  Population  more  than 50 lakh – 1 car  parking  space  for  every 2 guest room2

Service Apartments  3 ECS / 100 sqm of floor are -
Any other commercial centre including  commercial  component  along  with  Railway/MRTS and ISBT  3 ECS / 100 sqm of floor are -
Integrated Freight Complex/ Wholesale  Market  3 ECS / 100 sqm of floor are In case of plots up to  300  sqm.  common  parking  is  to  be  provided 
3 Socio/Cultural Facilities
Community Hall  3.0 ECS / 100 sqm of floor area -
Recreational Club  2 ECS / 100 sqm of floor area -
Socio?cultural  activities  such  as  auditorium,  music,  dance  &  drama,  centre / meditation, spiritual centre etc 2 ECS / 100 sqm of floor area -
Science Centre  2 ECS / 100 sqm of floor area -
International Convention centre  2 ECS / 100 sqm of floor area -
Old  Age  Home/Care  Centre  for  Physically/Mentally  challenged/Working  women/men  hostel/Adult  Education Centre/Orphanage/Children's Centre/Night Shelter  1.8 ECS / 100 sqm of floor area -
Sport  facility  for  international  sports  event  2 ECS / 100 sqm of floor area -
4 Public Semi Public
Integrated Office Complex 1.8ECS/100sqm. of floor area  The  norms  for  Local  Government offices /  Public  Sector  Undertakings  under  Government Land use  shall  be  as  per  Integrated  office  complex
District Court 1.8 ECS / 100 sqm. of floor area  -
Head  Post  Office  with  Administrative  office & with / without delivery office 1.33 ECS / 100 sqm. of floor area  -
Amusement Park 3 ECS / 100 sqm. of floor area  -
ISBT/Metro 2 ECS / 100 sqm. of floor area  -
Hospitals 2 ECS / 100 sqm. of floor area  -
Veterinary Hospital 1.33 ECS / 100 sqm. of floor area  -
Veterinary Dispensary 1.33 ECS / 100 sqm. of floor area  -
Nursing and Paramedic institute 2 ECS / 100 sqm. of floor area  -
Medical College As per norms of Medical Council  of India / Regulatory Body  -
5 Industry
Industrial Plot up to 50 sqm area 2 ECS / 100 sqm of floor area  -
Industrial Plot 51sqm ?400 sqm area 2 ECS / 100 sqm of floor area  -
Industrial Plot 401 sqm and above 2 ECS / 100 sqm of floor area  -
Flatted  group  Industry  (Min  Plot  size  400 sqm)  2 ECS / 100 sqm of floor area  -
6 Mixed Land use Parking  @  2.0  ECS  /  100  sqm  built up area shall be provided  within the premises.   Where  this  is  not  available,  cost  of  development  of  parking,  shall  be  payable  by  the  plot  allottee  /  owner  to  the  local  body  concerned  or  Multilevel  parking  to  be  provided  as  an  option. This condition  shall  apply  even  if  residential  premises  are  used  only  for  professional activity.

Parking standards are prescribed in above table, however, the following Table 3.2 could be followed for different types of land use. 

Table 3.2 Permissible ECS for different land uses 

S.No.  Use Premises  Permissible Equivalent Car Spaces (ECS)  per 100 sqm. of floor area 
1 Residential 2.0
2 Commercial 3.0
3 Industrial 2.0
4 Public Building 1.8
5 Semi?Public Facilities 2.0
6 Mixed Land use 2.0

3.3.2 Multi storeyed parking  

Special permission shall be sought for development of buildings specifically for parking. Permission shall be granted based on width of road, requirement for parking space, FAR available and other parameters as specified by the competent authority.

Minimum Area of plot:    2000 sq. mt. in plain areas,      

                            1000 sq. m. in hilly areas

Minimum number of car parking spaces: 50

Development of such parking lots may be undertaken by offering tradable FAR to the developer in lieu of development of parking lots which may be surrendered to competent authority on completion

3.4 Specific premises  

3.4.1 Residential Use Zone

The residential areas are developed either as  

a) Plotted development or  

b) Group housing/flatted development.  

The density pattern i.e. (high density, high medium density, low medium density or low density) are followed for working out the pattern of development with respect to:

i)  Size of the plot

ii) Number of dwelling units on each plot  

iii) Setbacks  

iv) FAR  

v) Number of storeys/ height of the building  

The municipal and social infrastructure as per the norms and standards specified in the Master Plan shall be provided. The various sites/plots required for social and municipal infrastructure are to be indicated in the layout plans. The development norms for different use/activities and on different sizes of plots are applied for sanctioning of the plans. These are based on development control rules applicable to the city/town.

3.4.2 Buildings within the Residential Use Zone

Buildings for various uses/activities within the residential use zone forming part of the residential layout plan are to be constructed with the norms of the coverage, FAR, height and others as applicable to that size of a residential plot.

3.4.3 Residential Premises – Plotted Housing

The layout plans for residential scheme shall be formulated keeping in view: 

i) that there should be sufficient daylight and fresh air in the habitable areas within the buildings, when constructed.

ii) that there would be protection against noise, dust and local hazards  

iii) that there should be sufficient open space for various family needs and in accordance with the provisions of clause 4.26, 4.27 and 4.28.

iv) that the circulation and access is easy and is safe from accident point of view  

v) that, as far as possible, the plots are of regular shape and size and  

vi) these are logically arranged in a systematic manner so as to give a regular pattern of development in the form of row houses, detached and semi-detached houses and if necessary the regular bungalow type plots.

The plot size may vary depending upon the type of the housing, needed for a particular city based on general affordability of the people.  The size of the plot would also depend on the number of dwelling units to be permitted on each plot.  Normally, a plot should be built for two dwelling units on each plot. However, on bigger size plots, more than one dwelling unit per plot can be built. For low-income group, the minimum plot size should not be less than 30 sq.mt. The following Table 3.3 is suggested for different size of the plots applicable, ground coverage, FAR, height and number of dwelling units for a residential area: 

Table 3.3 Building control in Residential Premises 

Sl.No. Plot Area (sq.mt) Maximum Ground Coverage %  FAR No. of DUs. Maximum Height (mt.) 
1 30 75 150 1 8
2 Above 30 upto 50 75 150 2 8
3 Above 50 upto 100 65 180 3 12
4 Above 100 upto 250 65 180 3 12
5 Above 250 upto 500 55 165 6 15
6 Above 500 upto 1000 45 120 8 15
7 Above 1000 upto 1500 40 100 8 15
8 Above 1500 upto 3000 33.3 100 12 15

Note:

1. In the already developed plots the pattern of development should conform to the existing regulations.

2. Basement, if constructed, may be used for incidental use such as parking, servicing and household storage. It is not to be used as a dwelling unit.

3. The area of the basement should not be more than the ground coverage.

4. Parking as per the prescribed norms should be provided with the plot or provision should be made in the layout plan without affecting the circulation pattern.

5. 50% of the open area of the plot should be used for proper landscaping and for plantation.

3.4.4 Group Housing

The number of dwelling units are calculated on the basis of the density pattern   given in the development plan, taking into consideration a population of 4.5 persons per dwelling unit. 

Minimum size of the plot   3000 sq m.

In hill towns 5000 sq m.

Maximum ground coverage 25% to 35%

Maximum FAR In hill areas 50 to 175 (higher FAR may be given depending on the pattern of development) 

50 (higher FAR may be given depending on the pattern of development and should not exceed 150)

Maximum Height 15 m. (for plot sizes upto 4000 sq m.)  

26 m. for plots above 4000 sq m.

In hill areas 15 m. for all size of plots.

Number of dwelling units To be calculated on the basis of the net plot area of a particular neighbourhood. This may vary between 25 DUs. to 175 DUs. per ha 

Note:

1. Basement, if constructed, is to be used for parking, services and for essential household storage and for providing facilities without counting in FAR.

2. The quantum of basement may vary between 33 % to 50% of the plot area.

3.4.5 Resettlement and Slum in-situ upgradation

i) Maximum net density 250 tenements per hectare.

ii) Plot size- minimum 25 sq m. However it may be reduced to 18 sq m. with 100% coverage provided an area @ 7 sq m. per plot/tenement is clubbed with the cluster open space.

iii) Path ways:  

a) 2 m. upto 30 m. in length  

b) 3 m. upto 50 m. in length  

Table 3.4 Net residential density of group housing, controls 

S.N. Net Residential Density (DU/ha)  Maximum Ground Coverage (%)  FAR
1 25 25 0.50
2 50 30 0.75
3 75 33 0.90
4 100 35 1.00
5 125 35 1.25
6 150 35 7.50
7 175 35 1.75

The size of the habitable room shall be minimum of 9.5 sqm, where there is only one room with a minimum width of 2.4m. Where there are two rooms, one of these shall be minimum of 9.5 sqm and other 7.5 sqm, with a minimum width of 2.1 m.

3.4.6 Low Income Housing  

The minimum plot size shall not be less than 30 sqm.

 i) It is recommended to provide cluster housing instead of single room dwelling.  

ii) The minimum plot size with ground coverage not exceeding 75%, shall be minimum 40 sqm in small and medium towns and minimum 30 sqm in metropolitan cities.  

iii) Plot sizes below 30 sqm and not less than 15 sqm may be permitted in case of cluster planning. In such a case the ground coverage and FAR can be 100 and 200 respectively.  

iv) Size of room: Every dwelling unit should have at least two habitable rooms, first room of minimum 9 sqm and width of 2.5 m. Other room shall be min 6.5 sqm with minimum width of 2.1 m provided the total area of both the rooms shall not be less than 15.5 sqm. 

3.4.7 Studio Apartments:

Minimum size of plot   2000 sqm.

Maximum Ground Coverage  33.3%

Maximum FAR    2.00

Height  NR (Subject to clearance from AAI/Fire Department and Other Statutory bodies)

Parking 2.0 ECS/100 sqm built up area

Other controls for studio apartments:

i. The maximum size of the apartment shall be 60 sqm built-up.

ii. The plots shall be located on road facing minimum width of 12m.

iii. Basement, if constructed, and used only for parking, utilities and services shall not be counted towards FAR.

3.5 Non-residential premises  

3.5.1 Foreign Mission

Maximum ground coverage    25%

Maximum floor area ratio    0.75

Maximum height     15 m. 

Other Controls:

i) Basement up to the building envelope to the maximum extent of 50% plot area shall be allowed if used for parking and services and should not be counted in FAR.  

3.5.2 Guest House, Boarding House and Lodging House, Hostel  

Minimum plot size 500 sq m.  

Maximum ground coverage 30%  

Maximum floor area ratio 1.20  

Maximum height 15 m.  

Other Controls:

i) Minimum R/W in front 20 m.

ii) Basement upto the building envelope to the maximum extent of 50% of plot area shall be allowed and if used for parking and services should not be counted in FAR.  

3.5.3 Dharmshala, Baratghar, and Night Shelter  

Minimum plot size 1000 sq m.  

Maximum ground coverage 30%  

Maximum floor area ratio 1.20  

Maximum height 26 m.

Other Controls:

i) Minimum R/W in front 16 m.

ii) Basement upto the building envelope to the maximum extent of 50% plot area shall be allowed   and if used for parking and services should not be counted in FAR.  

3.6 Commercial  

3.6.1 Convenience Shopping  

Maximum ground coverage  40%  

Maximum floor area ratio 0.60  

Maximum Height  15 m.    

In hills 6 m.

3.6.2 Local Shopping/ Neighbourhood Shopping Centre  

Maximum ground coverage  30%          

In hills 35%  

Maximum FAR  1.00  

Maximum Height  15 m.        

In hills  9 m.

3.6.3 Community Centre  

Maximum ground coverage  25%  

In hills  30%  

Maximum FAR  1.00  

Maximum Height  26 m.  

In hills  15 m.

3.6.4 District Centre  

Maximum ground coverage  25%  

Maximum FAR  1.25      

In hills  1.25  

Maximum Height  37m.(upto 50 as per requirement)  

In hills  15 m.  

Other Controls:

i) Some of the buildings in a district centre in non-hill towns could be permitted upto 50 m. height with the approval of the Government for achieving interesting urban form.

3.6.5 Central Business District/ City Centre  

Maximum ground coverage 25%  

Maximum floor area ratio 3.00  

Maximum height As per requirement  

3.6.6 Sub-Central Business District

Same regulations as for district center and flexible at discretion of competent authority

3.6.7 Other commercial centre  

Maximum ground coverage 25%  

Maximum floor area ratio 1.00  

Maximum height     As per requirement

3.6.8 Wholesale Trade/Ware Housing/Integrated Freight complex  

Maximum ground coverage 30%  

Maximum floor area ratio 0.80  

Maximum height     As per requirement

Other Controls:

i) Basement upto the building envelope to the maximum extent of 50% plot area shall be allowed and if used for parking and services should not be counted in FAR.

ii) Further, for Risk based approval of types of Warehouses / IFC refer clause 13.5, Table 13.4

3.6.9 Informal Bazaar/market  

Maximum ground coverage 40%  

Maximum floor area ratio 0.40  

Maximum Height 8m

3.6.10 Petrol Pumps  

The following regulations are recommended for locating the petrol pump cum service stations-

i) Minimum distance from the road intersections.

a)  For minor roads having less than 30 m. R/W     50 m.

b)  For major roads having R/W 30 m. or more      100 m.

ii) The minimum distance of the property line of pump from the center line of the Road should not be less than 15 meters on roads having less than 30 m. R/W.  In case of roads having 30 m. or more R/W, the R/W of the road should be protected.    

iii) Plot Size

a) Only filling stations 30 m. x 17 m. and small size 18 m. x 15 m. (for two and three wheelers)

b) Filling-cum-service station minimum size 36 m. x 30 m. and maximum 45 m. x 33 m.

c) Frontage of the plot should not be less than 30 m.

d) Longer side of the plot should be the frontage.

iv) New Petrol Pump shall not be located on roads having less than 30 m. R/W.

Other Controls:

a) Filling-cum-service station size 36 m. x 30 m. and 45 m. x 33 m.)

i)    Ground coverage    20%        

ii)   FAR                        0.20

iii)  Max. Height            6 m.  

iv)  Canopy                  Equivalent to permissible ground coverage within setback line.  

v)   Front Setback              Min. 6 m.                      

b) Filling Station (size 30 mt. x 17 mt. and 18 mt. x 15 mt.)

i)   Ground coverage        10%        

ii)  FAR                              0.10

iii)  Max. Height                 6 m.  

iv)  Canopy                       Equivalent to permissible ground coverage within setback line.    

v)   Front Setback              Min. 3 m.                      

c) Other Regulations

i)  Shall be approved by Explosives/Fire Deptt.

ii)  Ground coverage will exclude canopy area.

iii)  Mezzanine if provided will be counted in FAR

iv)  Wherever the plot is more than 33 m. x 45 m. development norms shall be restricted to as applicable to the size i.e. 33 m. x 45 m. both in urban and rural areas.

d) Compressed Natural Gas (CNG) Mother Station

i) Plot Size (Max.)                     36 m. x 30 m.

ii) Maximum ground coverage  20%  

iii) Maximum Height                  4.5 m. (single storey)

iv) Building Component     Control room/office/Dispensing room, store, pantry and W.C.  

3.6.11 Hotels  

Maximum ground coverage 40%  

Maximum floor area ratio 3.00  In hills    1.75

Maximum height     As per requirement

Other Controls:

i) 5% of the FAR can be used the commercial space related to hotel function.

ii) Basement(s) up to the building envelope to the maximum extent of plot area shall be allowed and if used for parking and services should not be counted in FAR

3.6.12 Motels  

Motels are permitted in Rural Zone/ Green Belt and in commercial zones on National Highways and Inter-State roads.

The following norms and building standards are recommended.  

Minimum plot size 1.0 Ha  

Minimum Setbacks  front 15 m.  

Rear and sides   9 m.  

Maximum FAR 0.15  

Maximum Ground Coverage 15%  

Maximum Height 9 m.

Basement equivalent to the ground coverage shall be allowed free of FAR to the extent necessary for air conditioning plant, filtration plant, electric sub- station, parking and other essential services.

Parking space shall be provided on a minimum scale of 1.67 ECS per 100 sq m. of floor area, including the provision made in this regard in the basement.  

Retail and service shops shall be limited to a maximum of 5% of the floor area.

3.6.13 Service Apartments  

Maximum ground coverage  30%  

Maximum FAR  1.50      

In hills  1.50  

Maximum Height  As per requirement  

Parking space shall be provided on a minimum scale of 2 ECS per 100 sq m. of floor area, including the provision made in this regard in the basement.  

3.7 Industrial plot

3.7.1 Flatted Group Industry and Service Centre  

Minimum plot size 2000 sq m.  

Maximum ground coverage 30%  

Maximum floor area ratio 1.20  

In hills 1.00  

Maximum height     15 m.  

In hills 15 m.

Other Controls:

i) Basement upto the building envelope line to the maximum extent of 50% plot area shall be allowed and if used for parking and services should not be counted in FAR  

3.7.2 Light and Service Industry

Table 3.5 Development Controls on Service and Light Industrial Plots 

Sl.No. Plot Size (Sq m.) Maximum Ground Coverage Maximum FAR in Maximum height in (m) 
Plains  Hills  Plains  Hills 
1 Less than 400 60% 1.25 1.00 12 9
2 Above 400 & upto 4000 50% 1.25 1.00 12 12
3 Above 4000 & upto 12000 45% 1.25 1.00 12 12
4 Above 12000  40% 1.00 0.75 12 9

Other Controls:

i) Maximum floors allowed shall be basement, ground floor and first floor; basement should be below ground floor and to the maximum extent of ground coverage shall be counted in FAR. In case the basement is not constructed, the permissible FAR can be achieved on the second floor.

ii) In case of roof trusses, height of buildings could be adjusted/ relaxed.  

3.7.3 Extensive Industry

Table 3.6 Development Controls on Extensive Industrial Plots 

Sl.No. Plot Size (Sq m.) Maximum Ground Coverage Maximum FAR in Maximum height in (m) 
Plains  Hills 
1 400 to 4000 60% 1.00 0.75 9
2 Above 4000 & upto 12000 50% 0.90 0.60 9
3 Above 12000 & upto 28000 45% 0.80 0.50 9
4 Above 28000 40% 0.60 0.45 9

Other controls:  

i) Single Storey building with basement is allowed. Basement shall be below the ground floor and the maximum extent of ground coverage and shall be counted in FAR.

ii) In case of roof trusses, height of building could be adjusted/relaxed.  

Note:  

i) A new planned industrial area to have minimum 100  300 sqm size of plot and its width shall not be < 15 m.  

ii) For industrial plots upto 1000 sq.m, 5% of the total area shall be reserved as amenity open space which shall also serve as general parking space. When such amenity open space exceeds 1500 sq.m, the excess area could be utilised for construction of buildings for banks, canteen, welfare centre and such other common purposes.  

iii) For industrial plots more than 1000 sq m, 10% of the total area to be reserved as amenity/ open space to a maximum of 25 sq. m.

3.8 Transportation

Table 3.7 Development controls on Transport Terminals 

S.N Use Premises Development  Controls
Area under Operation (%) Area under BUILDING(%) FAR* Floor area that can be utilized for passenger accommodation 
1 Rail Terminal/Integrated Passenger Terminal Metropolitan Passenger Terminal  70 30 1.00 15%
2 Bus Terminal  50 50 1.00 25
3 ISBT 25 Max 50 1.00 As per requirement 
4 Metro Yards 80% 20% 1.00 15%

* The FAR is to be calculated on the Building plot. Area under Bus Shelter not to be included in FAR

Other Controls:  

i) The space on first and second floor shall be essentially used for public services like post office, police post and other essential services.  

ii) Bus queue shelters are not to be included in the coverage and FAR.  

iii) In order to integrate the supporting commercial uses around the transportation zone, FAR can be more for promoting mixed use.  

3.9 Aerodromes  

The following restrictions in vicinity of aerodromes shall be applicable 

i) The buildings or structures in the vicinity of the ARP shall be dealt by the local Authority as per the CCZM as mentioned under clause 4.30.2 c) and by NOCAS from AAI.

ii) In case of buildings to be located in the vicinity of defence aerodromes, the maximum height of such buildings shall be decided by the defence Authority.  

iii) No new chimneys or smoke producing factories shall be constructed within a radius of 8 km from the Aerodrome Reference Point (ARP).  

iv) Overhead high voltage/ medium voltage lines or telephone & other communication lines shall not be permitted in the approach/ take off climb areas (funnel zone) within 3000 m of the inner edge of these areas.

v) A margin of 3 m shall be allowed in new constructions for wireless/ TV antennas, cooling towers and mumties.  

vi) For height Restrictions with respect to Approach Funnels and Transitional areas the NOCAS from AAI as mentioned under clause 4.30.2 c) shall be followed

3.10 Public - Semi-public

3.10.1  General  

Maximum ground coverage 30%  

In hills 25%  

Maximum floor area ratio: 2.00  

In hills 1.00  

Maximum height :26 m.  

In hills 15 m.  

3.10.2 Government offices integrated office complex  

Maximum ground coverage 30%  

Maximum floor area ratio 2.00  

In hills 1.00  

Maximum height:37 m.  

In hills:15 m.

Other Control:  

i) The integrated office complex shall include Central Government Office, Local Government Office, Public Undertaking Offices and Courts.  

ii) Basements up to the building envelope line to the maximum extent of plot area shall be allowed and if used for parking and services should not be counted in FAR.  

3.10.3 DISTRICT COURT (if at all this needs to be added)  

Maximum ground coverage 30%  

Maximum floor area ratio 2.00  

In hills 1.25

Maximum height     NR.  

In hills 6m

3.10.4 Health Services

Table 3.8 Development Controls on Health Centers and Nursing Homes 

Sl.No Category  Maximum  Other Controls 
Ground Coverage FAR  Height 
1 Hospital/*Teritary Health care Centre *Ground coverage to be decided by interse building to building distances as per Building Bye Laws and fire tender movement requirement s, subject to a maximum 40% excluding 5% additional ground coverage for muti-level parking Minimum plot area6000 sq.m. 
*

*FAR on plot facing ROW should be subject to NOC from all concerned agencies depending on locations shall be as under:

a. Row less than 24m  2.50
b. Row 24m up to 30m 3.00
c. Row 30m and above   3.75
*No height restriction subject to clearance from AAI, FS, DMA, NMA.  
NBC to process the proposed revision of NBC as soon as possible. Till date the time the NBC is revised, fire services may allow no restriction of height for health care facilities with commensurat e fire and life safety measures, subject to clearance from AAI, FS,DMA, NMA and other statutory provisions
1. *Upto 25% of the permitted FAR can be utilized for residential use for essential staff, dormitory/hostel for attendents of the patients, Creche etc.  
2. *Parking standard @ 2.0 ECS/100 sqm of floor area. 3. *Maximum 10% ground coverage shall be allowed for providing atrium. In case, the permissible additional ground coverage for atrium is utilized, 25% of the utilized ground coverage shall be counted toward FAR 4. *Multi Level Podium parking shall be permissible to the extent of building envelope lines, free from FAR and ground coverage to facilitate ample parking in spaces, subject to structural safety. 5. *Common areas such as waiting halls, reception and fire stairs cases shall be allowed free from FAR 6. *Service floor of height 1.8m shall not be counted in FAR Parking Standard @ 2.0 ECS/100 sq.mt. of floor area. 
2 Other Health Facilities a.  Maternity Home Nursing Home/     Polyclinic / Dispensary i)Family Welfare Centre  ii)  Pediatric Centre Geriatric Centre Diagnostic Centre 30% 1.50 26 mt Parking Standard @ 2.0 ECS/100 sq.mt. of floor area.
3 a. Veterinary Hospital for pet animals and birds 30% 1.50 26 mt Parking standard @ 1.33 ECS / 100 sq. mt. of floor area
b. Dispensary for pet animals and birds 35% 1.00 26 mt Parking standard @ 1.33 ECS / 100 sq. mt. of floor area
4 a. Medical College As per norms of Medical Council of  India / Regulatory Body 
b.  Nursing and Paramedic Institute  30% 1.50 26 mt Parking Standard @ 2.0 ECS/100 sq.mt. of floor area
c. Veterinary Institute As per the Veterinary Council of India/Ministry norms

*^ Natural sky light condition is exempted for Atrium and construction over the Atrium may be allowed.

*# Height restriction of 30 mts. In Hospital Buildings should be reviewed in consultation with Fire Deptt. of State Govt. 

Notes: 

1. Plot area for all *Hospital/Tertiary Health Care Centre would be worked out @ 80 sq.mt. of gross floor area per bed. However, for other health facilities like Maternity/Nursing homes, family Welfare and other centers, the plot area would be worked out @ 60 sq.mt. of gross floor area per bed.

2. Maximum up to 300 sq. mt. of floor area shall be allowed to be used for community space / religious shrine / crèche / chemist shop/ bank counter on Hospital sites and also Medical College/ Nursing and Paramedic institutes sites.  

Other Controls:  

a. In case of super specialty medical facilities/hospitals duly certified as such by the competent authority, the gross area shall be worked out @ upto 125 sq. mt. per bed.

b. In case of existing premises/sites, the enhanced FAR shall be permitted, subject to payment of charges as may be prescribed by the Authority / land owning agency and other clearances.

c. *Basement after utilization for Parking; Services Requirements such as air conditioning plant and equipment, water storage, boiler, electric sub-station, HT & LT panel rooms, transformer compartment, control room, pump house, generator room; staff  locker room, staff changing room, staff dining facilities without kitchen facility, Central sterile supply deptt., back end office; Other Mechanical Services; Installation of Electrical and fire fighting equipment’s; and other services like kitchen, laundry and radiology lab and other essential services required for the maintenance/functioning of the building may be used for healthcare facilities with prior approval of the concerned agencies.

d. Other controls related to basements etc. are given in end of this chapter.

e. *The bed count of a Health Facility may be allowed as per permissible FAR, needs of the Community and demand studies.

f. *Environment clearances shall be made mandatory considering that bio-wastes are generated. Environment clearances are mandatory as per the prevailing regulations related to the environment.

g. *Zero discharge for sewerage shall be enforced at the cost of the promoters and post treatment water can be used by premises for its needs of horticulture, flushing, coolant tower, washing or disposal to other construction sites. These issues concerned the local bodies and can be dealt accordingly as per existing regulations as the time of sanctioning the plan.

h. The additional power requirements shall be met by power supply from grid and till such time by means of suitable captive generation.  

3.11 Educational Facilities  

3.11.1 Nursery School  

Maximum ground coverage 33.33%  

Maximum floor area ratio 1.00  

In hills 0.67  

Maximum height :8 m.  

In hills:6 m.

Note: Basement below the ground floor and to the maximum extent of ground coverage, and if constructed shall be counted in FAR.

3.11.2 Primary School  

Maximum ground coverage 33%  

Maximum floor area ratio 1.20  

In hills 1.00  

Maximum height :15 m.

3.11.3 Higher Secondary School  

Maximum ground coverage 35%  

In hills 30%  

Maximum floor area ratio 1.50  

In hills 1.00  

Maximum height :15 m. 

3.11.4 College  

Maximum ground coverage 35%  

In hills 25%  

Maximum floor area ratio 1.50  

In hills 0.75  

Maximum height     15 m.

Note: 1. In case of the above premises the total area of the plot shall be divided in  

i) School/college building area

ii)  Play field area

iii) Parking area  

iv) Residential and hostel area

2. The maximum ground coverage and FAR shall be calculated only on the areas meant for building.

Table 3.9 Development Controls for Other Education Facilities 

Sl.No Category  Maximum 
Ground Coverage FAR  Height 
1 Play School, Coaching Centre, Computer Training Institute, Physical Education Centre etc N.A N.A N.A
2 School for Mentally Challenged.  50% 1.20 18 mt
3 School for*differently abled persons 50% 1.20 18 mt

Notes: 
Pre-Primary Schools/Nursery Schools/Montessori Schools/Creche, Play Schools, may be permissible in residential use premises as per Mixed use policy.   Other Controls:

1. In case of new schools, the front boundary wall shall be recessed by 6 mt. to accommodate visitors parking within setback area.

2. Playground shall be developed on pool basis in different areas at neighborhood level.  

3. Practice of providing dedicated Nursery School plots in the layout plan discontinued as same is permissible in Mixed use.  

4. In case of schools for mentally / *differently abled persons, 20% of the maximum Far can be utilized for residential use of essential staff and student accommodation.

3.11.5 Education and Research Centre (large campus i.e. above 8 Ha.)

Large campuses of universities, medical and engineering colleges and other education and research institutes shall be covered under these regulations. The campus will be divided into three parts and the regulations shall apply, as given below:

i) Academic, including administration (45% of the total land area)            

Maximum ground coverage 30%  

In hills 20%  

Maximum floor area ratio 1.20  

In hills 0.80  

Maximum height :37 m.

In hills :15 m.

Basement below the ground floor and to the maximum extent of ground coverage shall be allowed and if used for parking and services should not be counted in FAR.

ii) Residential (25% of total land area) T

his will be developed at a density of 400 PPHa gross.  The land shall be reserved for residential facilities @ 9.2 sqmt. per person. Sub-division regulations as given for group housing shall apply.

iii) Sports and Cultural Activities (15% of the total area)

Maximum ground coverage 10%  

Maximum FAR:15

iv) Parks and landscape (15% of the total land area):  Suitable landscape plan   to be prepared for this area.

3.11.6 Sports

Table 3.10 Development Controls for Education Facilities 

Sl.No Category  Maximum 
Ground Coverage FAR  Height 
1 Sports and amenity structures  20% including amenity structures 0.40 NR (Subject to clearance from all other statutory bodies) 
2 Parking 2 ECS/100 sq. mt of floor area. 

Other Development Controls:

i. To incentives development of sports facilities and swimming pool (upto maximum 100 sq. mt.)  Within the group housing areas, schools, clubs, etc. shall not be counted towards ground coverage and FAR.

ii. All these various sports facilities shall have layout plan, landscape plan, and parking plan, etc.

3.12 Security Services

3.12.1 Police Post  

Maximum ground coverage 35%    

Maximum floor area ratio 1.50  

Maximum height 15 m.

Other controls:  

i) Basement below the ground floor to the maximum extent of ground coverage shall be allowed and if used for parking and services should not be counted in FAR.  

3.12.2 Police Station  

Maximum ground coverage :30%    

Maximum floor area ratio: 1.50  

Maximum height : 26 m.

Other Controls:  

i) Basement upto the envelope lines and to the maximum extent of 50% of the plot area shall be allowed and if used for parking and services should not be counted in FAR.

ii) 25 % of the plot area may be used for housing the staff and the regulations of group housing shall be applicable to the area meant for housing.  

Table 3.11 Development control for police station

Sl.No Category  Maximum  Other Controls 
Ground Coverage FAR  Height 
1 District Office & Battalion 30% 1.20 26 mt 1.   Up to 30% of maximum FAR can be utilized for residential use of essential staff ***(except Police Station 3) 
2 police lines land distribution
i)Administration  20%
ii)  Residential  30% 2.  Additional space available in police station due to increased development controls shall be used for locating Civil Defence and Home Guards etc. 
iii) Sports & Facilities  10%
iv) Open Spaces  40%
3 District Jail  30% 1.20 26 mt 3. Up to 15% of maximum FAR can be utilized for residential use/hostel for essential staff and student accommodation, in Police Training Institute/ College.
4 Police  Training Institute/College* 30% 1.20 26 mt
5 Police Firing Range  12.5% 0.25 9 mt 4.   Other controls related to basements etc. are as per regulations 
6 Police camp including Central Police Organization/Security Forces* 12.5% 2.55 9 mt
7 Traffic and Police Control Room  1. As per requirement on major road junctions/ stretches etc. as part of road right of way based on site feasibility
2.  Maximum are – 25 Sq. mt. 

Table 3.12 Development control for other services 

Sl.No Category  Maximum  Other Controls 
1 Disaster Management Centre  30%(on building area only)  1.20 26 mt 1.Upto 25% of maximum FAR can be utilized for residential use of essential staff in fire station. 
2.Upto 15% of maximum FAR can be utilized for residential use/hostel for essential staff and student accommodation, in Fire Training Institute/College
4 Fire Post/ Fire Station/ Fire Training Institute/College  30% 1.20 26 mt 3.Other controls related to basements etc. are as per regulations. 

3.13 Post and telegraph office, head post office  

Maximum ground coverage 25%    

Maximum floor area ratio 1.00  

Maximum height     15 m.

Other Controls:  

i) Basement up to the building envelope line and to the maximum extent of 50% of the plot area shall be allowed and if used for parking and services should not be counted in FAR.  

3.14 Farm houses  

Table 3.13 Development control for farm house 

S.N Size of Farm Maximum FAR Maximum Height
1 Above 1.0 Ha and upto 2.0 Ha  1.00 (including mezzanine floor) Single storeyed maximum height 6 m.
2 2.0 Ha and above 1.50 (including floor)  Single storeyed maximum height 6 m.

Other Controls:  

i) Setback in dwelling house should be 15 m. away from any boundary line of the property.

ii) Where a property abuts an urban road, the dwelling house building should be setback from the centre line of that road by 60 m. Where the property abuts a village road, the building setback from the centre line of that road should be 30 m.  

iii) No dwelling units should be built within 400 m. of the right of way of any National Highway.

3.15 Professional activity  

Professional activity shall be allowed in residential plot and flats on any floor on the following condition: Part of the premises shall be permitted to be used upto a maximum of 25 % of FAR or 100sqm. whichever is less, for non-residential but non-nuisance activities for rendering service based on professional skills. 

Table 3.14 Development Control for Distributive Services 

Sl.No Category  Maximum  Other Controls 
Ground Coverage FAR  Height 
1 Milk booth/Milk and fruit & vegetable booth 

Permitted in all zones as per approved layout plan.  

i. Plot size- upto 600sqm including booking office and security hut.

ii. Permitted in all use zones except in residential and recreational use zones subject to statutory clearances.

i. Permitted in all use zones except in residential and recreational use zones subject to statutory clearances.  

2 LPG godown including booking office. 
3 SKO/ LDO outlets 

3.16 Socio – cultural facilities

Table 3.15 Development Controls for Socio- Cultural Facilities 

Sl.No Category  Maximum  Other Controls 
Ground Coverage FAR  Height 
1

a. Multipurpose Community Hall.  

b.  Banquet hal

30%

30%

1.20

1.20

26m

26m

1. Parking standard @3.0ECS/100sq m of floor area.

2. Other controls related to basements etc. are given at end of this chapter. 

2

a. Community Recreational Club.

b. Recreational Club 

30%

25%

1.20 26m Parking standard @2ECS/100sq.m of floor area
3 Socio- cultural activities such as auditorium, music, dance & drama centre/mediation & spiritual centre etc 35% 1.20 26m

1. Parking standard   @ 2ECS/100sq.m of floor area.  

2. A proper scheme for visitors parking and parking adequacy statement shall be prepared taking into consideration large number of visitors. 

4 Exhibition cum Fair Ground 20% 0.20 26m Subject to statutory clearances
5 Science centre 30% 1.20 NR Parking standard @2ECS
6 International Convention Centre  30% 1.20 Subject to approval of AAI, Fire Department and other statutory bodies Parking standard @2ECS

Notes:

i.In case of community recreational clubs, 0.50 FAR shall be admissible on the area beyond 2000 sqm.  

ii.In the open area apart from outdoor games/sport facilities, swimming pool would be permissible upto an area of 300sqm. Free from ground coverage.

iii.Basement within the ground envelope shall be allowed for parking, stilt floor for parking is permissible.

iv.30% of basement area for services, storage shall not be counted in FAR.

Other community facilities:

Development Controls for old age homes, religious facilities, etc shall be as follows:

Table 3.16 Development Controls for other community facilities

Sl.No Category  Maximum  Other Controls 
Ground Coverage FAR  Height 
1 Old Age Home/Care Centre for *Differently Abled Persons /Mentally Challenged/Working Women/Men Hostel/ Adult Education Centre/Orphanage/Children’s Centre/Night Shelter.  30% 1.20 26m

1. Parking standard@ 1.8 ECS/100 sqm of floor area.

2. Other controls related to basement etc. are as given in Chapter 17,Development Code , MPD - 2021 

2

Religious

a) At neighbourhood level

b) At sub city level in urban extension*

35%

25%

0.70

0.50

 15m. including shikhara 26m  
3

Anganwari

c) At Housing area/Cluster level

30% 0.60 15m  
*4 Service Apartment 30% 2.25 NR* (Subject to approval of AAI, Fire Department and Other Statutory Bodies) 

Parking @ 2ECS per 100 Sqm. of floor area.  Other controls related to basements etc. are given in the Development Code Chapter

*Amended Vide S.O. No. 2895(E) dated 23rd September, 2013.  

These facilities should be developed in a composite manner to accommodate a number of religious institutes/premises with common facilities.

Note:- sites of dhobi Ghats/laundry shall be provided in residential use zone/PSP facilities areas as per the norms of local body.  

3.16.1 Creche/Day Care facilities

As per factories Act, 1948 a Creche/Day care facility has to be provided for any organization/establishment employing more than 15 women for their kids upto the age of 5.

a) The height of the rooms shall be not less than 3.6 metres from the floor to soffit and there shall not be less than 1.86 sqm of floor area / child to be accommodated and maintaining adequate ventilation by the circulation of fresh air.

b) There is a minimum of one toilet and one wash hand basin for every 10 children over the age of two years. (refer notes under Table 4.21)

c) The minimum staffing ratios for care shall be 1:4 children  

d) Monitoring- There is a necessity of minimum two supervisor on continuous duty.  

Chapter Note:  

For projects proposed within the Prohibited and Regulated areas as defined by AMASR Act 2010, the Development regulations of Height, FAR, Coverage and any other controls stipulated in Chapter-3 and Chapter-5 shall be superseded by site specific Heritage Bye-Laws prepared and notified by the Competent Authority (NMA) under the AMASR Act. NOC shall have to be obtained as per the Rules framed under the said Act by submission of required documents as may be necessary vide rules, including “Heritage Impact Assessment” report, if so necessitated by the NM.

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